TOWN PLANNING SECTION B TELSTRA SURFERS PARADISE · 2019. 6. 23. · 3 STOREY APARTMENT BUILDING 1...

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SITE

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GROUND LEVELRL. 5.80

B1 BASEMENTRL. 2.70

PODIUM LEVEL 1RL. 8.90


LOBBYRL. 15.30

B2 BASEMENTRL. -0.40

3100

3100

3100

3100

3100

3100

3100

3100

3100

3100

3100

3100

3100

3100

3100

3100

3100

3100

3100

3100

3100

3200

5000

LEVEL 1RL. 21.80

LEVEL 2RL. 24.90

LEVEL 3RL. 28.00

LEVEL 4RL. 31.10

LEVEL 5RL. 34.20

LEVEL 6RL. 37.30

LEVEL 7RL. 40.40

LEVEL 8RL. 43.50

LEVEL 9RL. 46.60

LEVEL 10RL. 49.70

LEVEL 11RL. 52.80

LEVEL 12RL. 55.90

LEVEL 13RL. 59.00

LEVEL 14RL. 62.10

LEVEL 15RL. 65.20

LEVEL 16RL. 68.30

LEVEL 17RL. 71.40

LEVEL 18RL. 74.50

LEVEL 19RL. 77.60

LEVEL 20RL. 80.70

LEVEL 21RL. 83.80

LEVEL 22RL. 86.90

ROOFRL. 96.30

LIFT OVER RUNRL. 101.30

3100

3100

LEVEL 23RL. 90.00

LEVEL 24RL. 93.10

6500

3300

3100

3100

3100

3100

PARAPETRL. 102.60

1300

SITE

BO

UNDA

RY

3 STOREYAPARTMENTBUILDING

1 STOREYBUILDING

N.G.L.

LEVEL 1

LEVEL 2

GROUND

B1 BASEMENT

B2 BASEMENT

LOBBY LOBBY

R.L. 99.20

5279 2390

9500

7667

RL 14.32

3100

6040

2940

1170

0

9900

SEWER EASEMENT

VEGETATIONINDICATIVE,LOCATED ONADJACENTPROPERTY

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MILLIMETRES ON ORIGINAL4030 60 70 80 90 100mm0 10 20 50

MILLIMETRES ON ORIGINAL4030 60 70 80 90 100mm

LEVEL 11/ 522 FLINDERS LANE MELBOURNE VICTORIA 3000 AUST/ 03 8613 1888 F/ 03 8613 1889E/ [email protected] W/ armarchitecture.com.auABN 22 476 949 399

ARCHITECTURE

SECTION BTELSTRA SURFERS PARADISE

TP-A3001[02]-A1~Section B.PDFL:\0974 Telstra Surfers Paradise\0974 CAD\AutoCAD\Sheets\TP-A3001-A1~Section B.dwg

21/09/17 18:18:26bsolomon

SURFERS PARADISE/GROCON/09741:250 @ A1, 1:500 @ A3/

TOWN PLANNING

21/09/17A3001 02TP

753rd Council Meeting 23 March 2018 Economy, Planning & Environment Committee Meeting 21 March 2018

297 ADOPTED REPORT


GROUND LEVELRL. 5.80

B1 BASEMENTRL. 2.70



LOBBYRL. 15.30

B2 BASEMENTRL. -0.40

LEVEL 1RL. 21.80

6500

3300

3100

3100

3100

3100

N.G.L.

1 STOREYBUILDING

RL 10.64

SITE

BO

UN

DARY

3100

6040

2940

1170

0

9900

(FILE)(PRINT)

(CAD)

[ ]-0 10 20 50

MILLIMETRES ON ORIGINAL4030 60 70 80 90 100mm0 10 20 50

MILLIMETRES ON ORIGINAL4030 60 70 80 90 100mm

LEVEL 11/ 522 FLINDERS LANE MELBOURNE VICTORIA 3000 AUST/ 03 8613 1888 F/ 03 8613 1889E/ [email protected] W/ armarchitecture.com.auABN 22 476 949 399

ARCHITECTURE

SECTION FTELSTRA SURFERS PARADISE

TP-A3104[01]-A1~Section F.PDFL:\0974 Telstra Surfers Paradise\0974 CAD\AutoCAD\Sheets\TP-A3104-A1~Section F.dwg

04/08/17 12:28:53kbarnett

SURFERS PARADISE/GROCON/09741:100 @ A1, 1:200 @ A3/

TOWN PLANNING

04/08/17A3104 01TPPAGE 10127 OLD BURLEIGH ROAD, SURFERS PARADISE / 0974 /TOWN PLANNING / 30 JULY 2017/


298 ADOPTED REPORT


Title:

A3

17/7/2017Date Created:

Comp File:

Scale: 1:400

Surveyed By: ARW

Locality: SURFERS PARADISE

Local Gov: GCCC

Client: GROCON

Approved:

Plan No: 170799_100_001_PRO_E

SSPrepared By:

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NOTES:

1. Drawn to scale on an A3 sheet.

2. All dimensions and areas are subject to final survey

and approval by G.C.C.C.

3. Architectural Information provided by Grocon & is

proposed only.

Plan of Proposed VolumetricSubdivision of Lot 1 on RP46099Proposed Lot 1 (Volumetric) & Lot 2

(Remainder) on SP299551

and Proposed Access Easement

Issue Revision Int Date

A Original Issue SS 17/7/2017

B Access easement added ARW 28/07/2017C Minor amendments ARW 1/08/2017D 3D View added JKC 6/11/2017E Minor Amendments JKC 8/11/2017


299 ADOPTED REPORT


Title:

A3


Comp File:

Scale: 1:400

Surveyed By: ARW


Local Gov: GCCC

Client: GROCON

Approved:

Plan No: 170799_100_001_PRO_E

SSPrepared By:

(Looking West)

2

(Remainder)

1

(Volumetric)

Existing Telstra Building

Sheet of

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Basement 2

Basement 1

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N.T.S

LATERAL ASPECT

Not to Scale

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RL -50.00

NOTES:





proposed only.







Level 24

Level 1

Lobby

RL 16.00

Ground Level RL 5.7 (approximate)


300 ADOPTED REPORT


Title:

A3


Comp File:

Scale: 1:400

Surveyed By: ARW


Local Gov: GCCC

Client: GROCON

Approved:

Plan No: 170799_100_001_PRO_E

SSPrepared By:

2

(Remainder)

1

(Volumetric)

Sheet of

3 3

N.T.S

3D VIEW

Not to Scale

NOTES:





proposed only.







R

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Ground Level RL 5.7 (approximate)


301 ADOPTED REPORT


ITEM 3 CITY DEVELOPMENT REPORT ON DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR MULTIPLE DWELLINGS (500 UNITS), SHORT-TERM ACCOMMODATION (400 HOTEL ROOMS), SHORT-TERM ACCOMMODATION (270 SERVICED APARTMENTS), NIGHTCLUB ENTERTAINMENT FACILITY, CARWASH, FOOD AND DRINK OUTLETS, AND SHOPS - LOT 1 ON RP216103, LOT 4 ON RP209406, LOT 57 ON RP21839 AND LOT 85 ON RP21839 – 24-26 ORCHID AVENUE AND 3155-3173 SURFERS PARADISE BOULEVARDE, SURFERS PARADISE – DIVISION 7 PN67722/01/DA6

Refer 93 page attachment

1 APPLICATION SUMMARY

Application information

Address 24-26 Orchid Avenue and 3155-3173 Surfers Paradise Boulevarde, Surfers Paradise.

Lot and plan Lot 1 on RP216103, Lot 4 on RP209406, Lot 57 on RP21839 and Lot 85 on RP21839.

Site area 5,254m2.

Zone / Precinct Centre zone.

Overlays

Acid sulfate soils overlay code;

Airport environs overlay code;

Coastal erosion hazard overlay code;

Building height overlay map (HX);

Light rail urban renewal area overlay code (Primary focus area); and

Residential density overlay map (RD8).

Proposed use

Multiple dwellings (500 Units);

Short-term accommodation (400 Hotel rooms);

Short-term accommodation (270 Serviced apartments);

Nightclub entertainment facility;

Carwash;

Food and drink outlets; and

Shops.

Level of assessment Impact Assessable.

Applicant and Applicant’s consultancy team

Australian Executor Trustees Limited ATF Surfers Paradise Ownership Trust C/- Cardno

Cardno (Planning and traffic consultant);

Elenberg Fraser (Architect);

ASK Consulting (Acoustic consultant);

H2One (Hydraulic consultant);

SLR (ESD and wind consultant);

Site Image Landscape Architects (Landscape consultant); and

TTM (Waste consultant).


302 ADOPTED REPORT


ITEM 3 (Continued) CITY DEVELOPMENT MCU FOR MULTIPLE DWELLINGS, SHORT-TERM ACCOMMODATION, SHORT-TERM ACCOMMODATION, NIGHTCLUB ENTERTAINMENT FACILITY, CARWASH, FOOD AND DRINK OUTLETS, AND SHOPS - 24-26 ORCHID AVENUE AND 3155-3173 SURFERS PARADISE BOULEVARDE, SURFERS PARADISE – DIVISION 7 PN67722/01/DA6

Land owner Australian Executor Trustees Limited.

Submissions

Objections Support

Four (4) properly made submissions; and

Three (3) not properly made submissions.

Nil

Key matters raised by submitters

Intensity of development;

Acoustic impacts; and

Traffic impacts.

Decision due date 23 March 2018

Referral agencies

The Department of State Development,

Manufacturing, Infrastructure and Planning

(formerly the Department of Infrastructure, Local Government and Planning).

Officer’s recommendation Approval.

2 PROPOSAL

The development involves the establishment of a mixed use, dual tower development comprising of the following:

1,170 units which are categorised as follows:

o 500 Multiple dwellings;

o 400 Short-term accommodation units (hotel rooms); and

o 270 Short-term accommodation units (serviced apartments).

An open air Nightclub entertainment facility;

Internal Carwash;

Food and drink outlets; and

Shops.

The proposed Nightclub entertainment facility involves the following aspects:

Operate during the day and up to 10:00pm, with patrons required to leave by 10:30pm;

12 Special events a year which are proposed to exceed standard decibel requirements, proposing to emit up to 70dB(A) as measured from the closest off-site receiver, operating during the same hours as standard operations; and

New Year’s Eve events which are also proposed to emit up to 70dB(A), but operate until 1:00am with patrons leaving at 1:30am.

The applicant has stated that the intent of the Special Events is to host artists such as international DJs.


303 ADOPTED REPORT



The key development parameters of the proposal are outlined in the table below.

Key development parameters

Setbacks

Level North East (Orchid Avenue)

South

West (Surfers Paradise Boulevarde)

Ground 0m 0m 0m 7m

Levels 1 & 2 0m 0m 0m 4m

Level 3 0m 5.2m 0m 4m

Levels 4-45 4m 6.1m 4m 5m

Levels 46-47 4m 6.1m 5.8m 5m

Levels 48-51 4m 6.1m 4m 5m

Levels 52-55 4m 19m 4m 5m

Levels 56-65 39m 19m 4m 7m

Levels 66-67 39m 23m 4m 7m

Levels 68-71 39m 34m 4m 7m

Site cover Ground level – 81.5% Podium level 1 – 83.4% Podium level 2 – 47.8% Podium level 3 – 48.7% Towers – 34%

Height Tower 1 (southern tower) – 71 storeys (235.5 metres) Tower 2 (northern tower) – 55 storeys (187.5 metres)

Density 1,170 units; 1,860 bedrooms; or 1 bedroom per 2.82m2 of net site area.

Unit mix 400 x 1 bedroom hotel rooms;

264 x 1 bedroom units;

336 x 2 bedroom units;

156 x 3 bedroom units; and

14 x 4 bedroom units.

Gross floor area 118,241m2

Vehicular access A porte-cochere is proposed along Surfers Paradise Boulevarde;


304 ADOPTED REPORT



Key development parameters

Three (3) vehicular crossings are proposed along Orchid Avenue facilitating access as follows:

o Loading bay (southern-most); o Car wash; and o Basement (northern-most);

Loading and servicing will occur off both frontages.

Car parking 27 motorcycle parking spaces; and 467 car parking spaces, which include:

o 316 spaces for Multiple dwelling residents; o 54 spaces for Multiple dwelling visitors; o 34 spaces for Short-term accommodation (hotel); o 16 spaces for Short-term accommodation (serviced apartments); o 8 spaces for commercial uses; and o 39 car share spaces.

Bicycle parking 512 bicycle parking spaces, which include: o 432 Security Level B spaces (staff/residents/guests); and o 80 Security Level C spaces (visitors/patrons).

Lifts Thirteen elevators

Communal open space

4,573m2 in total, located within levels 3 (podium), 24, 46 and 64 of Tower 1 and levels 28 and 48 of Tower 2. The proposed facilities include training studios, private indoor and outdoor dining areas, outdoor cinema, lawn areas, pools, sun lounges, libraries, saunas, yoga and meditation zones, lounges, meeting rooms and a ballroom.

Private open space Private open space areas range in size for typical units from between 8m2 to 12m2 in size. Larger terraces are provided for penthouse units.

Waste management

Waste collection will occur within the loading and servicing area off Orchid Avenue. The proposal includes ‘roll-on-roll-off’ (‘ro-ro’) bins.

The proposal is depicted below in the following images:


305 ADOPTED REPORT



Figure 1: Photomontage of proposal from north-east (provided by applicant)

Figure 2: Photomontage of proposal from north-east (provided by applicant)


306 ADOPTED REPORT



Figure 3: Render of proposal from Orchid Avenue (provided by applicant)

Figure 4: Photomontage of proposal from Surfers Paradise Boulevarde (provided by applicant)


307 ADOPTED REPORT



Figure 5: Render of proposal from north-east (provided by applicant)

Figure 6: Proposed Site Plan


308 ADOPTED REPORT



Figure 7: Typical floorplate

The proposal does not meet the following acceptable outcomes:

High rise accommodation design code:

Tower base (podium);

Tower form; and

Communal open space.

General development provisions code:

Amenity protection; and

Shadow impacts.

Transport code

Car parking supply;

Bicycle parking supply; and

Design of off-street parking facilities.


309 ADOPTED REPORT



These are discussed within the ‘planning assessment’ section of this report.

3 SITE DESCRIPTION AND SURROUNDING AREA

3.1 Characteristics of site

The site is:

5,254m2 in size;

Made up of four (4) allotments;

Bound by Surfers Paradise Boulevarde (west) (85m frontage), Orchid Avenue (east) (69m frontage) and developments built to the site’s northern and southern boundaries;

Currently improved by Shops, a Nightclub entertainment facility, Indoor sport and recreation and Offices; and

The site currently provides an internal pedestrian connection between Orchid Avenue and Surfers Paradise Boulevarde.

Figure 8: Aerial photograph of subject site


310 ADOPTED REPORT



Figure 9: Photograph of subject site – Orchid Avenue

Figure 10: Photograph of subject site – Surfers Paradise Boulevarde


311 ADOPTED REPORT



Figure 11: Photograph of subject site – Surfers Paradise Boulevarde

3.2 Characteristics of surrounding area

The immediate surrounding area of the site is predominantly characterised by commercial activity at the ground floor with medium and high-rise accommodation above.

The broader characteristics and context of the surrounding area is described below:

North: Approximately 50m north is the intersection of Surfers Paradise Boulevarde and Elkhorn Avenue, Chevron Island’s eastern bridge is approximately 280m to the north-east. The Cypress Avenue light rail station is approximately 360m north.

East: A number of Nightclub entertainment facilities, exist along both sides of Orchid Avenue as well as Hotels, Bars and Food and drink outlets.

South: There are a number of Nightclub entertainment facilities, Hotels, Bars, Food and drink outlets and high-rise accommodation south of the site. The more prominent high-rises include the ‘Soul’ (77 storeys) and ‘Hilton’ (57 and 30 storeys) mixed-use developments. Approximately 145m south is the ‘Cavill Avenue’ light-rail station.

West: A 30 minute loading zone, which can park approximately six (6) standard vehicles, is located adjacent to the proposed development’s porte-cochere.

Further west of the site are mixed use developments ‘Chevron Renaissance’ and ‘Circle on Cavill’ which both have dual frontages to Surfers Paradise Boulevarde and Remembrance Drive/ Ferny Avenue/ Gold Coast Highway.


312 ADOPTED REPORT



Figure 12: Aerial photograph of subject site and surrounding environment (provided by the applicant)

4 LEVEL OF ASSESSMENT

‘Table 5.5.4: Material change of use – Centre zone’ of the City Plan categorises the proposal as subject to Impact assessment as denoted within the table below.

Table 1: Level of assessment for proposed land uses

Proposed land use Level of assessment Relevant circumstances

Multiple dwelling Code assessable Always Code assessable

Short-term accommodation Code assessable Always Code assessable

Nightclub entertainment facility

Impact assessable N/A (always Impact assessable)

Food and drink outlet Code assessable Not located within an existing non-residential building.


313 ADOPTED REPORT



Shop Code assessable Not located within an existing non-residential building; and

Located in a Specialist centre and the GFA of any single shop does not exceed 1,500m².

