Council of the City of Gold Coast ABN 84 858 548 460 RiskSmart application kit PO Box 5042 GCMC QLD 9729 P 1300 GOLDCOAST Material change of use application for F 07 5596 3653 E [email protected] commercial and retail W cityofgoldcoast.com.au
Privacy statement Council of the City of Gold Coast (Council) is collecting your personal information in accordance with the Sustainable Planning Act 2009 in order to help assess your application. The information will only be used by authorised Council officers for the purpose of assessment; statistical reporting and ensuring our records are accurate. Your information will not be given to any other person or agency unless you have given us permission or we are required by law. Explanatory note This form must be used when seeking a RiskSmart code application triggered from self-assessable criteria. It is designed to streamline processes and can be used as a statement addressing the City Plan (Planning Scheme). Self-assessable development that does not comply with one or more self-assessable acceptable outcomes becomes code assessable development unless otherwise specified. Code-assessment is limited to, only those aspects that do not comply with the self-assessable provisions. For further information, refer to section 5.3.3 of the City Plan determining the assessment criteria. Application kit overview
Purpose of this application kit The purpose of this Application Kit is to provide assistance when preparing a low risk application for a development proposal in the Council of the City of Gold Coast (Council) area. This application kit should assist in ensuring the correct and complete information is submitted in the correct format. This will in turn assist Council in achieving faster approval timeframes and reducing the likelihood of information requests that may delay the process.
How to use this application kit Section 1, section 2 and section 3 of this application kit are compulsory and must be completed by the applicant. To be eligible for RiskSmart, the application must meet the criteria detailed in section 3 of this application kit. If the application does not meet the criteria specified in section 3, then the applicant must address the ‘further assessment” criteria in section 4 of this application kit. Section 4 of this application kit allows you the opportunity to provide additional information where your application would otherwise not be suitable for Risksmart and would require a full application. This additional information will mean that Council may be able to assess your application in a shorter time period from the normal IDAS timeframes but cannot guarantee a five day turnaround.
If assistance is required completing the application kit, please contact a member of the DART Team on (07) 5582 8866 and select option 3, or email [email protected]
Section 1 - Minimum legislative requirements This section outlines the relevant documentation that is required for the application to be deemed ‘properly made’ in accordance with the Sustainable Planning Act 2009 (SPA).
Section 2 – Supporting Information This section provides guidance on what information you need to submit to increase your chances of a shortened assessment period for your application.
Section 3 - RiskSmart assessment This section will aid Council in determining if it is possible to process your application within 5 business days.
Document #35880811 v15 Last updated 01/07/2016 Page 1 of 30 Section 4 – Further assessment Include in this section your supporting information for RiskSmart applications plus signed declaration of full assessment against the City Plan.
Document #35880811 v15 Last updated 01/07/2016 Page 2 of 30 Section 1 – Lodgement
Mandatory information This section provides a list of all the mandatory information that is required in accordance with section 261 of the Sustainable Planning Act (SPA) 2009. Where an application meets all the requirements of SPA, an application is deemed ‘properly made.’
All development applications in Queensland are required to be properly made at lodgement. If your application is not properly made, Council may reject the application at the lodgement stage.
Correct fees Fees apply to development applications. A properly made application is required to be submitted with the appropriate fee. A copy of Council’s regulatory fees and charges is available from Customer Service, or cityofgoldcoast.com.au .
Correct application fee Yes Please specify the applicable fee: $
Correct Owners Consent An application is properly made if the mandatory information in item 6 of IDAS Form 1 has been correctly submitted (see appendix A for detail).
Relevant IDAS forms Yes (a) Correct owners consent
Integrated Development Assessment System (IDAS) Forms Ensure that the following IDAS1 forms are completed and remain attached to this document. All fields on the forms, unless otherwise indicated, are mandatory. Department of State Development, Infrastructure and Planning
Relevant IDAS forms Yes (b) Completed IDAS Form 1 - Application details (c) Completed IDAS Form 5 - Material change of use assessable against a planning scheme
Please ensure the following is addressed before lodging your application: Ensure that all the mandatory supporting information listed in item 4 in IDAS form 5 is provided with this application kit; Ensure all relevant IDAS forms remain attached to this application kit; Ensure that the correct owners consent is included as listed in item 6 in the IDAS form 1. Details on owners consent are provided at the back of this application kit in appendix 1
1 Integrated Development Assessment System (IDAS) Forms are the forms that all applicants are required to complete and provide with the application when lodging a development application in Queensland. All relevant IDAS forms are provided in Appendix A of this Application Kit.
Document #35880811 v15 Last updated 01/07/2016 Page 3 of 30 Section 2 – Supporting information
Information requested by Council The following information is requested in addition to the minimum legislative requirement outlined in section 1. This information will assist in the RiskSmart development assessment process. This information is requested by Council to enable accurate and timely assessment and to minimise the likelihood of an information request being issued by Council.
Referral agencies Some applications can trigger a referral to assessment agencies other than council. For example, if a development is located within 100 metres of a main road, an application will require referral to the Queensland Government Department of Transport and Main Roads (DTMR). As a result, council cannot guarantee a streamlined assessment process due to the additional assessment requirements. It is therefore recommended that applicants identify potential referral agencies (refer to IDAS checklist 1) and seek approval from them prior to lodgement.
Ensure the following information is provided with this application kit Yes
Q1 The cover sheet with the “office use only” table must remain on the front of your application. Q2 The application can be lodged online using the Council of the City of Gold Coast’s (Council) development application SmartForm or at any Customer Service Centre.
PLEASE NOTE: The five (5) business day turnaround time for RiskSmart applications can only be guaranteed when lodged via the Council’s development application SmartForm. Q3 RiskSmart lodgement package must be in 3xPDF format as outlined in SmartForm eLodgement requirement for development applications. Q4 CD lodgement must be in 3xPDF format as outlined in SmartForm eLodgement requirement for development applications. Q5 Landscape Intent Plan. - SC6.10 City Plan policy – Landscape work Q6 Completed application kit. Q7 Property enquiry print off from: www.goldcoastcity.com.au/pdonline Q8 Site Analysis- SC6.11 City Plan policy – Site analysis Q9 Site photos. Q10 Referral agency responses (if relevant).
Please ensure you refer to the SmartForm eLodgement requirement for development applications for all lodgement package requirements.
Document #35880811 v15 Last updated 01/07/2016 Page 4 of 30 Section 3 – RiskSmart assessment
Is your application low risk? Please complete each of the following questions by answering Yes and No, and proceed as instructed in the right hand columns. The right hand columns will tell you which question to go to next, or whether the proposal requires further assessment. If at any point you are instructed that the proposal requires further assessment, it means that the proposal is not considered to be low risk and a five day turnaround cannot be guaranteed. In this event, continue to Section 4 of this form as directed. Where you are advised “Not Risksmart” you will not be able to lodge with this form and a full application will be required. To complete the questions you will require a property enquiry print off, which can be obtained from cityofgoldcoast.com.au.
RiskSmart assessment
Question Answer Officer Comment Q1) Is the proposed land use identified as Yes No N/A one of the following uses defined: Applicable Food and Drink Outlet; Question satisfied Not RiskSmart Office; Shop; or Food and Drink Outlet - If no - You will not be Health Care Service. Proceed to Q1.1 able to lodge with this form. A full application will be required for your Office - Proceed to Q1.2 proposal.
Shop - Proceed to Q1.3
Health Care Service - Proceed to Q1.4
Q1.1) Food and Drink Outlet: Yes No N/A Applicable Is the development in one of the Question satisfied Not RiskSmart following zones: Proceed to Q2. If no - You will not be Community Facilities Zone; able to lodge with this Mixed Use Zone (Fringe Business form. A full application precinct); or will be required for your proposal. Special Purpose Zone (Where not in a Precinct). and
Does the Food and Drink Outlet: Have a GFA that is less than 150m²; and not include a drive-through facility.