Car wash Code assessable Always Code assessable

Therefore, as the proposed Nightclub entertainment facility triggers Impact assessment, the application is Impact assessable.

5 OTHER DEVELOPMENT APPROVALS/EXISTING LAWFUL USES

5.1 Subject site The site comprises of 60 tenancies totalling 6,250.10m2 of gross floor area which includes Shops, Offices, Nightclub entertainment facilities and an Indoor sport and recreation. 5.2 Neighbouring premises The adjoining properties are currently improved with Shops, a Tourist attraction, a Nightclub entertainment facility and a medium-rise Office block.

6 PLANNING ASSESSMENT

6.1 Assessment against a variation approval

The proposal does not trigger assessment against any variation approvals.

6.2 Assessment against the Strategic framework

The Strategic framework requires careful and balanced reading of the provisions to best achieve the purpose and objectives of the City Plan. The strategic framework sets the policy direction for the City Plan and has a planning horizon of 2031. Officers have conducted an assessment of the proposed development against the City Plan’s Strategic framework.

The following is an assessment of the application against the relevant sections of the strategic framework identified in the table below:

Theme/s Related element Maps

Creating liveable places Not applicable. Strategic framework map 1 – designated urban area

Urban area.

Strategic framework map 2 – settlement pattern

Specialist centre; and

Light rail urban renewal area.

Strategic framework map 3 –

Making modern centres Specialist centres; and

Mixed use centre and specialist centre design and operation.

Strengthening and diversifying the economy

Not applicable.

Improving transport outcomes Not applicable.


314 ADOPTED REPORT



Living with nature Not applicable. light rail urban renewal area

Primary focus area.

Strategic framework map 4 – focus areas for economic activity

Coastal tourism/urban strip; and

Specialist centre.

A safe, well designed city Environmental health and amenity.

6.2.1 Strategic intent

The strategic intent of the Strategic Framework describes our planning vision for the Gold Coast and a synopsis of the framework. Therefore, to comply with the framework and the themes and elements within would mean to comply with the strategic intent. Therefore, a direct assessment of the strategic intent has not been included within this report as an assessment against the applicable themes and elements have been included below, demonstrating the development’s compliance with the Strategic Framework.

6.2.2 Themes and Elements

Officers have undertaken a detailed assessment against the Themes and Elements of the Strategic Framework and consider the outcomes included below to be most relevant for the assessment of the proposed Nightclub entertainment facility. The other components of the development (the other land uses and the proposal’s built form and appearance) have been assessed against, and considered to comply with, the Strategic Framework. However, for succinctness, this report only includes the assessment of these components against the relevant codes within the City Plan. Other than for succinctness, this is also considered appropriate due to the following:

This application only triggers Impact Assessment due to the inclusion of the Nightclub entertainment facility; and

The Centre zone code (under Version 4 of the City Plan) replicates the relevant outcomes of the Strategic Framework.

Assessment against the themes and elements identified above has been undertaken and grouped as follows:

Strategic outcome 3.4.1(6) (Theme - Making modern centres) states:

“Specialist centres complement mixed use centres and are compact and pedestrian-orientated areas with major concentrations of business, employment, community, cultural and residential uses to support the vision of a world-class city. They typically support at least one specialised use and may host major international events and their facilities.”

Specific outcome 3.4.3.1(3) (Theme - Making modern centres, Element - Specialist centres) states:

“Surfers Paradise maximises its proximity to the beachfront and high frequency public transport services, and is the city’s premier tourist destination. It accommodates tourist, retail, entertainment and events, short-term accommodation and recreation facilities in a relaxed urban lifestyle setting that is fun, entertaining, stylish and cultured. Its core area maintains a range of activities and a vibrant day and night time economy.

Surfers Paradise supports higher-order services and retail not normally associated with


315 ADOPTED REPORT



specialist centres and accommodates an increasing permanent residential population and improved amenity. To protect this amenity, specific night-time uses are either controlled or have their operations restricted.

Surfers Paradise is free from a building height designation to encourage innovative high rise towers that advance the Gold Coast’s iconic skyline. Appropriate height will be determined by design criteria and site context.

Improvements in connectivity between the beach and the river linking Chevron Island to the Gold Coast Cultural Precinct will improve access, amenity and lifestyle opportunities.”

Specific outcome 3.4.4.1(3) (Theme - Making modern centres, Element – Mixed use centre and specialist centre design and operation) states:

“Mixed use centres and specialist centres contain higher intensity housing usually in a mixed use building format. Residential amenity may reduce as a result of the intended intensity and mix of day and night time activity in these areas.”

Officer’s comments:

The outcomes included above are considered to support the proposed Nightclub entertainment facility due to the following:

The outcomes discuss and support the night-time economy of Surfers Paradise;

The outcomes identify that Surfers Paradise is the city’s premier tourist destination. The proposal seeks to enhance the attractions available to tourists, as well as generate more tourist activity;

The outcomes envisage a reasonable impact on the residential amenity of the surrounding area to support uses such as the proposed Nightclub entertainment facility. The reasonableness of the potential impacts posed by the proposal is discussed in detail below; and

The proposed development is intended to host world-renowned artists, which supports the intent for Specialist centres to host major international events.

Strategic outcome 3.4.1(4) (Theme - Making modern centres) states:

“The viability of the centres network is maximised by preventing out-of-centre development and avoiding incompatible uses within centres.”


“Nightclub entertainment uses only occur in the Surfers Paradise specialist centre, Broadbeach principal centre or Coolangatta major centre.”


The proposed development complies with the above outcomes as it provides a Nightclub entertainment facility within an intended area, being Surfers Paradise. The subject site is located along Orchid Avenue, the centre of a cluster of nightclubs and uses which facilitate the city’s night-life and contribute to the night time economy. Therefore, officers consider the site to be a suitable location for the proposed development.


“Licensed premises occur in mixed use centres and specialist centres at a form, scale and intensity that complements the role of the centre in the hierarchy, including hours of operation. An appropriate balance of these uses enables people to enjoy night-time entertainment without experiencing negative social impacts.”


316 ADOPTED REPORT



Strategic outcome 3.8.1(11) (Theme - A safe, well designed city) states:

“Activities that generate emissions or impacts are adequately separated, designed and managed to avoid environmental harm or nuisance to residential or other sensitive use areas.”

Specific outcome 3.8.6.1(1) (Theme - A safe, well designed city, Element - Environmental health and amenity) states:

“Activities that could conflict with the health and amenity of existing or planned sensitive uses are adequately separated, designed and managed. These activities include those that generate noise, traffic, air pollution, electromagnetic emissions, dust, light, glare, reflectivity, vibration or odour impacts above accepted standards. Such activities include industry and extractive industry uses.”

Specific outcome 3.8.6.1(3) (Theme - A safe, well designed city, Element - Environmental health and amenity) states:

“Noise mitigation occurs at the source. Where this is not practicable, measures at the receiving environment maintain acceptable standards of amenity for sensitive uses without detracting from streetscape quality.”


The form, scale and intensity of the proposed Nightclub entertainment facility, generally, are considered appropriate in the context of the surrounding development. As discussed above, a significant portion of the nightclubs on the Gold Coast are located along Orchid Avenue, along with a variety of other licensed premises.

The proposal includes three (3) styles of operations, standard operations, Special Events and events for New Year’s Eve. These are discussed separately below.

Standard operations

The proposed standard operations of the Nightclub entertainment facility are proposed to comply with necessary acoustic requirements, which relates to an increase of 5dB(A) to existing (background) acoustic conditions. This allowable increase is Council’s consistent approach but does permit noise which would be clearly noticeable – but not an unreasonable impact, to receivers. However, this method of measuring noise does not relate to, or control, low frequency noise, such as bass. Given the intended style of music, it is considered that there will be some impact caused from the low frequency noise which will potentially be evident through the bass clearly being heard and potentially even causing vibrations. Notwithstanding, after a thorough assessment these operations are recommended to be supported due to the following:

The noise output is considered to comply with the relevant acoustic criteria;

These potential impacts are not considered unreasonable, given the site’s context, located on Orchid Avenue, within the Surfers Paradise Specialist centre;

The proposed hours of operation, with music ending at 10:00pm and patrons required to leave by 10:30pm, are considered reasonable. These hours of operation are considered to offset the impacts of the open-air music, particularly when existing establishments within the immediate area will continue to operate all night, with patrons moving from venue to venue until the early morning, resulting in acoustic impacts caused by the external activity;

The 30 minute buffer proposed after the music is turned-off will also allow patron numbers to dissipate, reducing the risk of negative social impacts; and


317 ADOPTED REPORT



The noise is measured from the external façade of the receiver, denoting that the impact on the receiver would be reduced by closing all windows and doors.

Special Events

As described within part 2 of this report, the proposal seeks 12 ‘Special Events’ a year which are intended to emit a maximum of 70dB(A), as measured from the closest off-site receiver (being the adjoining properties). For reference, 70dB(A) is considered to be consistent with the noise emitted within a noisy restaurant or a vacuum cleaner. The applicant has proposed this decibel limit as it is consistent with ‘Open-air events’ as described within Section 440X of the Environmental Protection Act 1994 (EP Act). This section of the EP Act restricts Open-air events to emitting noise of 70dB(A) up to 10:00pm where the criteria is then lowered, however, the applicant has proposed to turn music off at 10:00pm.

The following imagery demonstrates the likely acoustic impacts posed to the nearby developments. Figure 13 is an aerial photograph, included to provide context to Figure 14 (as they are taken from a similar angle), which are images taken from the submitted acoustic report.

Figure 13: Aerial photograph of subject site – looking west (source: Google maps)


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Figure 14: Images taken from applicant’s acoustic report demonstrating proposed emission of decibels for ‘Special Events’ (as provided by the applicant)

Following a detailed assessment, officers consider it appropriate to support ‘Special Events’ within this proposal for the contextual reasons presented above (within the assessment of standard operations). However, the impacts posed by these ‘Special Events’ will be much more evident than those of the standard operations and will potentially include the music itself (other than the low frequency noise) creating an acoustic impact. Therefore, as ‘Special Events’ will result in open-air noise which has not been tested in the local area, officers consider it reasonable to further limit the number of events to ensure potential impacts are infrequent and do not provide an ongoing nuisance. Therefore, officers recommend placing limitations on these ‘Special Events’ as follows:

To limit the number of ‘Special Events’ to eight (8) per year with no more than two (2) per month;

Prevent the number of events allowed to accumulating if some events go unused;

Limit ‘Special Events’ to only occur on a Friday, Saturday or public holiday; and

Require that suitable notice be given to Council and surrounding residents.

New Year’s Eve

Further to the operations and events described above, the applicant also proposes to hold events on New Year’s Eve, which:

Also seek a decibel limit of 70dB(A) as measured from the closest off-site receiver;

Intend to operate until 1:30am, with music turned off at 1:00am; and

Do not count towards the allotted amount of ‘Special Events’ within each month/year.

Officers consider it reasonable to afford the applicant with the proposed parameters for New Year’s Eve as the public would typically expect acoustic impacts beyond midnight. Therefore, officers recommend that music during events for New Year’s Eve cease at 1am and not count towards the number of events permitted within each month/year.


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Summary of Strategic framework

On balance, the recommended limitations are considered to ensure that the proposal is appropriate and promotes the Strategic framework for the following reasons:

The proposed Nightclub entertainment facility is considered appropriate due to the following:

o The site is suitably located to support a proposal of this nature, on Orchid Avenue, within Surfers Paradise, surrounded by similar uses which operate all night; and

o It will be managed in an appropriate manner through suitable hours of operation, an appropriate notification procedure.

6.3 Assessment against the codes

The following is an assessment of the application against the applicable codes of the City Plan identified in the table below:

Zone code Overlay codes Development codes

Centre zone code. Acid sulfate soils overlay code;

Airport environs overlay code;

Coastal erosion hazard overlay code; and

Light rail urban renewal overlay code.

High-rise accommodation design code;

Commercial design code; General development

provisions code; Healthy waters code; Transport code; Driveways and vehicular

crossing code; Solid waste management

code; and Landscape work code.

6.3.1 Assessment against the zone code

The proposal has been assessed against the Centre zone code.

Centre zone code

1 The purpose of the Centre zone code is to provide for a mix of uses and activities.

These uses include, but are not limited to, business, retail, professional, administrative, community, entertainment, cultural and residential activities.

Centres are found at a variety of scales based on their location and surrounding activities.

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

a Land uses –

i facilitate concentrations of business, employment, community, cultural, retail and residential uses, including major international events to create vibrant and liveable mixed use environments. Centres remain prosperous and effective and a viable network of centres services the needs of the community and provision of employment opportunities;

ii within the network of centres are not unnecessarily duplicated to allow for efficiency. Development intensity and type within each mixed use centre is consistent with its role and function within the centres hierarchy;


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iii ensure centres are lively and convenient places to live and uses that reduce amenity or are incompatible with intended uses will not be supported;

iv make efficient use of available infrastructure and provide access to services and employment for the centre’s intended catchment;

v include higher intensity housing usually in a mixed use building format. Residential amenity may reduce as a result of the intended intensity and mix of day and night time activity in these areas;

vi that are casinos only occur in the city’s central business district, Broadbeach principal centre and Surfers Paradise specialist centre;

vii include licensed premises at a form, scale and intensity that complements the role of the centre in the hierarchy, including hours of operation. An appropriate balance of these uses enables people to enjoy night-time entertainment without experiencing negative social impacts; and

viii include nightclub entertainment uses only occur in the Surfers Paradise specialist centre, Broadbeach principal centre or Coolangatta major centre.

Officer’s comment

The proposed development is considered to comply with the Land use outcomes of the Centre zone due to the following:

The proposal provides a mixed-use development that concentrates land uses within a vibrant and lively development, achieved through the engagement and activation of the building form to that of the surrounding environment;

The land uses contained within this development provide tourist accommodation (Short-term accommodation), permanent accommodation (Multiple dwellings), Food and drink outlets, Shops and a Nightclub entertainment facility. These uses service the needs of the community and tourists whilst simultaneously offering business and employment opportunities within the Specialist centre;

These land uses are considered to contribute to the prosperity and viability of the Specialist centre due to their compatibility with the area, creating desirability in the locale as a designated tourism and entertainment precinct. This is achieved through the development’s uses and intensity, which are considered to be consistent with its role and function in providing vibrant day and night-time activity;

Officers consider that the proposed land uses will also gain and provide economic benefit from being near other similar businesses. The collaboration of land uses complement Surfers Paradise as the city’s main domestic and international tourism hub, with a core area that supports a vibrant entertainment economy;

The site’s location provides convenience for the function and ultimately the feasibility of the proposed land uses; and

Furthermore the location of the site allows for an efficient use of available infrastructure and provides access to services and employment for the centre’s intended catchment. This is also assisted through high frequency public transport options.

b Hierarchy of mixed use centres –

i The hierarchy of mixed use centres is:

A Key regional centres

B Principal centres

C Major centres

D District centres

The hierarchy is shown on Figure 6.2.4-4.


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ii The viability of the centres network is maximised by ensuring the scale and function of each centre is consistent with its level in the hierarchy, preventing out-of-centre development and avoiding incompatible uses within centres.

Specialist centres

iii Specialist centres:

A have individual unique qualities and are strong in a particular economic component such as health, education, entertainment, tourism, culture, ICT, knowledge and innovation areas;

B gain economic benefit from being near and working together with certain business and industry sectors;

C complement mixed use centres through the inclusion of business, employment, community, cultural and residential uses but do not contain the same higher order range of services, employment, functions and retailing (except Surfers Paradise);

D Surfers Paradise includes high-order services and retailing support its role as the city’s main domestic and international tourism hub, with a core area that supports a vibrant day and night time entertainment economy. Land uses such as tourist, retail, entertainment and events, short-term accommodation and recreational facilities are envisaged. Surfers Paradise accommodates an increasing permanent residential population and improved amenity. To protect this amenity, specific night-time uses are either controlled or restricted”

Officer’s comment

As discussed within this report, the proposal is considered to be of an appropriate scale and intensity to complement the function of the Surfers Paradise Specialist centre, further contributing to its range of accommodation, commercial activities and night-life.

c Character consists of –

i a dense mix of land uses that create vibrant economic centres with differing intensities of day and night time activity;

ii urban streets framed by attractive building walls and shaded by awnings and street trees;

iii safe and accessible pedestrian and cycle focused environments that contribute to a bustling street life;

iv a network of urban parks, plazas and open spaces that allow for social interaction and relaxation;

v prosperous and lively localities that provide opportunities for cultural and artistic expression to enhance the public realm;

vi in Specialist centres character will vary depending on function and location of the centre”

Officer’s comment

The development provides a mix of land uses to contribute to the unique and vibrant intensity of the Surfers Paradise Specialist centre; and

The proposal incorporates an innovative podium and tower form through attractive facades that appropriately interface with the streetscape and surrounding area. The podium form is highly activated and includes awnings over the street frontages to assist in providing shade and weather protection.