Document #35880811 v15 Last updated 01/07/2016 Page 5 of 30 Q1.2) Office; Yes No N/A Is the development in one of the Applicable following zones: Question satisfied Not RiskSmart Mixed use zone (Fringe Business If no - You will not be Precinct); or Proceed to Q2. able to lodge with this Township Zone (Township form. A full application Commercial Precinct) will be required for your proposal. and have a Ground Floor Area (GFA) less than 200m² Q1.3) Shop; Yes No N/A Is the development one of the following Applicable shop types in the following zones? Question satisfied Not RiskSmart
Neighbourhood store: (GFA that is Proceed to Q2. If no - You will not be less than 150m²) able to lodge with this Community Facilities Zone; form. A full application Mixed Use Zone (Fringe Business will be required for your Precinct) ; proposal. Special Purpose Zone (where not in a precinct) ; Medium Density Residential Zone ; or High Density Residential Zone.
Neighbourhood or tourist store: (GFA that is less than 150m²) Sport and Recreation Zone (where not in a precinct); or Rural Zone.
Note: A Tourist store: Any premises used, or intended to be used, for the sale, displaying or offering for sale of souvenirs, gifts, duty free goods or other tourist- oriented goods, mainly to the general touring or holidaying public.
Neighbourhood store: A standalone shop that is specifically intended to only cater for the needs of the immediate local community. A neighbourhood store provides for food and domestic items, such as bread, milk, fruit and/or newspapers.
Document #35880811 v15 Last updated 01/07/2016 Page 6 of 30 Q1.4) Health Care Service; Yes No N/A Is the development in one of the Applicable following zones: Question satisfied Not RiskSmart
Mixed Use Zone (Fringe Business Proceed to Q2. If no - You will not be Precinct) able to lodge with this - on a corner lot or lots fronting a high form. A full application order road; will be required for your proposal. Medium Density Residential Zone - on a corner lot or lots fronting a high order road;
Township Zone (Township Commercial Precinct);or
High Density Residential Zone.
Note: High order road is: A road mapped as ‘Sub-arterial Road (GCCC)’ or ‘Distributor Road (GCCC)’ on the Zoning maps (Schedule 2).
Q2)
Is the subject site affected by a Plan of Yes No N/A Development (POD) associated with a Applicable previous MCU/ROL approval OR a Proceed to Q2.1. Question satisfied preliminary approval that overrides the planning scheme? Proceed to Q3. Please contact City of Gold Coast’s Planning Enquiries Centre on ph.: 5582 8708 for further assistance
Q2.1)
Is the application in accordance with Yes No N/A the relevant plan of development or Applicable preliminary approval? Further assessment Not RiskSmart
Attach in Section 4 of If no - You will not be this Application Kit, an able to lodge with this assessment of the form. A full application proposal against the will be required for your plan of development or proposal. preliminary approval.
Proceed to Q3.
Document #35880811 v15 Last updated 01/07/2016 Page 7 of 30 Q3)
Is the subject site located within the Yes No N/A South East Queensland Regional Applicable Plan’s Urban Footprint land Question satisfied Not RiskSmart designation?
Proceed to Q4 If no - You will not be http://www.dilgp.qld.gov.au/about- able to lodge with this planning/da-mapping-system.html form. A full application will be required for your proposal.
Q4) Does the development require building Yes No N/A works? Applicable Proceed to Q4.1 Question satisfied
Proceed to Q5.
Q4.1) Does the development present an Yes No N/A attractive frontage to all streets and Applicable enhance the desired character of the Question satisfied Further assessment area through:
Proceed to Q4.2 a) Windows and balconies located above the ground floor Attach in Section 4 of this Application Kit, an overlook the street and public open assessment of the spaces to provide proposal against the opportunities for casual surveillance. plan of development or preliminary approval. b) Building entrances are clearly visible from the street. Proceed to Q 4.2 c) A minimum of 80% of the ground floor facade is windowed. d) The maximum screening of ground floor windows is 50%. e) Ground floor windows are no more than 900mm above ground level. d) Service and utility cabinets are visually integrated into building facades
Document #35880811 v15 Last updated 01/07/2016 Page 8 of 30 Q4.2) Are buildings visually interesting Yes No N/A through variation to the Applicable external appearance? Question satisfied Further assessment
Buildings create visual interest by a Proceed to Q 4.3 . Attach in Section 4 of combination of: this Application Kit, an assessment of the (a) balconies and recesses; proposal against the plan of development or (b) variation in materials, colours, or preliminary approval. textures;
Proceed to Q 4.3 (c) recessions and projections in the roof and wall plane; or
(d) variations in the building form.