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d Built form –

i intensity emphasises the amount of activity generated by the centre, with the highest order centres generating the greatest activity, building height and bulk;

ii has a building height that does not exceed that indicated on the Building height overlay map;

iii can have considerable bulk to supply the necessary space for large floor plate office and retailing uses;

iv has varying site cover to reduce building dominance;

v reinforces urban legibility and centre identity with deliberate variations in building heights to contrast between different centres;

vi strengthens the urban ‘street edge’ with active uses, attractive materials and building variations that have little or no setback to the street;

vii frames urban open space areas, public transport nodes and major intersections to create a sense of place and arrival;

viii is flexible in the re-use of non-residential spaces at the ground level;

ix supports a wide variety of housing choices and affordability, with higher intensity housing usually in a mixed use building format; and

x Mixed use centres dominated by internalised shopping centres or isolated from street edges behind car parking transition into more traditional downtown urban centre formats. (Figures 6.2.4-1 to 6.2.4-3 illustrate). Centres which transition in this way include (but are not limited to) Helensvale, Biggera Waters, Elanora, Runaway Bay, Southport Park, West Burleigh, Ashmore City, Ashmore Plaza and Mermaid Waters.

xi additional built form outcomes for particular centres:

B in Surfers Paradise:

the centre is free from a building height designation to encourage innovative high rise towers that advance the Gold Coast’s iconic skyline. Appropriate height will be determined by design criteria and site context; and

improvements in connectivity between the beach and the river linking Chevron Island to the Gold Coast Cultural Precinct will improve access, amenity and lifestyle opportunities.

Officer’s comment

The development is of high intensity with two (2) tall towers and an activated, built to boundary podium which offers retail uses to strengthen the urban ‘street edge’;

The proposal facilitates the flexible re-use of non-residential uses at ground level with a height a 5.5m;

The proposal includes a variety of housing choices with a mix of permanent and short-term letting and varying sizes of units including 400 x 1 bedroom hotel suites, 264 x 1 bedroom units, 336 x 2 bedroom units, 156 x 3 bedroom units and 14 x 4 bedroom units; and

The proposal provides an activated east-west pedestrian link between Orchid Avenue and Surfers Paradise Boulevarde, contributing to improving the connectivity between the beach and the river.

e Lot design –

i supports the flexible range of uses envisaged in the zone; and


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ii additional lot design outcome for the Pimpama district centre:

lot design facilitates and enhances links with existing and future movement networks to ensure integration with the surrounding area.

Officer’s comment

The development does not propose any new lots, therefore the abovementioned Overall Outcomes are not applicable to this applicaton.

f For development where the density exceeds that shown on the Residential density overlay map, housing is provided at a form, scale and intensity that is appropriate for the zone and each particular locality it is in where the following outcomes are satisfied:

Orderly and economically efficient settlement pattern

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

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

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

Housing needs

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

Design and amenity

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

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

vii whether adjoining residential amenity is unreasonably impacted;

viii achievement of a high quality urban design through highly functional, accessible, attractive, memorable and sustainable buildings and public spaces;

Environment

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

Community Benefit

x where the development:

A is appropriate having regard to overall outcome (e) (i) to (ix);

B meets all other overall outcomes for the zone; and

(C) incorporates community benefits in addition to those that could be lawfully conditioned to be provided (i.e. that are required to be provided by this City Plan or reasonably required in relation to the development or use of premises as a consequence of the development), development bonuses are applied in accordance with the SC6.5 City Plan policy – Community


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benefit bonus elements.

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

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

Officer’s comment

The proposal, which seeks a higher residential density than that of the Residential density overlay map, is considered to provide a suitable scale and intensity within a suitable form for the following reasons:

The subject site is located within the Surfers Paradise Specialist centre which is intended to support some of the city’s most intense built form outcomes;

The users of the development will benefit from the frequent light-rail services along Surfers Paradise Boulevarde, with the ‘Cavill Avenue’ station located 145m south of the site. The development also complies with the intent of the Light rail urban renewal area, providing a density that will support the efficiency and effectiveness of this transport infrastructure;

The subject site is located within a centre which provides a major employment concentration, social and community infrastructure, while being within close proximity to the beach and parklands;

Council’s Water and Waste is satisfied that some minor modifications to existing infrastructure can accommodate the proposal. Water and Waste officers have recommended a condition of approval which requires the applicant to pay $488,439 to facilitate sufficient emergency sewerage storage as a consequence of the proposed density. This upgrade will ensure that the development and surrounding area are suitably serviced, mitigating any capacity issues;

Council’s Transport Assessment support the application, subject to conditions, and consider that the impacts posed by the development on the existing transport infrastructure acceptable and consistent with the outcomes sought within the City Plan. This is discussed further in part 15.1 of this report;

The development provides a mix of unit sizes to accommodate different housing needs and degrees of affordability;

The development achieves a high quality design, which is supported by the Office of the City Architect as outlined within section 15.1 of this report;

Officers have determined that the development does not create unreasonable impacts on the residential amenity of surrounding properties, as the proposal is provided in a form consistent with the intent of the area and facilitates a fast moving shadow. Further, the podium proposed is of a high quality design and filled with activated space and incorporates varying materiality and suitable landscaping. The height is consistent with adjoining properties;

The proposal is considered to be appropriately designed respond to natural hazards and site based constraints as outlined within part 6.3.3 of this report; and

Despite the applicant not opting to provide embellishments through SC6.5 City Plan policy – Community benefit bonus elements, this is optional and not a requirement.

This concludes the assessment of the Centre zone code as there are no Performance outcomes or Acceptable outcomes within this code.


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6.3.2 Assessment against design based overlay codes

The proposal has been assessed against the following design based overlay codes:

Light rail urban renewal area overlay code.

Assessment has determined the proposal complies with the identified overlay code.

6.3.3 Assessment against constraint based overlay codes

The proposal has been assessed against the following constraint based overlay codes:

Acid sulfate soils overlay code;

Airport environs overlay code; and

Coastal erosion hazard overlay code.

Acid sulfate soils overlay code

The site is identified as being subject to acid sulfate soils at or below 5m AHD. Council’s Environmental Assessment section has reviewed the proposal and determined that the development complies with the requirements of the Acid Sulfate Soils Overlay Code. Council officers have included a condition within the officer’s recommendation that requires the applicant to undertake an acid sulfate soils investigation.

Airport environs overlay code

The proposed development is considered to comply with the requirements of the Airport Environs Overlay Code.

Coastal erosion hazard overlay code

The proposed development is considered to comply with the requirements of the Coastal Erosion Hazard Overlay Code.

6.3.4 Assessment against development codes

The proposal has been assessed against the following development codes:


Commercial design code;

General development provisions code;

Transport code;

Driveways and vehicular crossing code;

Solid waste management code; and

Healthy waters code.

Assessment has determined the proposal complies with all the outcomes within the identified development codes except for the following:


General development provisions code; and

Transport code.

High-Rise Accommodation Design Code

The Purpose statement and Overall Outcomes of the High-Rise Accommodation Design Code read as


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follows:

1 The purpose of the High-rise accommodation design code is to responsibly encourage diverse, innovative and engaging sub-tropical high-rise forms that enhance the city skyline.


a Development is designed to create attractive, high-quality visually appealing buildings and protect the privacy and amenity of neighbouring residential premises.

b Slender towers relate to existing high-rises and enhance views of the city skyline.

c Tower development mitigates negative visual and physical impacts through appropriate setbacks and design.

d Where they occur (in accordance with zone intentions), podiums are designed to engage with the street and be of a scale that is complementary to adjoining and nearby buildings.

e Development provides a high-standard of amenity and visual interest for users and neighbours, including a high-standard of communal and private open space.

f Development is designed and orientated to promote a safe environment within the site, adjoining streets and public realm.

g Development is complemented by high-quality landscaping that contributes to the desired character of the area.

h Development is designed to promote safe and convenient pedestrian and vehicle access to and from the site.

i Development supports the provision of diversity of housing for various types of households within the city to meet the needs of existing and future residents.

j Residential care facilities and retirement facilities are provided with self contained services and recreational facilities to meet the needs of residents.

Officer’s comment

The application complies with the Purpose and the Overall Outcomes of the High-Rise Accommodation Design Code as follows:

The development provides an innovative and sub-tropical design due to the strong architectural elements proposed within the building’s podium and tower design. The tower incorporates balconies which assist in accentuating the building’s sleek, curtain-wall design, which also includes a scalloped façade treatment, while providing a desirable level of protection from the City’s sub-tropical climate. The podium incorporates a high-quality design through the variety of high quality materials, colours, finishes, fine grain detailing and by ensuring it relates well to the pedestrian environment through a highly activated ground plane;

The development incorporates a high quality architectural design, being attractive and aesthetically pleasing. The development respects the existing built form and the character of the surrounding area, providing suitable setbacks and landscaping, as addressed within the assessment of the zone code, thereby protecting the privacy and amenity of neighbouring allotments;

The development ensures that suitable separation is provided to existing high-rise towers, being over 50 metres from the closest high-rise, being the ‘Chevron Renaissance towers’ west of the subject site and over 30 metres to the approved tower at 21 Orchid Avenue (east);

The height and design of the proposed podium aligns with the intended character of the area while facilitating an appropriate outcome for the adjacent allotments as further discussed within the assessment against the zone code;

The proposal will promote a safe environment with suitable ingress and egress for pedestrians and vehicles while also ensuring that appropriate levels of passive surveillance are provided over the


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street through the inclusion of activated uses and communal open space within and atop the podium, forward facing balconies, the lobby areas and the orientation of the units themselves;

The development, particularly the podium form, provides a high quality landscape outcome; and

As detailed within this report, the development provides a mix of one (1), two (2), three (3) and four (4) bedroom units to accommodate different housing needs and affordability.

Tower base (podium)

Performance outcome Acceptable outcome

PO1

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

AO1.1

Tower base heights:

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

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

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

Officer’s comment

The proposed development is considered to satisfy PO1 for the following reasons:

The height of the proposed podium, which is 7m in height to Orchid Avenue and 21m in height to Surfers Paradise Boulevarde, is consistent with the intent for the surrounding area and matches the existing built form characteristics of the locale, being built to the boundary on all sides;

While the height of the proposed podium is taller than the existing development to the south, this difference in height will have limited exposure given the intensity of the built form within this area, with podia abutting one-another; and

The podium materiality is of a high quality and is highly articulated with voids and recessed glazing.

Figure 15: Elevation depicting areas of podium articulation along Surfers Paradise Boulevarde


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PO4 - Tower form design

Slender tower form promotes:

a open, attractive and distinct skyline;

b small, fast moving shadows;

c view corridors between nearby towers;

d efficient interior climate control; and

e balconies as an extension of indoor living space.

AO4.1

Tower floor plate is limited to 750m² per tower (includes all services, lift and stairwell annex, etc.).

Note: Balconies are excluded from calculations to encourage larger private outdoor space areas.

Officer’s comment

The proposed tower floor-plates are 902.6m2 each and therefore provide an alternative outcome to achieve PO4. The proposed development is considered to provide a suitable outcome which complies with PO4 for the following reasons:

The proposed development provides suitable setbacks to its property boundaries and separation distances to proposed and existing towers (on-site and to adjacent sites). Therefore, the proposal facilitates an open skyline, while the high quality architectural design will contribute to an attractive and distinct skyline;

As discussed later in this report, with PO8 (Shadow impacts – for all development 3 or more storeys) of the General development provisions code, the proposal facilitates a suitable, fast moving shadow;

The development provides generous separation distances to existing high rise towers (exceeding 30 metres) as well as between the proposed towers themselves; and

The balconies will enable efficient interior climate control measures, providing a desirable indoor-outdoor feel for the units’ occupants.

Tower form design


PO5 – Tower Form Design

Tower form mitigates negative visual and physical impacts, including impacts on privacy, by setting back from streets, parks, open space and adjacent properties and tower forms.

AO5.2

New towers are separated a minimum distance of 25m from any existing or approved adjacent and on-site tower(s).

AO5.3

Tower form is coordinated to off-set with adjacent existing and proposed towers to ensure:

a prominent tower views to natural features like the beach and rivers are not obstructed; and

b views of the sky and access to sunlight from the public realm and private open space areas are maximised.

Officer’s comment

The separation distance between the proposed towers on-site is 10.1m, while exceeding the 25m building separation to any existing or approved towers on adjacent sites. This outcome is considered to comply with PO5 due to the following:

The on-site separation distance varies significantly as the towers ‘open up’ to the east providing a sense of openness. This denotes that the 10.1m separation is a pinch point, with the greatest point of separation being approximately 44m;


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The tower separation is sufficient to maintain the reasonable privacy expectations of residents within, and external to, the development due to the angle of the units within the towers there is no direct overlooking. The proposal also includes a scalloped design, which assists in mitigating privacy impacts through the angle and location of the ‘juts’ in its design; and

The towers are generally setback between 4m and 5m from the boundaries, which in the Centre zone and particularly the Surfers Paradise Specialist centre is not considered to pose unreasonable visual or physical impacts on the surrounding area given the expectation for intense built form with reduced setbacks.

Communal open space


PO11 – Communal open space

Communal space areas:

a are accessible, useable and safe;

b enhance the attractiveness of the development;

c provide opportunities for social interaction; and

d create pleasantly shaded outdoor areas.

AO11.1

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

Officer’s comment

Pursuant to Council’s consistently used formula the development would need to include 5,525.52m2 of communal open space to service 502.32 people. The proposed development offers 4,573m2 of communal open space and therefore does not achieve AO11.1. The proposal is, however, considered to comply with PO11 for the following reasons:

The communal recreational areas are easily accessible via lift, safe and highly useable;

The communal open space includes swimming pools, training studios, private indoor and outdoor dining areas, outdoor cinema, lawn areas, sun lounges, libraries, saunas, yoga and meditation zones, lounges, meeting rooms and a ballroom. Therefore, the development offers a number of different recreational options and activities;

The recreational options are large enough and provided within close proximity to each other to create opportunities for social interaction;

This number of people (or intended user) as generated by Council’s consistently utilised recreational capacity formula is considered to be a maximum as a significant portion of the users of the development are likely to utilise the nearby beach, park spaces and commercial infrastructure. The proposed communal open space is considered to be adequate for the expected population, being 87% of the site area, while offering enough recreational options to adequately service the users of the development;

The communal areas are integrated into the overall high quality design of the building. The communal open space atop the podium physically makes the development more aesthetically pleasing. These areas also make the development more appealing to its users; and

The spaces are designed to allow for individual people and multiple groups to all use the spaces at the same time.

Images of the proposed communal open space are included within the attachment.

General development provisions code

The Purpose statement of the General development provisions code reads as follows:

1 The purpose of the General development provisions code is to provide a consistent approach to city wide issues and avoid duplication of regulation throughout the City Plan.


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a Development is designed to maintain the expected level of amenity for the area.

b Development promotes a safe environment and reduces the potential for crime.

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

d Development does not result in unsightly retaining walls.

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

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

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

The application complies with the Purpose and the Overall Outcomes of the General development provisions code as follows:

As discussed within the assessment against the Strategic Framework and the Centre zone code, the development is designed to maintain the level of amenity expected within this Specialist centre, due to the suitable design and materiality, landscaping, setbacks and site cover;

The proposed ‘Special Events’ are considered reasonable in this context, however, given the uniqueness of this component officers have recommended conditions of approval to ensure that a reasonable level of residential amenity is provided to surrounding units;

The proposal will promote a safe environment with suitable ingress and egress for pedestrians and vehicles while also ensuring that appropriate levels of passive surveillance is provided over the street. This is achieved through active space within the ground floor and communal open space above, and the orientation of the balconies and units themselves;

The development, particularly the podium, provides a quality landscape outcome;

There are no retaining walls required as part of the development; and

The existing infrastructure is capable of facilitating the density proposed. Further, the services have been screened and incorporated into the building, hidden from public view.

The application complies with all of the relevant Acceptable Outcomes of the General development provisions code, except as follows:

Amenity protection


PO2

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

a noise;

b hours of operation;

c traffic;

d signage;

e visual amenity;

f wind effects;

g privacy;

h vibration;

i contaminating substances;

AO1

No acceptable outcome provided.


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j hazardous chemicals;

k odour and emissions; and

l safety.

As discussed within this report, the proposed Nightclub entertainment facility is likely to cause some acoustic impacts on adjacent units, however, its operations are considered to be acceptable due to the following:

Despite the likely impacts caused by bass during the facilities typical operations (and ‘Special Events’) the standard operations will comply with the relevant acoustic criteria;

While the ‘Special Events’ will cause larger acoustic impacts, exceeding decibel criteria, it is considered that such events can reasonably occur within this development given the surrounding context of Orchid Avenue and the larger Surfers Paradise Specialist centre due to the following:

o The proposed hours of operation, with the music ending at 10:00pm, are considered appropriate given the vibrancy of the surrounding area; and

o The conditions recommended by officers to limit the number of ‘Special Events’ each year to eight (8) will ensure that the frequency of these events is reasonable.

Therefore, despite the potential impacts posed by the proposed Nightclub entertainment facility it is either considered to comply with necessary requirements (in the case of standard operations) or considered to be reasonable in the context, thereby complying with PO2 of the General development provisions code.