Q4.3) Are large scale uses sensitively placed Yes No N/A within buildings Applicable and sleeved by smaller tenancies or Question satisfied Further assessment provide a shopfront presentation to the street? Proceed to Q4.4 . Attach in Section 4 of this Application Kit, an assessment of the proposal against the plan of development or preliminary approval.
Proceed to Q4.4.
Q4.4) Do roof forms provide a clean Yes No N/A appearance where plant and Applicable equipment is integrated into the roof Question satisfied Further assessment design.
Proceed to Q4.5 . Attach in Section 4 of this Application Kit, an assessment of the proposal against the plan of development or preliminary approval.
Proceed to Q4.5
Document #35880811 v15 Last updated 01/07/2016 Page 9 of 30 Q4.5) Does the development creates a safe Yes No N/A and comfortable pedestrian Applicable experience? Question satisfied Further assessment
Continuous shade is provided along all Proceed to Q4.6 . Attach in Section 4 of building frontages this Application Kit, an through the use of: assessment of the proposal against the plan of development or (a) awnings; preliminary approval.
(b) overhanging first floor balconies; or Proceed to Q 4.6
(c) sails.
Q4.6) Are service and loading areas : Yes No N/A Applicable (a) located underground; Question satisfied Further assessment
(b) behind the use; or Proceed to Q4.7 . Attach in Section 4 of this Application Kit, an assessment of the (c) visually screened from public areas. proposal against the plan of development or preliminary approval.
Proceed to Q4.7
Q4.7) Are ground floor spaces designed to Yes No N/A enable flexible reuse Applicable of the tenancies to support changing Question satisfied Further assessment community and business needs? Proceed to Q4.8 . Attach in Section 4 of this Application Kit, an assessment of the proposal against the plan of development or preliminary approval.
Proceed to Q4.8
Document #35880811 v15 Last updated 01/07/2016 Page 10 of 30 Q4.8) Are active uses located on the ground Yes No N/A floor to encourage pedestrian activity Applicable and interaction? Question satisfied Further assessment
Note: An example of ‘active uses’ Proceed to Q4.9 Attach in Section 4 of could include uses such as shops and this Application Kit, an food and drink outlets. assessment of the proposal against the plan of development or preliminary approval.
Proceed to Q4.9 Q4.9) Does development maintain a Yes No N/A compatible form and scale to Applicable nearby development? Question satisfied Further assessment
Proceed to Q5. Attach in Section 4 of this Application Kit, an assessment of the proposal against the plan of development or preliminary approval.
Proceed to Q5 Q5) Is parking designed with the following Yes No N/A parameters: Applicable Question satisfied Not RiskSmart Mixed use centres: Off-street parking areas are located Proceed to Q6. If no - You will not be behind or within the able to lodge with this building to maintain and improve the form. A full application amenity of the street. will be required for your proposal. Neighbourhood centres: Off-street parking areas are located to minimise impacts on adjoining sensitive land uses, improve safety and are treated to minimise their visual impact from the street as required.
All other areas: Off-street parking areas are located beside, behind or within the building and are treated to minimise their visual impact from the street as required.
Document #35880811 v15 Last updated 01/07/2016 Page 11 of 30 Q6) Are building storeys/heights in Yes No N/A accordance with Applicable The Zone Code Table – Question satisfied Not RiskSmart Refer to Appendix1 Proceed to Q6.1 If no - You will not be able to lodge with this form. A full application will be required for your proposal
Q6.1) Are site setbacks in accordance with Yes No N/A The Zone Code Table – Refer to Applicable Appendix 1 Question satisfied Further assessment
Proceed to Q6.2 If no - a 5 day turnaround cannot be guaranteed, however you may continue to lodge with this form.
Proceed to Q6.2
Q6.2) Is site cover in accordance with The Yes No N/A Zone Code Table – Refer to Appendix Applicable 1 Question satisfied Further assessment
Proceed to Q7 If no - a 5 day turnaround cannot be guaranteed, however you may continue to lodge with this form. Proceed to Q7 Q7) Does the development application Yes No N/A trigger referral to any Referral Proceed to Q7.1. Applicable Agencies? Question satisfied Note: the following is a common referral trigger: Proceed to Q8. Part of the development proposal within (up to and including) 100 metres from the boundary of a State Controlled Road (Please contact Department of Infrastructure, Local Government and Planning); http://www.dilgp.qld.gov.au/about- planning/da-mapping-system.html
Document #35880811 v15 Last updated 01/07/2016 Page 12 of 30 Q7.1) Has a Referral Agency response been Yes No N/A provided in accordance with section Applicable 271 of the Sustainable Planning Act Question satisfied Not RiskSmart 2009? Check against the requirements of section 271 of the Sustainable Proceed to Q8. If no - You will not be Planning Act 2009. able to lodge with this form. A full application will be required for your proposal. Q8) Are the hours of operation between Yes No N/A 6am - 10pm? Applicable Question satisfied Further assessment
Proceed to Q9. If no - a 5 day turnaround cannot be guaranteed, however you may continue to lodge with this form.
Proceed to Q9.
Q9) Is the site located on any of the Airport Yes No N/A Environs Overlay Maps? Applicable Proceed to Q9.1 Question satisfied http://www.goldcoast.qld.gov.au/planni ng-and-building/city-plan-2015- Proceed to Q10. 19859.html
City Plan - SC2.6 Overlay maps Q9.1) Is the site identified within the Public Yes No N/A Safety Area for the Gold Coast Airport Applicable as identified on the Airport Environs – Not RiskSmart Question satisfied public safety overlay map. If no - You will not be able to lodge with this Proceed to Q9.2. http://www.goldcoast.qld.gov.au/planni form. A full application ng-and-building/city-plan-2015- will be required for your 19859.html proposal.
City Plan - SC2.6 Overlay maps Q9.2) Is the site located on the Bird and Bat Yes No N/A Strike Zone Overlay Map Applicable Further assessment Proceed to Q10 http://www.goldcoast.qld.gov.au/planni ng-and-building/city-plan-2015- A 5 day turnaround 19859.html cannot be guaranteed. You will be required to
Document #35880811 v15 Last updated 01/07/2016 Page 13 of 30 City Plan - SC2.6 Overlay maps fill in Section 4 of this Application kit. The landscaping plan included with this application must show details of permissible plantings which do not attract wildlife. Proceed to next question.
Proceed to Q10
Q10) Is the subject site wholly or partly in a Yes No N/A very high, high, medium or buffer Applicable bushfire hazard area as defined by the Proceed to Q10.1 Question satisfied Bushfire Hazard Overlay Map? http://www.goldcoast.qld.gov.au/planni ng-and-building/city-plan-2015- Proceed to Q11 19859.html
City Plan - SC2.6 Overlay maps
Q10.1) Is the application accompanied by a Yes No N/A Bushfire Management Plan or a letter Applicable advising of low risk bushfire hazard Question satisfied Further assessment prepared by a suitably qualified and/or experienced Bushfire Management Consultant. If no - a 5 day This document must be in accordance Please provide a copy of turnaround cannot be with 8.2.3 Bushfire Hazard Overlay the Bushfire guaranteed. Code and SC6.3 City Plan policy – Management Plan with Please note: that Bushfire Management Plans this application assessment of the required report will incur a fee. Proceed to Q11 Proceed to Q11
Q11) Is the subject site affected by the Yes No N/A Coastal Erosion Hazard Overlay Map? Applicable Check property enquiry report for Proceed to Q11.1 Question satisfied applicable overlays and check the map below Proceed to Q11.1 http://www.goldcoast.qld.gov.au/planni ng-and-building/city-plan-2015- 19859.html
City Plan - SC2.6 Overlay maps
Document #35880811 v15 Last updated 01/07/2016 Page 14 of 30 Q11.1) Are all proposed buildings/structures Yes No N/A setbacks at least 8.1 metres from the Applicable foreshore seawall line as shown on the Question satisfied Not RiskSmart Coastal Erosion Hazard Overlay Map?