Shadow impacts


PO8 - Shadow impacts – for all development 3 or more storeys

The building is designed and located to ensure that the shadow cast by the building does not detract from a comfortable living and ground level environment and the access of adequate sunlight to private and public spaces having regard to: (a) the degree of containment of the shadow on the subject site at different times of the day on the summer and winter solstice and spring and autumn equinox; (b) the cumulative impact of the shadow and existing shadows; (c) the effect of the shadow on the ocean beach, Broadwater foreshore, or riverside or beachside public open space; (d) the location of the shadow on non-residential areas external to the site; and (e) the effect of the shadow on any other site or other building.

AO8.1

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

Illustration showing width ratio shadow outcome AO8.2 The shadow cast by the building in a true south direction has a length 0.25 times the height of the building, as measured from ground level adjacent to the southern side of the subject building to the top of the topmost storey, and does not intrude onto any other site, or does not cast shadow onto any other building on the same site.


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Illustration showing southern shadow outcome

AO8.4

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

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

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


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Officer’s comment

Shadow impacts are expected within areas with an undefined height limit and even more so in the Centre zone where development is envisaged to maximise its floor space and provide reduced setbacks to efficiently develop land. Notwithstanding, the shadow impacts of the proposed development have been determined to be satisfactory due to the following:

The proposed development is of a slender form and as demonstrated by the shadow diagrams attached, the shadow cast by the development is fast moving and does not represent an unreasonable impact or deny any one allotment natural light for long periods of the day. Therefore, maintaining a comfortable living environment and allowing adequate sunlight to private open space;

While the proposal’s shadow does combine with others during winter, officers do not consider the cumulative shadow to present unreasonable impacts on the affected allotments as the shadow is fast moving and will therefore only present cumulative impacts for limited periods of the day;

Shadow impacts are anticipated with height and the subject site is located within an area with no height restrictions;

The shadow cast by the proposed development will not significantly impact upon the ocean beach, foreshore or beachside public open space; and

While the shadow does, at times, extend to some non-residential development, the development is not considered to cast shadow over any non-residential development for an unreasonable length of time.

Refer to the shadow diagrams within the attachment.

Transport Code

Car Parking Supply


PO1 Development provides off-street car parking to accommodate the parking demand.

OR

Where located in the Centre zone or the Southport Priority Development Area at rates that:

a reduce congestion and car dependency;

b maximise the efficiency of car parking provided; and

c encourage alternative transport options such as walking, cycling and the use of public transport.

AO1 Centre Zone (within 400m of light rail) Residential – permanent/long term 0.75 spaces per dwelling, plus 1 space per 10 dwellings for visitors Residential – serviced and short-term 1 space per 4 units or dwellings Non-residential 1 space per 100m2 of TUA

Officer’s comment

To meet AO1 of the Transport Code, a minimum of 676 car parking spaces are required as follows:

Residential – permanent long term (500) 375 spaces for residents

50 spaces for visitors


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Residential – short term (400 hotel) 100 spaces

Residential – short term (270 apartments) 68 spaces

Non-residential (8,276m2) 83 spaces

TOTAL 676 spaces

The applicant has proposed an alternate parking outcome, being 467 car parking spaces (including 39 car share spaces) and 27 motorcycle spaces with the following allocation:

Residential – permanent long term 316 spaces for residents


Residential – short term (hotel) 34 spaces

Residential – short term (270 apartments) 16 spaces

Non-residential (8,276m2) 8 spaces

Car share 39 spaces

TOTAL 467 car parking spaces

Motorcycle parking 27 motorcycle parking spaces

Being located in a Centre Zone, PO1 encourages reduced car parking rates to reduce congestion and car dependency and to encourage alternate transport options.

Given that the subject site is located on the Transport Hub Map, approximately 140 metres walk from a light rail station and within an area that has fully regulated on-street car parking, the proposed car parking supply is considered to achieve compliance with PO1 of the Transport Code.

It is also noted that the non-residential component of the development will largely be patronised by residents and guests staying at the proposed development and by other visitors staying within the local Surfers Paradise area. It is therefore considered that this component will generate a large component of walk-up trade. Limiting non-residential car parking also encourages people travelling to the site from outside the local area to use public transport which is consistent with the intent of PO1.

Bicycle Parking Supply


PO10

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

AO10.1

Development provides off-street bicycle parking and end-of-trip facilities in accordance with Table 9.4.13-10: Bicycle parking rates and Table 9.4.13-11: End-of-trip facilities for active travel users.

Note: This AO does not apply to the following uses:

Dwelling house;

Secondary dwelling;

Dual occupancy; or

Multiple dwelling (where there are 3


335 ADOPTED REPORT



dwellings or less).

Officer’s comment

To meet AO10.1 of the Transport Code, a minimum of 966 bicycle parking spaces are required as follows:

Residential – permanent long term (500) 500 spaces for residents


Residential – short term (400 hotel) 10 spaces for staff/guests


Residential – short term (270 apartments) 7 spaces for staff/guests


Non-residential (8,276m2) 83 spaces for staff

165 spaces for patrons

TOTAL 966 spaces

The applicant has proposed an alternate parking outcome, being 512 bicycle parking spaces as follows:

Security Level B spaces (staff/residents/guests)

432 spaces

Security Level C spaces (visitors/patrons)

80 spaces

TOTAL 512 bicycle parking spaces

The proposed bicycle parking supply exceeds that recommended by Austroads for the scale of development (212 Security Level B, 57 Security Level C). On that basis, the proposed bicycle parking supply is considered to be satisfactory and will encourage the use and meet the needs of cyclists in accordance with PO10 of the Transport Code.

Design of off-street parking facilities


PO25

Off street car parking areas are designed to:

a provide a legible and efficient internal layout;

b ensure the safety and security of users;

c clearly distinguishable from pedestrian paths and entry points;

d be easily negotiated by vehicles and pedestrians including persons with a disability;

e ensure that there is no disruptions to or queues onto the public road network;

f provide sight distances from driveways to ensure visibility between vehicles on the

AO25.1

Off street car parking is designed, constructed, line marked and maintained in accordance with AS2890.1, AS2890.2. AS2890.6 and AS1428.1.


336 ADOPTED REPORT



driveway and pedestrians on the verge; and

g be marked and maintained to the current relevant standard.

Officer’s comment

To meet AO25.1 of the Transport Code, a pedestrian sight triangle is required on both sides of the Orchid Avenue loading dock driveway, where it meets the property boundary in accordance with AS2890.2. The proposed development shows walls on both sides of the driveway which limits the ability to view pedestrians walking along the frontage. Compliance with AO25.1 is not achieved.

The applicant has proposed an alternative outcome, being flashing lights and audible warnings to alert pedestrians to vehicles exiting the site at this location. A service vehicle management plan has been prepared by Cardno which outlines how the lights and audible signals will operate. This management plan has been conditioned by Transport Assessment to ensure that pedestrian safety is maintained on the Orchid Avenue frontage.

7 ASSESSMENT AGAINST TEMPORARY LOCAL PLANNING INSTRUMENTS

The proposal does not trigger assessment against any temporary local planning instruments.

8 ASSESSMENT AGAINST SCHEDULE 10 OF THE REGULATION

The proposal does not trigger assessment against any assessment benchmarks in Schedule 10 (Development assessment) of the Planning Regulation 2017.

9 ASSESSMENT AGAINST SCHEDULE 14 OF THE REGULATION

The proposal does not trigger assessment against any assessment benchmarks in Schedule 14 (Particular Reconfiguring a Lot requiring code assessment) of the Planning Regulation 2017.

10 ASSESSMENT AGAINST STATE PLANNING POLICY

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

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

11 ASSESSMENT AGAINST THE REGIONAL PLAN

It is considered the proposal aligns with the South East Queensland Regional Plan 2009-2031 (SEQRP) and the South East Queensland Regional Plan 2017 (Shaping SEQ) as it provides suitable infill development in an intended area.

12 DEVELOPMENT INFRASTRUCTURE (TRUNK)

There is no new trunk infrastructure required as part of the development; however, the proposal does trigger a requirement for additional contributions ($488,439) to be paid for Water and Waste sewerage infrastructure in accordance with a condition within the officer’s recommendation. This money will service the upgrade of sewerage infrastructure within the area and is required due to the increased density being sought and is intended to avoid issues with capacity.

13 INFRASTRUCTURE CHARGES

The final estimated infrastructure charge is $17,228,718.79.


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For further information on this matter, refer to the draft notice attached to this report entitled as Attachment: Infrastructure charges notice for the approved development.

Charges Resolution No.1 of 2017 Qty Rate Gross Charge AmountCommercial (Retail) 3,478 sq m Gross Floor Area @ $ 182.15 $ 633,517.70Entertainment 2,800 sq m Gross Floor Area @ $ 202.40 $ 566,720.00Multiple Dwelling 1 Bedroom 129 Dwellings @ $ 20,239.95 $ 2,610,953.55Multiple Dwelling 2 Bedroom 353 Dwellings @ $ 20,239.95 $ 7,144,702.35Multiple Dwelling 3+ Bedroom 18 Dwellings @ $ 28,335.90 $ 510,046.20Short Term Accommodation (1 Bedroom)

535 Dwellings @ $ 10,119.95 $ 5,414,173.25

Short Term Accommodation (2 Bedroom)

135 Dwellings @ $ 10,119.95 $ 1,366,193.25

$ 18,246,306.30

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

$ 18,246,306.30 $ 1,017,587.51 $ 17,228,718.79

14 LOCAL PLANNING INSTRUMENTS THAT MAY BE MATERIALLY AFFECTED BY THE DEVELOPMENT

Not applicable.

15 REFERRALS

15.1 Internal referrals

This application has been assessed by internal referral officers who have provided reasonable and relevant conditions. An overview of the recommended conditions is provided in the table below:

Internal city expert Comments and Conditions

City Architect High rise accommodation design code

Podium form PO1

The podium has a height of 3 storeys (approx. 20m) along the Surfers Paradise Boulevarde frontage. The height, form and scale of the podium are considered appropriate for this frontage based on the following:

The podium is setback 5m from the frontage boundary which creates a wider public space along the frontage and effectively reduces the perceived scale of the podium.

The podium setback is commensurate with the setback of the adjoining 20m high development to the north which creates continuity with the established urban form.

The height of the podium is commensurate with the height of the adjoining development to the north.

Despite exceeding the height of the building on the adjoining southern property, the podium height is appropriate for this higher order street within the Surfers Paradise centre.

The podium has a height of 1 storey (approx. 7.5m) along the Orchid Avenue frontage. The height, form and scale of the podium are commensurate with the established built form along Orchid Avenue which is typically low rise.


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Podium façade PO2

In the response to information request, the applicant provided further details on the podium materiality and formal composition.

The podium façade features strong design elements which feature robust concrete forms adorned with integrated landscaping. There is a balance of solid (i.e. light board formed concrete and dark smooth off-form concrete to levels 2 and 3, and travertine along the ground level), glazed and open areas in the elevation which contribute to an attractive visual composition. Landscaped planter beds are located at the podium edge which soften the built form, and contribute to the subtropical experience for pedestrians at ground and users of the development alike.

The podium façades (to both frontages) have a consistent visual appearance which is a bold aesthetic contrast to the typical Surfers Paradise vernacular. Despite this, the proposed treatment has high architectural merit and will make a positive contribution to the local streetscape character and pedestrian experience.

Ground plane activation PO3

The podium contributes to a lively ground plane (at both frontages) by locating active uses at the street edge. The ground level contains retail uses and lobbies, with communal space areas, bars and restaurants on levels 2 and 3 which provide a visual connection with the street.

Tower form PO4

The towers have a teardrop profile which creates the appearance of a narrow form when viewed from an east-west perspective. The curvilinear form will result in a dynamic appearance when viewed from different vantage points which will mitigate the perceived massing of the towers. The outcome is considered appropriate within the Surfers Paradise specialist centre.

The towers incorporate a scalloped glazing profile which adds interest to the form and promotes natural ventilation through casement windows. The vertical fins and gradient in the bronze toned glazing provides suitable solar screening for interior climate control.

The sculptural tower forms incorporate appropriately sized balconies within the curvilinear profile. This organisation of spaces results in a sleek, contemporary tower form which will contribute to the Surfers Paradise skyline.

Tower separation/setbacks PO5

The towers have a minimum separation of 10m (at the west), which opens to approximately 48m (to the east) due to their skewed alignment. This alignment will reduce the perceived impacts of tower proximity as the building’s appearance will change dependent on lighting, time of day, and the viewer’s perspective.

The tower separation is sufficient to maintain the reasonable


339 ADOPTED REPORT



privacy expectations of residents within the development.

The gradient in the glazing (i.e. transitioning from low transparency to medium transparency) will appropriately screen views into the adjacent tower (within the site).

The towers are setback a minimum of 4m from the side (northern and southern) boundaries, and due to the curvilinear form, have an average setback of 5.1m to these side boundaries. These setbacks are appropriate considering the specialist centre designation of Surfers Paradise and the intended intensity of built form within this centre.

Tower subtropical design PO6

The towers incorporate appropriately sized balconies and wintergardens which are extensions of internal living areas. The balconies are open nature and situated at the lower portions of the tower. The wintergardens—which are generally located at the upper storeys and inner elevations—are enclosed (with operable casement windows) to mitigate wind impacts. The wintergardens will ensure that these outdoor areas remain comfortable and useable.

Solar heat load is mitigated through the vertical fins (max. 600mm projection) running up the towers and the gradient in the bronze toned glazing.

Tower cap PO8, PO9

The tower caps have a terraced form which encloses all services and creates visual interest in the skyline.

The bronze toned glazing of the sculptural tower form will be accented through integrated lighting up the towers (which emphasise the scalloped glazing profile) and halo lighting (at the tower cap).

It is recommended the application be approved with conditions.

Conditions summary

Approved drawings, including the materiality and lighting strategy.

City Infrastructure Conditions summary

Rectification of Council’s infrastructure;

Existing infrastructure, structures and services;

Footpaths; and

Construction of vehicular crossings.

Environmental Assessment Conditions summary

Management of Acid sulfate soils.

Geotechnical Engineering Conditions summary

Certification of basement excavation stability; and

Supervision of works.


340 ADOPTED REPORT



Water and Waste Conditions summary

Extra payment to increase emergency storage at sewer pump station;

Relocation of existing sewer infrastructure;

Water reticulation;

Sub-metering;

Fire loading; and

Sewer reticulation.

Health and Regulatory Services Conditions summary

Acoustic management;

Hours of operation for the proposed Food and drink outlets, Shops and communal open space area; and

The management of solid waste.

Hydraulics and Water Quality Conditions summary

Approved Stormwater Management Plan;

Private infrastructure;

Overland flow paths and hydraulic alterations;

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

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

Dewatering management plan; and

Erosion and sediment control.

Landscape Assessment Conditions summary

Landscaping works on private land.

Open Space Assessment Conditions summary

Landscaping works on public land.

Plumbing and Drainage Conditions summary

Plumbing and drainage works.

Subdivision Engineering Conditions summary

Street lighting;

Electrical reticulation;

Telecommunications network (MCU); and

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

Transport Impact Assessment Conditions summary

Car parking;


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Bicycle parking; and Loading and unloading.

15.2 External referrals

Concurrence agency(s)

SARA of the Department of State Development, Manufacturing, Infrastructure and Planning were a Concurrence agency on this application as the State Government’s single referral agency given the proximity of the light rail (State infrastructure matters) and as the development exceeds 50,000m2 of gross floor area (architectural matters).

The Department have provided conditions of approval relating to the protection of the light rail corridor and were supportive of the proposal architecturally.

Advice agency(s)

There are no advice agencies triggered by this development application.

16 PUBLIC NOTIFICATION

16.1 Overview

In response to public notification:

Four (4) properly made submissions were received, all objecting to the proposal; and

Three (3) submissions were received that were not properly made all objecting to the proposal.

The points of objection are address within the table below.

Point of objection Officer’s comment

Intensity of use

Example:

“The proposal will increase pedestrian, traffic, and inhabitants significantly compared to the current uses.”

As detailed within this report, officers have carried out a thorough assessment of the proposal against the City Plan and consider it to comply with the relevant provisions as they relate to building height, density, setbacks, site cover and the scale and nature of the proposed podium. The Centre zone encourages intense built form outcomes which are built to boundary to efficiently use land and facilitate activity. Further, the development provides an outcome consistent with the Surfers Paradise Specialist centre itself as the City Plan encourages intense, vibrant uses within this area.

Acoustic impacts

Example:

“The proposed development will generate a large number of occupants, traffic and commercial activities that will generate a great increase in noise.”

As detailed within this report, officers have undertaken a detailed assessment of the potential acoustic impacts posed by the proposal which reflected the following:

Standard operations of the proposed Nightclub entertainment facility

The standard operations of the proposed open-air nightclub will comply with relevant decibel requirements and assessment benchmarks. Notwithstanding, there will be some impacts posed by low-frequency noise (bass). These impacts are considered appropriate in the site’s context, during the operational hours proposed and as these impacts do not prevent the proposal from complying with the relevant assessment criteria.

Special Events


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The Special Events are intended to emit noise up to 70dB(A) at the closest sensitive noise source and will therefore exceed decibel criteria while also presenting impacts through low-frequency noise (bass). However, following a detailed assessment these events have been considered appropriate on an infrequent basis (eight (8)) Special Events a year, in this context and with the proposed hours of operation, with music ending at 10:00pm.