Proceed to Q11.2 If no - You will not be able to lodge with this form. A full application will be required for your proposal. Q11.2) Do all buildings and structures Yes No N/A (including any refurbishment Applicable works to existing buildings or Question satisfied Not RiskSmart structures) on land near the open coast have adequate footings Proceed to Q11.3 If no - You will not be that are certified by a Registered able to lodge with this Professional Engineer of Queensland form. A full application (RPEQ) specialising in civil will be required for your engineering with a suitable specialty. proposal.
1) Buildings with a height up to 25m that are wholly or partly located within land identified on the Coastal erosion hazard overlay map as an ‘area from seawall to 40m west requiring special building footings’ are located and designed, constructed and certified for scour to at least at RL 0.0 metres AHD; or
2) Buildings with a height up to 25m that are wholly or partly located within land identified on the Coastal erosion hazard overlay map as an ‘area from 40m west of seawall to 75m west of seawall requiring special building footings’ are located and designed, constructed and certified for scour to at least at RL +1.0 metres AHD; or
3) Buildings that are wholly or partly located within 75m of the
Document #35880811 v15 Last updated 01/07/2016 Page 15 of 30 foreshore seawall line shown on the Coastal erosion hazard overlay map are located, designed, constructed and certified for resisting wave attack to at least at RL +6.0 metres AHD.
Q11.3) For properties identified on the Coastal Yes No N/A Erosion Hazard Overlay Map as “area Applicable affected by waterway building Question satisfied Not RiskSmart setback”, buildings and structures are setback from the waterway in accordance with the waterway building Proceed to Q12 If no - You will not be setback line. able to lodge with this Note the following structures may form. A full application intrude into the setback areas as will be required for your follows: proposal.
1. Eave(s) overhang - 1m
2. Cantilevered balcony - 2m
3. Attached pergola comprising open sides and a roof without impervious sheeting - 2.5m
4. Cantilevered structure not more than 1.2m in height above the natural ground surface - Unlimited
5. Swimming pool not more than 1m above the natural ground surface - Unlimited (where it demonstrated there exists structural independence between the revetment wall and swimming pool and sufficient access is provided for maintenance.)
Q12) Is the site located within or adjacent to Yes No N/A an area captured by the Environmental Applicable Significance Overlay Map? Not RiskSmart Question satisfied
Check property enquiry report for If yes - You will not be Proceed to Q13. applicable overlays and check the map able to lodge with this below form. A full application http://www.goldcoast.qld.gov.au/planni will be required for your ng-and-building/city-plan-2015- proposal. 19859.html
Document #35880811 v15 Last updated 01/07/2016 Page 16 of 30 City Plan - SC2.6 Overlay maps Q13) Is the subject site affected by flood Yes No N/A inundation as identified on the Flood Applicable Overlay Map? Proceed to Q13.1 Question satisfied
To determine the designated flood Proceed to Q14. level and other flood level information for the subject property, A ‘Search Request Form’ can be obtained from any Council Branch Office or by contacting Council's Search Unit on (07) 5581 6490. It can also be downloaded online in PDF format: cityofgoldcoast.com.au
Q13.1) Based on a flood search report: Yes No N/A Is flood free access available to the Applicable property and are building floor levels of Question satisfied Further assessment non-habitable rooms more than 600mm above the designated flood level? Proceed to Q14 If no - a 5 day turnaround cannot be guaranteed, however you may continue to lodge with this form. Proceed to Q14.
Q14) Is the proposed development located Yes No N/A on a site identified on the Heritage Applicable Overlay Map? Not RiskSmart Question satisfied http://www.goldcoast.qld.gov.au/planni If no - You will not be Proceed to Q15. ng-and-building/city-plan-2015- able to lodge with this 19859.html form. A full application will be required for your City Plan - SC2.6 Overlay maps proposal.
Q15) Is the subject site partially or Yes No N/A completely mapped as moderate, high Applicable or very high landslide hazard as Further assessment Question satisfied identified on the Landslide Hazard Overlay Map? Proceed to Q16. http://www.goldcoast.qld.gov.au/planni If yes - a 5 day ng-and-building/city-plan-2015- turnaround cannot be 19859.html guaranteed, however you may continue to lodge with this form.
Document #35880811 v15 Last updated 01/07/2016 Page 17 of 30 City Plan - SC2.6 Overlay maps Note: Certification needs to be provided by an RPEQ, confirming that the proposed development is appropriate for the sloping nature of the site.
Proceed to Q16
Q16) Is the subject site identified on the Yes No N/A Light Rail Urban Renewal Area Applicable Overlay Map? Further assessment Question satisfied http://www.goldcoast.qld.gov.au/planni A 5 day turnaround Proceed to Q17. ng-and-building/city-plan-2015- cannot be guaranteed. 19859.html You will be required to fill in Section 4 of this City Plan - SC2.6 Overlay maps Application kit. Provide a detailed assessment that addresses Part 8.2.11 Light Rail Urban Renewal Overlay Code
Proceed to Q17
Q17) Is the subject site identified on the Yes No N/A Extractive Resources Overlay Map? Applicable Not RiskSmart Question satisfied http://www.goldcoast.qld.gov.au/planni ng-and-building/city-plan-2015- If yes – You will not be Proceed to Q18. 19859.html able to lodge with this form. A full application City Plan - SC2.6 Overlay maps will be required for your proposal.
Q18) Does the development mitigate the Yes No N/A following in relation to health and Applicable safety internal and external to the site: Question satisfied Further assessment
Document #35880811 v15 Last updated 01/07/2016 Page 18 of 30
(a) noise; Proceed to Q19. A 5 day turnaround (b) hours of operation; cannot be guaranteed. You will be required to (c) traffic; fill in Section 4 of this (d) signage; Application kit. (e) visual amenity; (f) wind effects; Proceed to Q19. (g) privacy; (h) vibration; (i) contaminated substances; (j) hazardous chemicals; (k) odour and emissions; (l) safety; and (m) lighting.
Please note: all mechanical equipment, including air-conditioning plant and swimming pool pumps, must be incorporated within the building.
Q19) Does the development require a new Yes No N/A crossover and/or driveway? Applicable Proceed to Q19.1. Question satisfied
Proceed to Q20.
Q19.1) Does the proposal meet one of the Yes No N/A following: Applicable • The development proposes one Question satisfied Not RiskSmart vehicle cross over; or The site has two crossovers with a • Proceed to Q19.2 If no – You will not be minimum road frontage of 20m. able to lodge with this form. A full application will be required for your proposal.
Q19.2) Has the following been submitted with Yes No N/A the RiskSmart application? Applicable Question satisfied Further assessment A cross and longitudinal section/s of the proposed vehicle crossing/s and/or Proceed to Q19.3 driveway/s from the invert of channel (kerb) to the rear of the proposed car A 5 day turnaround accommodation (Whether it be single cannot be guaranteed. car garage, dual car garage etc.)? You will be required to fill in Section 4 of this Application kit.
Document #35880811 v15 Last updated 01/07/2016 Page 19 of 30 Proceed to Q27.3.
Q19.3) Does the design of the driveway: Yes No N/A Applicable (a) prevent unnecessary damage to Question satisfied Further assessment street trees and allows space for the planting of street trees within the Proceed to Q19.4 verge; A 5 day turnaround cannot be guaranteed. (b) provide safe access for a B85 You will be required to vehicle (AS2890) from the property fill in Section 4 of this boundary to the on-site vehicle Application kit. accommodation or standing area; Proceed to Q19.4. (c) not cause adverse stormwater drainage impacts on or off the site; and
(d) allow safe pedestrian movement in the proximity of the site.
Q19.4) Is the Vehicular Crossing designed Yes No N/A and constructed to ensure it is in Applicable accordance with SC6.9 City Plan Question satisfied Further assessment policy – Land development guidelines?
Proceed to Q20 http://www.goldcoast.qld.gov.au/planni ng-and-building/city-plan-2015- If no - Operational works 19859.html approval for vehicle crossover may be required.