Traffic impacts

Example:

“…a great number of cars and resulting traffic impacts will be introduced. Orchid Avenue and Surfers Paradise Boulevard are limited in traffic capacity due to being one lane in nature.”

The applicant provided a Traffic Impact Assessment which determined that the proposed development has a traffic generation potential of 280 peak hour vehicle trips, taking into account the reduced car parking supply on the site. Given the grid-style road network in Surfers Paradise, the proposed development traffic will distribute to a number of intersections, reducing the impact at any one intersection. An analysis was undertaken at the following intersections:

Orchid Avenue/Elkhorn Avenue;

Surfers Paradise Boulevarde/Elkhorn Avenue;

Surfers Paradise Boulevarde/Cavill Avenue;

Gold Coast Highway/Elkhorn Avenue; and

Gold Coast Highway/beach Road.

The analysis revealed that the proposed development traffic will result in only minor increases in delay and queuing at each intersection and does not warrant any works to mitigate impact. Further, the site is well serviced by the frequent light rail services, with a station 145m to the south, and facilitates the use of coaches to assist with the arrival of Short-term accommodation users, thereby further reducing the potential increase of private vehicles within the area.

16.2 Compliance with public notification requirements

The applicant has submitted a notice of compliance stating public notification has been completed in accordance with the requirements of the Development Assessment Rules under the Planning Act 2016.

Council has reviewed the public notification material and considers the applicant has complied with the requirements of the Development Assessment Rules.

16.3 Accepted submissions

Council has considered the not properly made submissions for the application and does not accept any of these submissions as the submissions were received outside of the notification period.

17 OTHER RELEVANT MATTERS

Not applicable.

18 CONCLUSION

After a detailed assessment of the proposed development, officers have determined that the proposed development complies with the Strategic Framework and the Purpose and Overall Outcomes of the


343 ADOPTED REPORT



relevant codes. Alternative Outcomes have been assessed and are determined to satisfy the Performance Outcome or the Purpose and Overall Outcomes of the relevant codes.

Council received seven (7) submissions in objection to the proposal which raised concerns with the proposal’s intensity, traffic impacts and potential acoustic impacts. As discussed in detail throughout this report, these concerns are considered to have been adequately addressed by the proposed development which is of a nature and scale that is appropriate for the surrounding area and consistent with the intent thereof. The proposed open-air Nightclub entertainment facility is considered appropriate, in this context, due to the proposed hours of operation and controls included within the officer’s recommendation. Therefore, following the detailed assessment of this proposal, it is recommended that the application be approved subject to conditions.

19 NOTIFICATIONS

The following property notifications will be applied:

NOTIFICATIONS

Noise/Acoustic

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

Stormwater (Management Plan)

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

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.

20 RECOMMENDATION

It is recommended that Council resolves as follows:

NATURE OF DECISION

A Council approves the issue of a Development Permit for Material Change of Use for Multiple dwellings (500 Units), Short-term accommodation (400 Hotel rooms), Short-term accommodation (270 Serviced apartments), a Nightclub entertainment facility, a Carwash, Food and drink outlets and Shops subject to the following conditions:

General

1 Timing

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


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2 Approved drawings

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

Planning

Drawing Title Author Date Drawing No. Ver

GENERAL ARRANGEMENT PLAN BASEMENT B4

ELENBERG FRASER

04.10.17 A0096 G


ELENBERG FRASER

04.10.17 A0097 G


ELENBERG FRASER

04.10.17 A0098 J


ELENBERG FRASER

18.10.17 A0099 K

GENERAL ARRANGEMENT PLAN GROUND FLOOR

ELENBERG FRASER

17.01.18 A0100 O

GENERAL ARRANGEMENT PLAN PODIUM L01

ELENBERG FRASER

29.09.17 A0101 I


ELENBERG FRASER

29.09.17 A0102 I

GENERAL ARRANGEMENT PLAN L03 RESIDENTIAL FACILITIES

ELENBERG FRASER

29.09.17 A0103

GENERAL ARRANGEMENT PLAN L10 TYPICAL HOTEL / TYPICAL APARTMENTS

ELENBERG FRASER

29.09.17 A0110 G

GENERAL ARRANGEMENT PLAN L24 HOTEL AMENITIES / TYPICAL APT

ELENBERG FRASER

29.09.17 A0124 G

GENERAL ARRANGEMENT PLAN L28 TYPICAL APTS / RES. FACILITIES

ELENBERG FRASER

29.09.17 A0128 G

GENERAL ARRANGEMENT PLAN L30 TYPICAL APARTMENTS

ELENBERG FRASER

29.09.17 A0130 G

GENERAL ARRANGEMENT PLAN L46 RES. AMENITIES / TYPICAL APTS

ELENBERG FRASER

29.09.17 A0146 G

ELEVATION L47 PLANT ROOM / TYPICAL APARTMENTS

ELENBERG FRASER

29.09.17 A0147 F

GENERAL ARRANGEMENT PLAN L48 TYP APTS / RESIDENTIAL FACILITIES

ELENBERG FRASER

29.09.17 A0148 G

GENERAL ARRANGEMENT PLAN L52 TYPICAL APARTMENTS / PENTHOUSE

ELENBERG FRASER

29.09.17 A0152 G


345 ADOPTED REPORT




ELENBERG FRASER

29.09.17 A0160 G

GENERAL ARRANGEMENT PLAN L64 UNIVERSE ROOM / ROOFTOP

ELENBERG FRASER

29.09.17 A0164 G

GENERAL ARRANGEMENT PLAN L66 TYPICAL PENTHOUSE / ROOFTOP

ELENBERG FRASER

29.09.17 A0166 F

GENERAL ARRANGEMENT PLAN L68 PENTHOUSE / ROOFTOP

ELENBERG FRASER

29.09.17 A0168 G

GENERAL ARRANGEMENT PLAN ROOFTOP / ROOFTOP

ELENBERG FRASER

29.09.17 A0171 G

ELEVATION

NORTH ELEVATION

ELENBERG FRASER

29.09.17 A0900 I

ELEVATION

SOUTH ELEVATION

ELENBERG FRASER

29.09.17 A0901 I

ELEVATION

EAST ELEVATION

ELENBERG FRASER

29.09.17 A0902 I

ELEVATION

WEST ELEVATION

ELENBERG FRASER

29.09.17 A0903 I

ELEVATION SURFERS PARADISE BLVD. STREETSCAPE

ELENBERG FRASER

29.09.17 A0910 I

ELEVATION ORCHID AVE. STREETSCAPE

ELENBERG FRASER

29.09.17 A0911 I

SECTION

SECTION A-A

ELENBERG FRASER

29.09.17 A0950 H

SECTION

SECTION B-B

ELENBERG FRASER

04.10.17 A0951 I

SECTION

STREET INT. SURFERS PARADISE BLVD 1

ELENBERG FRASER

04.10.17 A0960 K

SECTION


ELENBERG FRASER

04.10.17 A0961 H

SECTION


ELENBERG FRASER

04.10.17 A0962 H

SECTION

STREET INT. ORCHID AVE

ELENBERG FRASER

29.09.17 A0970 H

ELEMENTAL DETAILS PODIUM AXONOMETRIC

ELENBERG FRASER

29.09.17 A1100 C


346 ADOPTED REPORT



ELEMENTAL DETAILS

SURFERS PARADISE BLVD. FAÇADE

ELENBERG FRASER

29.09.17 A1101 C

APARTMENT TYPES TYPICAL APARTMENTS

ELENBERG FRASER

29.09.17 A2510 H

Office of City Architect


PODIUM RESPONSE ELENBERG FRASER

8 August 2017

03.03 (p. 54) A


8 August 2017

03.03 (p. 55) A


8 August 2017

03.03 (p. 59) A

TOWER RESPONSE ELENBERG FRASER

8 August 2017

03.04 (p. 69) A


8 August 2017

03.04 (p. 71) A


8 August 2017

03.04 (p. 72) A


8 August 2017

03.04 (p. 73) A


8 August 2017

03.04 (p. 74) A


8 August 2017

03.04 (p. 75) A


8 August 2017

03.04 (p. 77) A

SURFERS PARADISE BOULEVARDE MATERIALITY

ELENBERG FRASER

6 October 2017

02.01 A


ELENBERG FRASER

6 October 2017

02.02 A

ORCHID AVENUE MATERIALITY

ELENBERG FRASER

6 October 2017

02.04 A


ELENBERG FRASER

6 October 2017

02.05 A

TOWER LIGHTING STRATEGY ELENBERG FRASER

6 October 2017

02.06 A

PODIUM LIGHTING STRATEGY ELENBERG FRASER

6 October 2017

02.07 -

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

3 Approved Plans

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


347 ADOPTED REPORT



Health and Regulatory Services

Plan Title Author Date Plan Reference No. Ver

Wanderlust Development, Surfers Paradise – Response to Council’s Outstanding Matters (Acoustics) letter

ASK Acoustics & Air Quality

30 January 2018

8961R03V01_draft2.docx

Wanderlust Development, Noise Impact Assessment


30 January 2018

8961R02V06.docx

Waste Management 3173 Surfers Paradise Blvd & 24-26 Orchid Ave, Surfers Paradise

TTM 23 October 2017

RFI Response

Hydraulics and Water Quality


Wanderlust Development at 3155 to 3173 Surfers Paradise Boulevard & 24 to 26 Orchid Avenue, Surfers Paradise QLD 4217 - Site Based Stormwater Management Plan

H2One Pty Ltd

21 June 2017

- Final V2

Transport Impact Assessment


Wanderlust Mixed Use Development Orchid Avenue Service Vehicle Management Plan

Cardno 15 January 2018

Project No HRP16308

4 Studies

The proposed development includes studies which must include fixed furnishings (e.g. a desk), or, alternatively, not be provided with a door and are not to be converted into bedrooms.

Trunk Development Infrastructure

5 Extra payment condition

a Pay to Council extra trunk infrastructure costs in the amount of $488,439 prior to commencement of the use.

b This condition has been imposed as the development will require additional emergency storage at sewer pump station SPS A3 in the 2037 to 2066 Planning Horizon.

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

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


348 ADOPTED REPORT



V = 56.7kL, i.e. additional volume of emergency storage required (kL)

Base unit cost of emergency storage = 3,399.12 ($/kL) (calculated using Equation 13 of the Water and Sewerage Infrastructure Plan Detailed Cost Analysis(2014))

Adjustment factor = 1.5 (for overhead and contingency allowance)

i = 2.12% - indexation (10 year average of ABS 6247 roads and bridges index 3101 Queensland Table 17)

n = 25, i.e. the number of years the cost is being bought forward, from the beginning of the planning horizon year in which the additional storage is needed (2037), less the year the cost estimates rates were calculated from (2012).

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

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

ii The construction of extra emergency storage of 56.7kL at SPS A3 is to be completed prior to commencement of the use;

iii Construction must be coordinated with Council, and any upgrade identified in Council’s Water Supply and Sewerage Infrastructure Plan for sewer pump station SPS A3 will be constructed by Council.

Property

6 Lots to be amalgamated

Amalgamate Lot 1 on RP216103, Lot 4 on RP209406, Lot 57 on RP21839, and Lot 85 on RP21839 into one lot and register the plan of amalgamation prior to commencement of the use.

7 Private infrastructure

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

a Stormwater management devices and infrastructure maintained in accordance with the SQID Maintenance Management Plan (MMP).

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

c Private internal sewer reticulation.

d Private internal water reticulation.

Amenity

8 Hours of operation and loading and unloading

a Undertake all activities (unless specifically addressed below) associated with the operation of the Pool Deck between the hours of 7:00am to 10:00pm only, with patrons relocated to internal areas between 10:00pm to 10:30pm.

b Conduct loading and unloading activities (excluding waste collection) between the hours of 7:00am to 6:00pm only.

c Ensure the use of communal outdoor open space is undertaken between the hours of 7:00am to 10:00pm only.

9 Special Events

The Special Events occurring on-site are restricted as follows:

a Amplified music and entertainment for Special Events is permitted to emit noise levels between 62 to 70dB(A) L10 ‘Fast response’ (5min) at the closest off-site receiver.

b There are to be no more than eight (8) Special Events a year and no more than two (2) in a


349 ADOPTED REPORT



month. The amount of events each year do not cumulate if all the events in any year do not occur;

c Special Events must only occur on a non-consecutive Friday, Saturday or public holiday between the hours of 10:00am to 10:00pm only, with patrons relocated to internal areas between 10:00pm to 10:30pm, except for New Year’s Eve. Special Events are permitted to occur on New Year’s Eve regardless of the day it falls on and is permitted to operate until 1:00am, with patrons relocated to internal areas between 1:00am to 1:30am.

d The Body Corporate or proponent must provide the following notifications: i Notification to Council no less than two (2) weeks prior to an event; and

ii Notification to the residents of the development no less than two (2) weeks prior to an event.

e The Special Events must comply with the Noise Management Plan required as part of this approval.

10 Special Event Noise Management Plan (SENMP)

Prepare and submit a Special Event Noise Management Plan to Council for approval prior to commencement of use. The noise management plan shall include the following:

a Review and inclusion of all operational recommendations outlined in the approved acoustic reports;

b The proposed scale, type, hours of operation and sound system to be used; c Provide details that illustrate the location of the mixing desk and permanent monitoring

station; d Clearly identify the speaker positions and orientation of the speakers; e Specify noise limits at the mixing desk/monitoring location to comply with associated noise

criteria; f Provide details of the noise monitoring procedure for Special Events; g Provide details of how surrounding noise sensitive residents will be advised of Special

Events including details of the notification method, notification area and complaint hotline details;

h Specify the complaint receipt, recording and handling procedure; and i Provide for the regular review and amendment of the Special Event Noise Management

Plan accounting for any complaints received. Note:

Special Events within the Pool Deck area shall operate in accordance with the approved Special Event Noise Management Plan.

Council reserves the right to request a review/amendment of the SENMP upon receipt of non-vexatious complaints.

11 Screening of visually offensive components

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

a Refuse storage areas

b Service equipment

c Mechanical ventilation

d Refrigeration units

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

Environmental and Landscaping


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12 Landscaping works on private land

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


Wanderlust Landscape Report

Site Image Landscape Architects

18.10.2017 Pages 1-13 F

and include in particular:

Tree species must be a minimum bag size of 200L at the time of planting; a

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

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

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;

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

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

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

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

With regard to the cascading planting, the applicant must submit management dnotes with the detailed landscape plan; these management notes must:

Provide detailed information as to how the irrigation and nutritional irequirements of these vegetative systems will be consistently met according to best horticultural practices;

Stipulate a maintenance schedule for these systems; ii

Provide details of the minimum standards to which these systems must be iiimaintained;

Demonstrate how the planting will be accessed for maintenance; and iv

Describe actions to be taken if the systems should fail to function as vintended.

Plant species used on site must have a proven tolerance to coastal conditions and salt laden winds;

The detailed landscape plan must show locations of, and a cross-sectional detail of the bio-retention systems that are required by the Stormwater Management Plan prepared for the site. The cross-sectional detail must identify the filter media depth and the surface treatment proposed for the systems. The detailed landscape plan must also incorporate an appropriate list of species in the plant schedule which are suitable for a bio-retention area. Planting densities within the bio-retention area must match those specified in City Plan Policy – Land Development Guidelines – SC6.9.3 Water Sensitive Urban Design. The arrangement where the bio-retention filter media is set back from planter edges as shown on the referenced Statement of Landscape Intent must be carried through into the detailed design; and


351 ADOPTED REPORT



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

13 Implementation of Landscaping

a All green walls/landscaping associated with the development must be implemented and maintained to a standard consistent with the drawings listed in conditions ‘Approved drawings’ and ‘Landscaping works on private land’.

b Prior to the issue of a Certificate of Classification, and the development’s occupation and commencement of use, the applicant must demonstrate through the Body Corporate legal arrangements and Community Management Statements, that all aspects and programs for the standard and maintenance of any green walls/landscaping associated with the development are maintained in perpetuity for the life of the development.

14 Landscaping works within public open spaces

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




18 October 2017

002 ‘F’


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

ii Include a minimum of twelve (12) street trees, such as Syzygium moorei (rose apple) or Syzygium tiereyanum (river cherry), within the public road reserve fronting the subject site along Surfers Paradise Boulevarde;

iii Include a minimum of six (6) street trees, such as Livistona australis (Australian Fan Palm) within the public road reserve fronting the subject site along Orchid Avenue;

iv All street trees must be minimum 200L bag size at time of planting;

v Street trees should be spaced according to species to achieve continuous tree canopy;

vi All street trees within the public road reserve fronting the subject site, are to be within the utility zone realigned and located minimum 600mm from the outermost boundary of the road reserve, adjoining the loading zone (typically the front of kerb);

vii Street trees must be located a minimum 3m distance from driveways all proposed VXOs, and of minimum 3m trunk height at maturity;

viii Tree surrounds are to be in-ground metal grates;

ix Each street tree proposed within the public road reserve must be provided with a minimum eight (8) cubic metres of usable soil volume by way of proprietary product ‘Strata Cell’ structural soil cell;

A. The cells must be arranged in a manner so as to not extend to a depth greater than 1 metre; and

B. The cells must be installed in accordance with manufacturer’s recommendations.

x Plans must delineate between and include the location of all existing trees to be retained, new proposed trees, and existing trees to be removed;


352 ADOPTED REPORT



xi Include cross-sectional drawings of the interface between the private development and public road reserve fronting the subject site on Surfers Paradise Boulevarde and Orchid Avenue;

xii The access zone should provide clear pedestrian access along the property line and the building frontage;

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

c Maintenance management requirements and costs:

i The applicant must maintain all components of public landscape in accordance with specifications applicable for the development. In accordance with activity Specifications for Generic Open Space Management Plan (http://www.goldcoast.qld.gov.au/documents/bf/geotechnical_open_space_guidelines.pdf)

ii The applicant must provide as part of the public landscape OPW, annual maintenance costings and for all landscape items relevant to the development for the duration of the establishment and on maintenance periods.

Note: The contents of the Statement of Landscape Intent (‘SLI’) referenced in this Decision Notice are 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 SLI.

Transport

15 Off street vehicle and car parking facilities

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

i A minimum of 467 car parking spaces and 27 motorcycle parking spaces, comprising:

o 316 resident spaces

o 54 freely accessible visitor spaces

o 8 freely accessible non-residential spaces

o 34 short term accommodation (hotel) spaces

o 16 short term accommodation (apartment) spaces

o 39 car share spaces

o 27 motorcycle spaces

ii All spaces are drained, sealed and line marked. All spaces are drained, sealed and line marked.

iii Clearly identified signage and directional markings including:

o Visitor car parking must be clearly identifiable through the provision of signage denoting “Visitor Parking”.

o Car share scheme parking spaces must be clearly identifiable through the provision of signage and line marking, located within the common property of the development.

o Signage located within the development visible to entering vehicles from Orchid Avenue with wording giving direction to visitor parking at basement level.

o Signs and line marking to identify persons with disabilities parking (AS2890.6)


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and motorcycle parking.

iv The building management, body corporate and/or third party provider acting on their behalf must implement, operate and maintain a car share scheme on-site and provide for the use of all residents (Multiple Dwelling) and guests (Short Term Accommodation) of the development.

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

16 Off street bicycle parking and end of trip facilities

a Design, construct and maintain 512 off street bicycle parking and end of trip facilities at no cost to Council generally in accordance with the Transport code of the City Plan and include in particular:

i 432 Security Level B spaces for staff, residents and guests.

ii 80 Security Level C spaces for visitors and patrons.

iii Signs and line marking to give direction to visitor bicycle 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.

b Undertake all works prior to commencement of the use.

17 Loading and unloading

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

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

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

iii All vehicles must enter and exit the site in a forward gear.

iv The largest vehicle permitted on the site is a 12.5m long HRV or Coach. The dimensions of the vehicles are to be generally in accordance with AS2890.2.

Engineering

18 Gross pollutant trap (GPTs)

Install a GPT (hydrocarbon and litter separator) within the basement car parking area, to treat water before it discharges to Council’s stormwater network prior to commencement of the use.

19 Electrical reticulation

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

i Provide underground electricity to the subject building/s.

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

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

20 Telecommunications network

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

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

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


354 ADOPTED REPORT



cables.

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

21 Rectification of Council’s infrastructure

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

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

22 Existing infrastructure, structures and services

a Obtain an operational works approval for the removal/ relocation of existing infrastructure, structures and services identified on the drawings prior to a request is made to Council to approve the commencement of the use at no cost to Council.

i Remove redundant vehicular crossing.

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

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

b Construct and maintain the identified Council infrastructure at no cost to Council prior to a request is made to Council to approve the commencement of the use.

23 Footpaths

a Obtain an operational works approval for the design and construction of all footpaths marked on the drawings listed below, prior to a request is made to Council to approve the commencement of the use at no cost to Council:


Public Domain Plan Site Image 15.10.2017 002 F

Public Domain Sections Site Image 15.10.2017 003 F


i Provision of equitable access, and achieve compliance with AS1428

ii pedestrian movement is separated from the flow of vehicle for all vehicular crossings and internal driveways through the use of contrasting colours and finishes, or via physical separation such as the introduction of bollards or a kerb

iii Detailed drawings demonstrating that all necessary Council infrastructure is relocated to provide the required separation from the proposed vehicular crossings. All affected infrastructure, including gully pits, a power box for CCTV, light fixtures and alike, should be relocated to provide a minimum separation of 1.0 metre from the crossover splays

iv Liaise with Jenni Baxter and Sam Creyton of Council’s Arts & Culture Branch for the relocation of any existing public art within Council’s road reserve (e.g. public art within the site’s Orchid Avenue frontage).

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

24 Driveways and vehicular crossings

a Obtain an operational works approval for the design and construction of the driveway and vehicular crossings prior to a request is made to Council to approve the commencement of


355 ADOPTED REPORT



the use at no cost to Council and include in particular:

i Construct and position so as to enable the maintenance of a public road and road verge, and not cause any obstruction to pedestrians or vehicular traffic.

ii Not cause damage to vehicles or road infrastructure.

iii Provide effective access between the road and the property.

iv Provide hydraulic capacity to allow stormwater flow towards the closest stormwater infrastructure.

v Compliance with AS11.2 of the Car Parking, Access and Transport Integration Constraints Code.

vi Compliance with the grade and transition requirements of section 2.6 of AS2890.1-2004 Parking Facilities Part 1: Off Street Car Parking.

vii Vehicles will not scrape or bottom out when entering or exiting the site.

b Obtain an operational works approval for the design and construction of the relocation of the gully pit, prior to a request is made to Council to approve the commencement of the use at no cost to Council and include in particular:

i The gully pits at the front of the subject site on Orchid Avenue at the location of the proposed vehicular crossings must be relocated to provide a minimum separation of 1.0 metre from the crossover splays and/or driveway. The applicant must obtain all necessary approvals associated with the relocation of the gully pit and undertake the relocation to the satisfaction of the Council, at no cost to Council.

ii Design drawing of the storm water drainage and certified engineering calculations of the stormwater to be relocated must be submitted to the Council for approval by the Council.

iii The approved drawings will form part of operational works application and a stamped copy will be returned to the applicant. The development must be carried out in accordance with the approved drawings.

Stormwater Drainage

25 Overland flow paths and hydraulic alterations

a Leave unaltered the overland flow paths on the site, such that the characteristics of existing overland flows on other properties remain uninhibited and unchanged.

b The development must not:

i Increase peak flow rates downstream from the site

ii Increase flood levels external to the site

iii Increase duration of inundation external to the site that could cause loss or damage

26 SQIDs maintenance management plan

a Prior to the commencement of the use of the premises, the applicant must prepare a SQID Maintenance Management Plan (MMP) from a Registered Professional Engineer Queensland (RPEQ) specialising in stormwater in accordance with City Plan Policy – Land Development Guidelines and with reference to the Water by Design document “Maintaining Vegetated Stormwater Assets” Version 1 February 2012.

b The MMP must include, but not necessarily be limited to, the following key information:

i Design intent and description of the device(s)

ii The location and specific dimensions of the device(s)

iii Approved / designed water quality objectives

iv Water quality monitoring procedures


356 ADOPTED REPORT



v Monitoring frequency

vi Specifications and procedures for device(s) maintenance

vii Plant and equipment access details for maintenance activities

viii Maintenance activity schedule defining frequency, area (m2) per maintenance zone, hours, staff, plant and equipment, approximate costs per rotation, and per annum

ix Performance indicators / intervention levels / triggers for reactive maintenance

x Any necessary preventative maintenance measures

xi Acceptable solutions for specific items, i.e. acceptable plant species substitutions based on availability, hydraulic conductivity, water quality objectives, etc

xii Approximate lifecycle maintenance costs.

c Prior to the commencement of the use of the premises, the applicant must take necessary measures to reflect the requirements of SQID Maintenance Management Plan within the by-laws of the Body Corporate / Community Management Scheme.

27 Erosion and sediment control

a Undertake works generally in accordance with the Best Practice Erosion & Sediment Control (IECA Australasia, November 2008) and ensure:

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

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

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

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

Sewer and Water Works

28 Water reticulation

a Design, construct and connect water services to Council’s potable water supply network at the existing 150mm water mains in Surfers Paradise Boulevarde and Orchid Avenue, prior to commencement of the use, at no cost to Council;

and in particular:

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

ii Ensure the property services, water meter boxes and water meters must be provided, at the boundary of the development site.

iii Decommission redundant water connections.

29 Sewer reticulation

a Obtain an operational works approval for the design, construction and connection of a sewer property service for the site to Council’s sewer network at the existing 300mm sewer main in Orchid Avenue, prior to commencement of the use, at no cost to Council;


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and in particular:


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

iii Remove the redundant 150mm sewer main located at the centre of the development site up to the northern boundary of Lot 4 on RP209406.

iv Remove/seal/cap all redundant sewer property connections.

30 Sub-metering

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

31 Fire loading

Fire loading must not exceed 30L/s for 4 hours duration.

Construction Management

32 Certification of works

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

Geotechnical Engineering

Certified document

Certification date

Plan/ Drawing

Expert discipline

Requesting Council Section

Basement excavation retention design certification

Prior to the issue of a development permit for building works

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


The certification is to confirm:

The basement excavation retention system has been adequately designed abased on existing geotechnical conditions of the site;

Detailed stability analyses have been carried out for the designed basement bexcavation retention system;

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

A site-monitoring plan is in place for the entire basement dexcavation/construction period and for a post-construction period of at least


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three months in order to monitor and detect impact on the stability and integrity of the adjacent properties/structures; and

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


Certified document

Certification date

Plan/ Drawing

Expert discipline


Post- construction certification

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


Development Compliance


All geotechnical engineering works in relation to the basement aexcavation/construction were supervised; and

The basement excavation/construction has been satisfactorily carried out on bsite and there are no visible signs or monitored data indicating any adverse effects on the stability and integrity of the adjacent buildings, properties and infrastructure.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Acoustic compliance report

Prior to commencement of the use

Wanderlust Development, Surfers Paradise – Response to Council’s Outstanding Matters (Acoustics) letter; and Wanderlust Development, Noise Impact Assessment

Acoustic Engineer



a The development has been designed in accordance with the established noise criteria and recommendations outlined in an approved Acoustic Reports.


359 ADOPTED REPORT




Certified document

Certification date

Plan/ Drawing

Expert discipline


Waste Management compliance report


Waste Management 3173 Surfers Paradise Blvd & 24-26 Orchid Ave, Surfers Paradise, prepared by ‘TTM’ dated 23 October 2017.

Suitably qualified person



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

b The developments waste facilities have been located, designed and constructed in accordance with SC6.13 City Plan policy – Solid waste management.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Waste Management (Servicing) compliance report

Prior to Building Approval





a The development has been designed and constructed in accordance with the recommendations outlined in the approved Waste Management Plan so as to provide the nominated Refuse Collection Vehicle with unobstructed overhead clearance during bin servicing operations; and

b The developments waste facilities have been located, designed and constructed in accordance with SC6.13 City Plan policy – Solid waste management, Appendix C so as to provide the nominated Refuse Collection Vehicle with unobstructed overhead clearance during bin servicing operations.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Light Impact compliance report


Lighting Engineer



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a The development shall be designed and constructed to ensure all outdoor lighting is in compliance with ‘AS4282-1997 – Control of Obtrusive Effects of Outdoor Lighting’.

Note: It is recommended a Lighting Impact Consultant be engaged to ensure compliance with the above AS4282.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Post construction certification

Prior to commencement of the use of the premises

Wanderlust Development at 3155 to 3173 Surfers Paradise Boulevard & 24 to 26 Orchid Avenue, Surfers Paradise QLD 4217 - Site Based Stormwater Management Plan (H2One Pty Ltd, 21 June 2017)

Registered Professional Engineer Queensland (RPEQ)

Development compliance


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


Certified document

Certification date

Plan/ Drawing

Expert discipline


Agreement to remove hydrocarbons for GPT



The certification (evidence) is to confirm:

i An agreement has been entered into with the appropriately licensed waste removal entity, for the removal of hydrocarbons/waste.

The certification is to also provide:

i A copy of the agreement.


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Subdivision Engineering

Certified document

Certification date

Plan/ Drawing

Expert discipline


Registered survey plan/s

Prior to Commencement of use

A registered land surveyor



i The site has been amalgamated into one lot.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Certificate for electricity supply


An authorised supplier (e.g. Energex)



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


Certified document

Certification date

Plan/ Drawing

Expert discipline


Contractual agreement (e.g. Agreement Advice or Completion Letter from Telstra. Alternatively, a copy of Master Development Agreement or Small Development Agreement from NBN Co).


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



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

Water and Waste

Certified document

Certification date

Plan/

Drawing

Expert discipline


As - constructed Prior to - Registered Compliance


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Plan with the decommissioning of the main shown on the plan

commencement of the use

Surveyor Section


i The decommissioning of the main has occurred so Council asset register can be updated.

33 Availability of approved plans, drawings and reports

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

34 Supervision of works

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

When using this condition, the Certification of works condition should also be used to confirm Supervision of works has occurred.


Expertise required of the suitably qualified professional

Actions to be overseen by the professional

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

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

35 Sand management plan

a Prepare and submit for approval a Sand management plan generally in accordance with the Coastal erosion hazard (ocean front land) code of the City Plan prior to any works commencing.

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

i Outline actions to ensure excavated sand is cleaned, treated, placed, levelled and stabilised.

ii Ensure sand is cleaned using a 20mm sieve to remove all material other than clean sand.

iii Ensure sand is delivered and deposited to (identify relevant beach). c If the sand to be excavated will exceed 1,500 cubic metres, the Sand management plan

must confirm that a supervisor, appointed by Council, will be employed at the applicant’s cost for the duration of the sand excavation and deposition. 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.

d Implement the Sand management plan during construction works at no cost to Council.

36 Dewatering management plan

a Obtain a Management Plan approval for a Dewatering management plan generally in


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accordance with the Guidelines for Dewatering Management Plan dated May 2016, prior to any works commencing.

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

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

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

iii Anticipated dewatering flow rate and total dewatering duration.

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

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

vi Measures and techniques to manage geotechnical stability issues.

vii Contingency plan in case of emergency situation.

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

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

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

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

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

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

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

xv Seasonal variability of the receiving water quality.

xvi Assessment of the viability of treating or recycling wastewater.

xvii Location of all treatment pads.

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

37 Acid sulfate soils management plan

a Obtain a Management Plan approval for an Acid Sulfate Soils Management Plan generally in accordance with the Acid Sulfate Soils Overlay Code of the City Plan to implement acid sulfate soil control measures at no cost to Council.

b The Management Plan approval is to be obtained prior to the earlier of:

A development application for operational work; or

Any works commencing on site.

38 Dust management plan

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

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

i Provide details of sources of dust and particulate emissions.


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

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

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

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

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

39 Construction management plan

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

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

i Provide hours of construction.

ii Provide details on vehicle access (including responsibility for maintenance of the defined cartage route) during construction hours.

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

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

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

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

vii Details on the presentation of hoarding to the street.

viii Provide details for tree management.

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

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

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

Note:

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

40 Noise management plan

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

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

i Provide details of expected noise sources.

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


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sensitive receptor stated in schedule 1 of the Environmental Protection (Noise) Policy 2008.

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

iv Provide details of complaint response procedures.

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

c Implement the Noise management plan prior to any works commencing at no cost to Council.

41 Haulage access/site management plan

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

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

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

ii Provide Loading/unloading operations.

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

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

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

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

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

42 Transport of soil/fill/excavated material

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

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

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

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

Plumbing and Drainage Act 2002

43 Plumbing and drainage works

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

Note:

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


366 ADOPTED REPORT



Council’s website).

Advice Notes

A Development infrastructure

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

B Further development permits/compliance permits

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

Landscape Assessment

- Operational Works Approval for landscape works

Open Space Assessment

- Operational works Approval for landscape works.

Water and Waste

- Operational Works Approval for Infrastructure

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

C Stormwater

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

D Separate service connection points

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

E Connections to, alteration or realignment of Council infrastructure

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

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

F Water meter sizing

All water meters 100 mm in diameter or larger require an operation works approval.

a Refer to Gold Coast Water and Waste Network Modifications, Extension and Connections


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Policy Procedures, available on Council’s website: http://www.cityofgoldcoast.com.au

G Ground anchors

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

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.

H Gold Coast Airport approval of building and/or structure height

Any building or structure (including construction crane or other temporary equipment) in the City extending to a height of 110 metres or more above ground level must be notified to Gold Coast Airport Pty Ltd.

I Compliance with conditions

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

J Indigenous cultural heritage legislation and duty of care requirement

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

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

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

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

d If breached, is subject to criminal offence penalties.

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

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

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

K Infrastructure charges

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

L Properly made submissions

There were properly made submissions about the application. The name and address of the principal submitter for each properly made submission is attached to the decision notice.


368 ADOPTED REPORT



M Applicant responsibilities

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

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

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

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

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

d Ensuring the 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 exceed $150,000. Acceptable proof of payment is a Q.Leave –Notification and Payment Form approved by the Authority. Proof of payment must be provided before Council can issue a development permit for the Operational works. This is a requirement of section 77(1) of the Building and Construction Industry (Portable Long Service Leave) Act 1991; and

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

g Obtaining any necessary local government/state approvals where works require the installation of temporary ground anchoring into adjacent Road Reserves. Where ground anchoring is proposed into an adjacent private property, approval from the relevant property owners(s) is required

N Notice of works timetable

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

O Water usage

The use of potable water is not permitted in activities associated with road and pavement construction, the compaction of fill material or dust suppression. The use of recycled water is encouraged, especially where other alternative sources do not exist. Where recycled water is proposed to be used, contact the Water and Waste Recycled Water Management Team. More information is available for viewing on Council’s website http://www.goldcoast.qld.gov.au/environment/recycled-water-for-industry-7900.html

Property Notifications

A Stormwater

There are development approval conditions applicable in relation to stormwater management on this lot/subsequent lots. All property owner(s) must ensure compliance with these


369 ADOPTED REPORT



conditions. Refer to Council of the City of Gold Coast’s Decision Notice (MCU 201701214). A copy of Council’s Decision Notice is available for viewing on Council’s website www.goldcoastcity.com.au/pdonline

B Noise/Acoustic

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

C Study/Media Rooms


Author: Authorised by:

Hoagy Moscrop-Allison Amanda Tzannes

Acting Senior Planner Acting Director Planning and Environment

March 2018


370 ADOPTED REPORT


ITEM 3 (Continued) MCU FOR MULTIPLE DWELLINGS, SHORT-TERM ACCOMMODATION, SHORT-TERM ACCOMMODATION, NIGHTCLUB ENTERTAINMENT FACILITY, CARWASH, FOOD AND DRINK OUTLETS, AND SHOPS - 24-26 ORCHID AVENUE AND 3155-3173 SURFERS PARADISE BOULEVARDE, SURFERS PARADISE – DIVISION 7 PN67722/01/DA6

Committee Recommendation Adopted At Council 23 March 2018 Changed recommendation Condition 9 COMMITTEE RECOMMENDATION EPE18.0321.003 moved Cr Owen-Jones seconded Cr Gates

NATURE OF DECISION

A Council approves the issue of a Development Permit for Material Change of Use for Multiple dwellings (500 Units), Short-term accommodation (400 Hotel rooms), Short-term accommodation (270 Serviced apartments), a Nightclub entertainment facility, a Carwash, Food and drink outlets and Shops subject to the following conditions:

General

1 Timing

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

2 Approved drawings

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

Planning



ELENBERG FRASER

04.10.17 A0096 G


ELENBERG FRASER

04.10.17 A0097 G


ELENBERG FRASER

04.10.17 A0098 J


ELENBERG FRASER

18.10.17 A0099 K

GENERAL ARRANGEMENT PLAN GROUND FLOOR

ELENBERG FRASER

17.01.18 A0100 O


ELENBERG FRASER

29.09.17 A0101 I


ELENBERG FRASER

29.09.17 A0102 I

GENERAL ARRANGEMENT PLAN L03 RESIDENTIAL FACILITIES

ELENBERG FRASER

29.09.17 A0103

GENERAL ARRANGEMENT PLAN L10 TYPICAL HOTEL / TYPICAL APARTMENTS

ELENBERG FRASER

29.09.17 A0110 G

GENERAL ARRANGEMENT PLAN L24 HOTEL AMENITIES /

ELENBERG FRASER

29.09.17 A0124 G


371 ADOPTED REPORT



TYPICAL APT

GENERAL ARRANGEMENT PLAN L28 TYPICAL APTS / RES. FACILITIES

ELENBERG FRASER

29.09.17 A0128 G

GENERAL ARRANGEMENT PLAN L30 TYPICAL APARTMENTS

ELENBERG FRASER

29.09.17 A0130 G

GENERAL ARRANGEMENT PLAN L46 RES. AMENITIES / TYPICAL APTS

ELENBERG FRASER

29.09.17 A0146 G

ELEVATION L47 PLANT ROOM / TYPICAL APARTMENTS

ELENBERG FRASER

29.09.17 A0147 F

GENERAL ARRANGEMENT PLAN L48 TYP APTS / RESIDENTIAL FACILITIES

ELENBERG FRASER

29.09.17 A0148 G


ELENBERG FRASER

29.09.17 A0152 G


ELENBERG FRASER

29.09.17 A0160 G

GENERAL ARRANGEMENT PLAN L64 UNIVERSE ROOM / ROOFTOP

ELENBERG FRASER

29.09.17 A0164 G

GENERAL ARRANGEMENT PLAN L66 TYPICAL PENTHOUSE / ROOFTOP

ELENBERG FRASER

29.09.17 A0166 F

GENERAL ARRANGEMENT PLAN L68 PENTHOUSE / ROOFTOP

ELENBERG FRASER

29.09.17 A0168 G

GENERAL ARRANGEMENT PLAN ROOFTOP / ROOFTOP

ELENBERG FRASER

29.09.17 A0171 G

ELEVATION

NORTH ELEVATION

ELENBERG FRASER

29.09.17 A0900 I

ELEVATION

SOUTH ELEVATION

ELENBERG FRASER

29.09.17 A0901 I

ELEVATION

EAST ELEVATION

ELENBERG FRASER

29.09.17 A0902 I

ELEVATION

WEST ELEVATION

ELENBERG FRASER

29.09.17 A0903 I

ELEVATION SURFERS PARADISE BLVD. STREETSCAPE

ELENBERG FRASER

29.09.17 A0910 I

ELEVATION ORCHID AVE. STREETSCAPE

ELENBERG FRASER

29.09.17 A0911 I


372 ADOPTED REPORT



SECTION

SECTION A-A

ELENBERG FRASER

29.09.17 A0950 H

SECTION

SECTION B-B

ELENBERG FRASER

04.10.17 A0951 I

SECTION


ELENBERG FRASER

04.10.17 A0960 K

SECTION


ELENBERG FRASER

04.10.17 A0961 H

SECTION


ELENBERG FRASER

04.10.17 A0962 H

SECTION

STREET INT. ORCHID AVE

ELENBERG FRASER

29.09.17 A0970 H

ELEMENTAL DETAILS PODIUM AXONOMETRIC

ELENBERG FRASER

29.09.17 A1100 C

ELEMENTAL DETAILS

SURFERS PARADISE BLVD. FAÇADE

ELENBERG FRASER

29.09.17 A1101 C

APARTMENT TYPES TYPICAL APARTMENTS

ELENBERG FRASER

29.09.17 A2510 H

Office of City Architect



8 August 2017

03.03 (p. 54) A


8 August 2017

03.03 (p. 55) A


8 August 2017

03.03 (p. 59) A


8 August 2017

03.04 (p. 69) A


8 August 2017

03.04 (p. 71) A


8 August 2017

03.04 (p. 72) A


8 August 2017

03.04 (p. 73) A


8 August 2017

03.04 (p. 74) A


8 August 2017

03.04 (p. 75) A


8 August 2017

03.04 (p. 77) A


ELENBERG FRASER

6 October 2017

02.01 A


373 ADOPTED REPORT




ELENBERG FRASER

6 October 2017

02.02 A


ELENBERG FRASER

6 October 2017

02.04 A


ELENBERG FRASER

6 October 2017

02.05 A

TOWER LIGHTING STRATEGY ELENBERG FRASER

6 October 2017

02.06 A

PODIUM LIGHTING STRATEGY ELENBERG FRASER

6 October 2017

02.07 -

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

3 Approved Plans

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



Wanderlust Development, Surfers Paradise – Response to Council’s Outstanding Matters (Acoustics) letter


30 January 2018

8961R03V01_draft2.docx



30 January 2018

8961R02V06.docx

Waste Management 3173 Surfers Paradise Blvd & 24-26 Orchid Ave, Surfers Paradise

TTM 23 October 2017

RFI Response



Wanderlust Development at 3155 to 3173 Surfers Paradise Boulevard & 24 to 26 Orchid Avenue, Surfers Paradise QLD 4217 - Site Based Stormwater Management Plan

H2One Pty Ltd

21 June 2017

- Final V2

Transport Impact Assessment



374 ADOPTED REPORT



Wanderlust Mixed Use Development Orchid Avenue Service Vehicle Management Plan

Cardno 15 January 2018

Project No HRP16308

4 Studies

The proposed development includes studies which must include fixed furnishings (e.g. a desk), or, alternatively, not be provided with a door and are not to be converted into bedrooms.

Trunk Development Infrastructure

5 Extra payment condition

a Pay to Council extra trunk infrastructure costs in the amount of $488,439 prior to commencement of the use.

b This condition has been imposed as the development will require additional emergency storage at sewer pump station SPS A3 in the 2037 to 2066 Planning Horizon.

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

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

V = 56.7kL, i.e. additional volume of emergency storage required (kL)

Base unit cost of emergency storage = 3,399.12 ($/kL) (calculated using Equation 13 of the Water and Sewerage Infrastructure Plan Detailed Cost Analysis(2014))

Adjustment factor = 1.5 (for overhead and contingency allowance)

i = 2.12% - indexation (10 year average of ABS 6247 roads and bridges index 3101 Queensland Table 17)

n = 25, i.e. the number of years the cost is being bought forward, from the beginning of the planning horizon year in which the additional storage is needed (2037), less the year the cost estimates rates were calculated from (2012).

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

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

ii The construction of extra emergency storage of 56.7kL at SPS A3 is to be completed prior to commencement of the use;

iii Construction must be coordinated with Council, and any upgrade identified in Council’s Water Supply and Sewerage Infrastructure Plan for sewer pump station SPS A3 will be constructed by Council.

Property

6 Lots to be amalgamated

Amalgamate Lot 1 on RP216103, Lot 4 on RP209406, Lot 57 on RP21839, and Lot 85 on RP21839 into one lot and register the plan of amalgamation prior to commencement of the use.

7 Private infrastructure

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

a Stormwater management devices and infrastructure maintained in accordance with the SQID Maintenance Management Plan (MMP).


375 ADOPTED REPORT



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

c Private internal sewer reticulation.

d Private internal water reticulation.

Amenity

8 Hours of operation and loading and unloading

a Undertake all activities (unless specifically addressed below) associated with the operation of the Pool Deck between the hours of 7:00am to 10:00pm only, with patrons relocated to internal areas between 10:00pm to 10:30pm.

b Conduct loading and unloading activities (excluding waste collection) between the hours of 7:00am to 6:00pm only.

c Ensure the use of communal outdoor open space is undertaken between the hours of 7:00am to 10:00pm only.

9 Special Events

The Special Events occurring on-site are restricted as follows:

a Amplified music and entertainment for Special Events is permitted to emit noise levels between 62 to 70dB(A) L10 ‘Fast response’ (5min) at the closest off-site receiver.

b There are to be no more than twelve (12) Special Events a year and no more than two (2) in a month. The amount of events each year do not cumulate if all the events in any year do not occur;

c Special Events must only occur on a non-consecutive Friday, Saturday or public holiday between the hours of 10:00am to 10:00pm only, with patrons relocated to internal areas between 10:00pm to 10:30pm, except for New Year’s Eve. Special Events are permitted to occur on New Year’s Eve regardless of the day it falls on and is permitted to operate until 1:00am, with patrons relocated to internal areas between 1:00am to 1:30am.

d The Body Corporate or proponent must provide the following notifications:

i Notification to Council no less than two (2) weeks prior to an event; and

ii Notification to the residents of the development no less than two (2) weeks prior to an event.

e The Special Events must comply with the Noise Management Plan required as part of this approval.

10 Special Event Noise Management Plan (SENMP)

Prepare and submit a Special Event Noise Management Plan to Council for approval prior to commencement of use. The noise management plan shall include the following:

a Review and inclusion of all operational recommendations outlined in the approved acoustic reports;

b The proposed scale, type, hours of operation and sound system to be used;

c Provide details that illustrate the location of the mixing desk and permanent monitoring station;

d Clearly identify the speaker positions and orientation of the speakers;

e Specify noise limits at the mixing desk/monitoring location to comply with associated noise criteria;

f Provide details of the noise monitoring procedure for Special Events;

g Provide details of how surrounding noise sensitive residents will be advised of Special Events including details of the notification method, notification area and complaint hotline


376 ADOPTED REPORT



details;

h Specify the complaint receipt, recording and handling procedure; and

i Provide for the regular review and amendment of the Special Event Noise Management Plan accounting for any complaints received.

Note:

Special Events within the Pool Deck area shall operate in accordance with the approved Special Event Noise Management Plan.

Council reserves the right to request a review/amendment of the SENMP upon receipt of non-vexatious complaints.

11 Screening of visually offensive components

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

a Refuse storage areas

b Service equipment

c Mechanical ventilation

d Refrigeration units

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

Environmental and Landscaping

12 Landscaping works on private land

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




18.10.2017 Pages 1-13 F


a Tree species must be a minimum bag size of 200L at the time of planting;

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

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

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;

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

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

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

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


377 ADOPTED REPORT



d With regard to the cascading planting, the applicant must submit management notes with the detailed landscape plan; these management notes must:

i Provide detailed information as to how the irrigation and nutritional requirements of these vegetative systems will be consistently met according to best horticultural practices;

ii Stipulate a maintenance schedule for these systems;

iii Provide details of the minimum standards to which these systems must be maintained;

iv Demonstrate how the planting will be accessed for maintenance; and

v Describe actions to be taken if the systems should fail to function as intended.

Plant species used on site must have a proven tolerance to coastal conditions and salt laden winds;

The detailed landscape plan must show locations of, and a cross-sectional detail of the bio-retention systems that are required by the Stormwater Management Plan prepared for the site. The cross-sectional detail must identify the filter media depth and the surface treatment proposed for the systems. The detailed landscape plan must also incorporate an appropriate list of species in the plant schedule which are suitable for a bio-retention area. Planting densities within the bio-retention area must match those specified in City Plan Policy – Land Development Guidelines – SC6.9.3 Water Sensitive Urban Design. The arrangement where the bio-retention filter media is set back from planter edges as shown on the referenced Statement of Landscape Intent must be carried through into the detailed design; and

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

13 Implementation of Landscaping

a All green walls/landscaping associated with the development must be implemented and maintained to a standard consistent with the drawings listed in conditions ‘Approved drawings’ and ‘Landscaping works on private land’.

b Prior to the issue of a Certificate of Classification, and the development’s occupation and commencement of use, the applicant must demonstrate through the Body Corporate legal arrangements and Community Management Statements, that all aspects and programs for the standard and maintenance of any green walls/landscaping associated with the development are maintained in perpetuity for the life of the development.

14 Landscaping works within public open spaces

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




18 October 2017

002 ‘F’


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

ii Include a minimum of twelve (12) street trees, such as Syzygium moorei (rose apple) or Syzygium tiereyanum (river cherry), within the public road reserve fronting the subject site along Surfers Paradise Boulevarde;

iii Include a minimum of six (6) street trees, such as Livistona australis (Australian


378 ADOPTED REPORT



Fan Palm) within the public road reserve fronting the subject site along Orchid Avenue;

iv All street trees must be minimum 200L bag size at time of planting;

v Street trees should be spaced according to species to achieve continuous tree canopy;

vi All street trees within the public road reserve fronting the subject site, are to be within the utility zone realigned and located minimum 600mm from the outermost boundary of the road reserve, adjoining the loading zone (typically the front of kerb);

vii Street trees must be located a minimum 3m distance from driveways all proposed VXOs, and of minimum 3m trunk height at maturity;

viii Tree surrounds are to be in-ground metal grates;

ix Each street tree proposed within the public road reserve must be provided with a minimum eight (8) cubic metres of usable soil volume by way of proprietary product ‘Strata Cell’ structural soil cell;

A. The cells must be arranged in a manner so as to not extend to a depth greater than 1 metre; and

B. The cells must be installed in accordance with manufacturer’s recommendations.

x Plans must delineate between and include the location of all existing trees to be retained, new proposed trees, and existing trees to be removed;

xi Include cross-sectional drawings of the interface between the private development and public road reserve fronting the subject site on Surfers Paradise Boulevarde and Orchid Avenue;

xii The access zone should provide clear pedestrian access along the property line and the building frontage;

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

c Maintenance management requirements and costs:

i The applicant must maintain all components of public landscape in accordance with specifications applicable for the development. In accordance with activity Specifications for Generic Open Space Management Plan (http://www.goldcoast.qld.gov.au/documents/bf/geotechnical_open_space_guidelines.pdf)

ii The applicant must provide as part of the public landscape OPW, annual maintenance costings and for all landscape items relevant to the development for the duration of the establishment and on maintenance periods.

Note: The contents of the Statement of Landscape Intent (‘SLI’) referenced in this Decision Notice are 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 SLI.

Transport

15 Off street vehicle and car parking facilities

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

i A minimum of 467 car parking spaces and 27 motorcycle parking spaces, comprising:


379 ADOPTED REPORT



o 316 resident spaces

o 54 freely accessible visitor spaces

o 8 freely accessible non-residential spaces

o 34 short term accommodation (hotel) spaces

o 16 short term accommodation (apartment) spaces

o 39 car share spaces

o 27 motorcycle spaces

ii All spaces are drained, sealed and line marked. All spaces are drained, sealed and line marked.

iii Clearly identified signage and directional markings including:

o Visitor car parking must be clearly identifiable through the provision of signage denoting “Visitor Parking”.

o Car share scheme parking spaces must be clearly identifiable through the provision of signage and line marking, located within the common property of the development.

o Signage located within the development visible to entering vehicles from Orchid Avenue with wording giving direction to visitor parking at basement level.

o Signs and line marking to identify persons with disabilities parking (AS2890.6) and motorcycle parking.

iv The building management, body corporate and/or third party provider acting on their behalf must implement, operate and maintain a car share scheme on-site and provide for the use of all residents (Multiple Dwelling) and guests (Short Term Accommodation) of the development.

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

16 Off street bicycle parking and end of trip facilities

a Design, construct and maintain 512 off street bicycle parking and end of trip facilities at no cost to Council generally in accordance with the Transport code of the City Plan and include in particular:

i 432 Security Level B spaces for staff, residents and guests.

ii 80 Security Level C spaces for visitors and patrons.

iii Signs and line marking to give direction to visitor bicycle 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.

b Undertake all works prior to commencement of the use.

17 Loading and unloading

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

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

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

iii All vehicles must enter and exit the site in a forward gear.

iv The largest vehicle permitted on the site is a 12.5m long HRV or Coach. The dimensions of the vehicles are to be generally in accordance with AS2890.2.

Engineering


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18 Gross pollutant trap (GPTs)

Install a GPT (hydrocarbon and litter separator) within the basement car parking area, to treat water before it discharges to Council’s stormwater network prior to commencement of the use.

19 Electrical reticulation

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

i Provide underground electricity to the subject building/s.

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

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

20 Telecommunications network

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

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

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

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

21 Rectification of Council’s infrastructure

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

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

22 Existing infrastructure, structures and services

a Obtain an operational works approval for the removal/ relocation of existing infrastructure, structures and services identified on the drawings prior to a request is made to Council to approve the commencement of the use at no cost to Council.

i Remove redundant vehicular crossing.

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

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

b Construct and maintain the identified Council infrastructure at no cost to Council prior to a request is made to Council to approve the commencement of the use.

23 Footpaths

a Obtain an operational works approval for the design and construction of all footpaths marked on the drawings listed below, prior to a request is made to Council to approve the commencement of the use at no cost to Council:


Public Domain Plan Site Image 15.10.2017 002 F

Public Domain Sections Site Image 15.10.2017 003 F


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i Provision of equitable access, and achieve compliance with AS1428

ii pedestrian movement is separated from the flow of vehicle for all vehicular crossings and internal driveways through the use of contrasting colours and finishes, or via physical separation such as the introduction of bollards or a kerb

iii Detailed drawings demonstrating that all necessary Council infrastructure is relocated to provide the required separation from the proposed vehicular crossings. All affected infrastructure, including gully pits, a power box for CCTV, light fixtures and alike, should be relocated to provide a minimum separation of 1.0 metre from the crossover splays

iv Liaise with Jenni Baxter and Sam Creyton of Council’s Arts & Culture Branch for the relocation of any existing public art within Council’s road reserve (e.g. public art within the site’s Orchid Avenue frontage).

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

24 Driveways and vehicular crossings

a Obtain an operational works approval for the design and construction of the driveway and vehicular crossings prior to a request is made to Council to approve the commencement of the use at no cost to Council and include in particular:

i Construct and position so as to enable the maintenance of a public road and road verge, and not cause any obstruction to pedestrians or vehicular traffic.

ii Not cause damage to vehicles or road infrastructure.

iii Provide effective access between the road and the property.

iv Provide hydraulic capacity to allow stormwater flow towards the closest stormwater infrastructure.

v Compliance with AS11.2 of the Car Parking, Access and Transport Integration Constraints Code.

vi Compliance with the grade and transition requirements of section 2.6 of AS2890.1-2004 Parking Facilities Part 1: Off Street Car Parking.

vii Vehicles will not scrape or bottom out when entering or exiting the site.

b Obtain an operational works approval for the design and construction of the relocation of the gully pit, prior to a request is made to Council to approve the commencement of the use at no cost to Council and include in particular:

i The gully pits at the front of the subject site on Orchid Avenue at the location of the proposed vehicular crossings must be relocated to provide a minimum separation of 1.0 metre from the crossover splays and/or driveway. The applicant must obtain all necessary approvals associated with the relocation of the gully pit and undertake the relocation to the satisfaction of the Council, at no cost to Council.

ii Design drawing of the storm water drainage and certified engineering calculations of the stormwater to be relocated must be submitted to the Council for approval by the Council.

iii The approved drawings will form part of operational works application and a stamped copy will be returned to the applicant. The development must be carried out in accordance with the approved drawings.

Stormwater Drainage

25 Overland flow paths and hydraulic alterations

a Leave unaltered the overland flow paths on the site, such that the characteristics of


382 ADOPTED REPORT



existing overland flows on other properties remain uninhibited and unchanged.

b The development must not:

i Increase peak flow rates downstream from the site

ii Increase flood levels external to the site

iii Increase duration of inundation external to the site that could cause loss or damage

26 SQIDs maintenance management plan

a Prior to the commencement of the use of the premises, the applicant must prepare a SQID Maintenance Management Plan (MMP) from a Registered Professional Engineer Queensland (RPEQ) specialising in stormwater in accordance with City Plan Policy – Land Development Guidelines and with reference to the Water by Design document “Maintaining Vegetated Stormwater Assets” Version 1 February 2012.

b The MMP must include, but not necessarily be limited to, the following key information:

i Design intent and description of the device(s)

ii The location and specific dimensions of the device(s)

iii Approved / designed water quality objectives

iv Water quality monitoring procedures

v Monitoring frequency

vi Specifications and procedures for device(s) maintenance

vii Plant and equipment access details for maintenance activities

viii Maintenance activity schedule defining frequency, area (m2) per maintenance zone, hours, staff, plant and equipment, approximate costs per rotation, and per annum

ix Performance indicators / intervention levels / triggers for reactive maintenance

x Any necessary preventative maintenance measures

xi Acceptable solutions for specific items, i.e. acceptable plant species substitutions based on availability, hydraulic conductivity, water quality objectives, etc

xii Approximate lifecycle maintenance costs.

c Prior to the commencement of the use of the premises, the applicant must take necessary measures to reflect the requirements of SQID Maintenance Management Plan within the by-laws of the Body Corporate / Community Management Scheme.

27 Erosion and sediment control

a Undertake works generally in accordance with the Best Practice Erosion & Sediment Control (IECA Australasia, November 2008) and ensure:

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

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

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

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

Sewer and Water Works


383 ADOPTED REPORT



28 Water reticulation

a Design, construct and connect water services to Council’s potable water supply network at the existing 150mm water mains in Surfers Paradise Boulevarde and Orchid Avenue, prior to commencement of the use, at no cost to Council;

and in particular:


ii Ensure the property services, water meter boxes and water meters must be provided, at the boundary of the development site.

iii Decommission redundant water connections.

29 Sewer reticulation

a Obtain an operational works approval for the design, construction and connection of a sewer property service for the site to Council’s sewer network at the existing 300mm sewer main in Orchid Avenue, prior to commencement of the use, at no cost to Council;

and in particular:


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

iii Remove the redundant 150mm sewer main located at the centre of the development site up to the northern boundary of Lot 4 on RP209406.

iv Remove/seal/cap all redundant sewer property connections.

30 Sub-metering

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

31 Fire loading

Fire loading must not exceed 30L/s for 4 hours duration.

Construction Management

32 Certification of works

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


Certified document

Certification date

Plan/ Drawing

Expert discipline


Basement excavation retention design

Prior to the issue of a development

- Registered Professional Engineer of



384 ADOPTED REPORT



certification permit for building works

Queensland (RPEQ) specialising in geotechnical engineering


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

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

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

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

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


Certified document

Certification date

Plan/ Drawing

Expert discipline


Post- construction certification

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




a All geotechnical engineering works in relation to the basement excavation/construction were supervised; and

b The basement excavation/construction has been satisfactorily carried out on site and there are no visible signs or monitored data indicating any adverse effects on the stability and integrity of the adjacent buildings, properties and infrastructure.


Certified document

Certification date

Plan/ Drawing

Expert discipline



385 ADOPTED REPORT



Acoustic compliance report


Wanderlust Development, Surfers Paradise – Response to Council’s Outstanding Matters (Acoustics) letter; and


Acoustic Engineer



a The development has been designed in accordance with the established noise criteria and recommendations outlined in an approved Acoustic Reports.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Waste Management compliance report






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

b The developments waste facilities have been located, designed and constructed in accordance with SC6.13 City Plan policy – Solid waste management.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Waste Management (Servicing) compliance report

Prior to Building Approval

Waste Management 3173 Surfers Paradise Blvd & 24-26 Orchid Ave, Surfers Paradise, prepared by




386 ADOPTED REPORT



‘TTM’ dated 23 October 2017.


a The development has been designed and constructed in accordance with the recommendations outlined in the approved Waste Management Plan so as to provide the nominated Refuse Collection Vehicle with unobstructed overhead clearance during bin servicing operations; and

b The developments waste facilities have been located, designed and constructed in accordance with SC6.13 City Plan policy – Solid waste management, Appendix C so as to provide the nominated Refuse Collection Vehicle with unobstructed overhead clearance during bin servicing operations.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Light Impact compliance report


Lighting Engineer



a The development shall be designed and constructed to ensure all outdoor lighting is in compliance with ‘AS4282-1997 – Control of Obtrusive Effects of Outdoor Lighting’.

Note: It is recommended a Lighting Impact Consultant be engaged to ensure compliance with the above AS4282.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Post construction certification

Prior to commencement of the use of the premises

Wanderlust Development at 3155 to 3173 Surfers Paradise Boulevard & 24 to 26 Orchid Avenue, Surfers Paradise QLD 4217 - Site Based Stormwater Management Plan (H2One Pty Ltd, 21 June 2017)

Registered Professional Engineer Queensland (RPEQ)



387 ADOPTED REPORT




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


Certified document

Certification date

Plan/ Drawing

Expert discipline


Agreement to remove hydrocarbons for GPT



The certification (evidence) is to confirm:

i An agreement has been entered into with the appropriately licensed waste removal entity, for the removal of hydrocarbons/waste.

The certification is to also provide:

i A copy of the agreement.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Registered survey plan/s


A registered land surveyor



i The site has been amalgamated into one lot.


Certified document

Certification date

Plan/ Drawing

Expert discipline


Certificate for electricity supply


An authorised supplier (e.g. Energex)



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


Certified document

Certification date

Plan/ Drawing

Expert discipline

Requesting Council


388 ADOPTED REPORT



Section

Contractual agreement (e.g.

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


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



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

Water and Waste

Certified document

Certification date

Plan/

Drawing

Expert discipline


As - constructed Plan with the decommissioning of the main shown on the plan


- Registered Surveyor

Compliance Section


i The decommissioning of the main has occurred so Council asset register can be updated.

33 Availability of approved plans, drawings and reports

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

34 Supervision of works

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

When using this condition, the Certification of works condition should also be used to confirm Supervision of works has occurred.


Expertise required of the suitably qualified professional

Actions to be overseen by the professional


389 ADOPTED REPORT



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

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

35 Sand management plan

a Prepare and submit for approval a Sand management plan generally in accordance with the Coastal erosion hazard (ocean front land) code of the City Plan prior to any works commencing.

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

i Outline actions to ensure excavated sand is cleaned, treated, placed, levelled and stabilised.

ii Ensure sand is cleaned using a 20mm sieve to remove all material other than clean sand.

iii Ensure sand is delivered and deposited to (identify relevant beach).

c If the sand to be excavated will exceed 1,500 cubic metres, the Sand management plan must confirm that a supervisor, appointed by Council, will be employed at the applicant’s cost for the duration of the sand excavation and deposition. 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.

d Implement the Sand management plan during construction works at no cost to Council.

36 Dewatering management plan

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

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

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

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

iii Anticipated dewatering flow rate and total dewatering duration.

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

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

vi Measures and techniques to manage geotechnical stability issues.

vii Contingency plan in case of emergency situation.

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

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

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

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

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


390 ADOPTED REPORT



body.

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

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

xv Seasonal variability of the receiving water quality.

xvi Assessment of the viability of treating or recycling wastewater.

xvii Location of all treatment pads.

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

37 Acid sulfate soils management plan

a Obtain a Management Plan approval for an Acid Sulfate Soils Management Plan generally in accordance with the Acid Sulfate Soils Overlay Code of the City Plan to implement acid sulfate soil control measures at no cost to Council.

b The Management Plan approval is to be obtained prior to the earlier of:

A development application for operational work; or

Any works commencing on site.

38 Dust management plan

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

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

i Provide details of sources of dust and particulate emissions.

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

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

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

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

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

39 Construction management plan

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

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

i Provide hours of construction.

ii Provide details on vehicle access (including responsibility for maintenance of the defined cartage route) during construction hours.

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


391 ADOPTED REPORT



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

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

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

vii Details on the presentation of hoarding to the street.

viii Provide details for tree management.

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

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

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

Note:

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

40 Noise management plan

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

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

i Provide details of expected noise sources.

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

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

iv Provide details of complaint response procedures.

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

c Implement the Noise management plan prior to any works commencing at no cost to Council.

41 Haulage access/site management plan

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

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

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

ii Provide Loading/unloading operations.

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

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


392 ADOPTED REPORT



waste materials.

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

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

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

42 Transport of soil/fill/excavated material

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

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

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

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

Plumbing and Drainage Act 2002

43 Plumbing and drainage works

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

Note:

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

Advice Notes

A Development infrastructure

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

B Further development permits/compliance permits

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

Landscape Assessment

- Operational Works Approval for landscape works

Open Space Assessment

- Operational works Approval for landscape works.

Water and Waste

- Operational Works Approval for Infrastructure


393 ADOPTED REPORT



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

C Stormwater

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

D Separate service connection points

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

E Connections to, alteration or realignment of Council infrastructure

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

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

F Water meter sizing

All water meters 100 mm in diameter or larger require an operation works approval.

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

G Ground anchors

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

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.

H Gold Coast Airport approval of building and/or structure height

Any building or structure (including construction crane or other temporary equipment) in the City extending to a height of 110 metres or more above ground level must be notified to Gold Coast Airport Pty Ltd.

I Compliance with conditions

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


394 ADOPTED REPORT



including any of its conditions.

J Indigenous cultural heritage legislation and duty of care requirement

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

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

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

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

d If breached, is subject to criminal offence penalties.

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

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

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

K Infrastructure charges

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

L Properly made submissions

There were properly made submissions about the application. The name and address of the principal submitter for each properly made submission is attached to the decision notice.

M Applicant responsibilities

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

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

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

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

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

d Ensuring the 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 exceed $150,000. Acceptable proof of payment is a Q.Leave –Notification and Payment Form approved by the Authority. Proof of payment must be provided before Council can issue a development permit for the Operational works. This is a requirement of section 77(1) of the Building and Construction Industry (Portable Long Service Leave)


395 ADOPTED REPORT



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.

g Obtaining any necessary local government/state approvals where works require the installation of temporary ground anchoring into adjacent Road Reserves. Where ground anchoring is proposed into an adjacent private property, approval from the relevant property owners(s) is required

N Notice of works timetable

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

O Water usage

The use of potable water is not permitted in activities associated with road and pavement construction, the compaction of fill material or dust suppression. The use of recycled water is encouraged, especially where other alternative sources do not exist. Where recycled water is proposed to be used, contact the Water and Waste Recycled Water Management Team. More information is available for viewing on Council’s website http://www.goldcoast.qld.gov.au/environment/recycled-water-for-industry-7900.html

Property Notifications

A Stormwater

There are development approval conditions applicable in relation to stormwater management on this lot/subsequent lots. All property owner(s) must ensure compliance with these conditions. Refer to Council of the City of Gold Coast’s Decision Notice (MCU 201701214). A copy of Council’s Decision Notice is available for viewing on Council’s website www.goldcoastcity.com.au/pdonline

B Noise/Acoustic

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

C Study/Media Rooms


CARRIED

Cr Vorster requested that his vote in the negative be recorded.


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ADOPTED AT COUNCIL 23 MARCH 2018 RESOLUTION G18.0323.024 moved Cr Caldwell seconded Cr Gates

That Committee Recommendation EPE18.0321.003 be adopted as printed in the Economy Planning and Environment Committee Meeting Report.

CARRIED Cr PJ Young and Cr Vorster requested that their votes in the negative be recorded.


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Attachment 1 (page 1 of 75)

01.01_CORNER OF ELKHORN AVE AND THE ESPLANADE_PHOTOMONTAGE


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01.02_THE ESPLANADE OPPOSITE THE SURFERS PARADISE SLSC_PHOTOMONTAGE


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01.03_THE ESPLANADE OPPOSITE THE SURFERS PARADISE SLSC_CROPPED__PHOTOMONTAGE


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01.04_CORNER OF ELKHORN AVE AND GOLD COAST HIGHWAY_PHOTOMONTAGE


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01.05_SURFERS PARADISE BOULEVARD_PHOTOMONTAGE


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TOWN PLANNING SECTION B TELSTRA SURFERS PARADISE · 2019. 6. 23. · 3 STOREY APARTMENT BUILDING 1...

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