Proceed to Q20
Q20) Is trunk infrastructure proposed? Yes No N/A Applicable Not RiskSmart Question satisfied
If yes - You will not be Proceed to Q21 able to lodge with this form. A full application will be required for your proposal
Document #35880811 v15 Last updated 01/07/2016 Page 20 of 30 Q21) Is solid waste management Yes No N/A undertaken with the following Applicable requirements: Question satisfied Not RiskSmart
1) waste and recycling storage Proceed to Q22 If no – You will not be facilities that are appropriate and able to lodge with this adequate for the type and volume of form. A full application waste generated; will be required for your proposal. 2) a bin wash-down facility that; maintains appropriate environmental health and amenity standards;
3) waste and recycling storage and servicing points convenient and safe for access; and
4) waste and recycling servicing points that are appropriately located and designed to facilitate safe, unobstructed and efficient servicing of waste containers
Q22) Do the proposed works encroach Yes No N/A within an easement or within two (2) Applicable metres of Council/Gold Coast Water Not RiskSmart Question satisfied infrastructure (without any additional external works)? (Refer to your survey plan for further If yes - You will not be Proceed to Q23. information) able to lodge with this form. A full application will be required for your Note: The works would include any proposal. stormwater treatment devices.
Q23) Is there a lawful point of discharge Yes No N/A from the site in accordance with Applicable Section 3.4 of the Queensland Urban Question satisfied Not RiskSmart Drainage Manual (2013)?
Proceed to Q24 If no - You will not be able to lodge with this form. A full application will be required for your proposal.
Document #35880811 v15 Last updated 01/07/2016 Page 21 of 30 Q24) Does the development ensure off Yes No N/A street car parking areas are designed Applicable to: Question satisfied Further assessment
(a) provide a legible and efficient Proceed to Q25. A 5 day turnaround internal layout; cannot be guaranteed. You will be required to (b) ensure the safety and security of fill in Section 4 of this users; Application kit.
(c) to be clearly distinguishable from Proceed to Q25 pedestrian paths and entry points;
(d) be easily negotiated by vehicles and pedestrians including persons with a disability;
(e) ensure that there are no disruptions to or queues onto the public road network;
(f) provide sight distances from driveways to ensure visibility between vehicles on the driveway and pedestrians on the verge; and
(g) be marked and maintained to the current relevant standard.
Q25) Is assessable vegetation being Yes No N/A cleared? Applicable Proceed to Q25.1. Question satisfied Assessable Vegetation: Vegetation throughout the city that is: Continue to section 4.
(1) greater than 4 metres in height;
(2) equal to, or in excess of 40 centimetres in girth (circumference) measured at 1.4 metres above ground level;
(3) remnant vegetation and its native under-storey as identified on the Vegetation Management Overlay Map; or
(4) disturbed/re-growth/wetland vegetation and its native under-storey as identified on the Vegetation
Document #35880811 v15 Last updated 01/07/2016 Page 22 of 30 Management Overlay Map
Refer to Part 9.4.13 Vegetation Management code – for further details.
Q25.1) Has a plan been submitted for Yes No N/A vegetation clearing that clearly shows Applicable affected trees? Question satisfied Proceed to Q25.2
Continue to section 4.
Q25.2) Is the vegetation being removed within Yes No N/A 15m of the proposed structure? Applicable Question satisfied Further assessment
Continue to section 4. A 5 day turnaround cannot be guaranteed.
Provide an Arborist Report - Tree Assessment and Tree Management Plan, see Appendix A for details. Or, alternatively If protected vegetation is proposed to be removed and/or damaged, it is strongly recommended that you arrange a pre- lodgement meeting with Council Officers before lodging this application.
Note: As would have been identified through the above checklist, where a response triggered an issue, you will need to address that issue through section 4 of this form, or lodge a full application for consideration by Council. Where all questions were answered and no issues identified, Council will be able to assess the application as a 'RiskSmart' application, if lodged via the SmartForm assessment will be completed within a 5 business day turn around. You will not need to complete Section 4 of this form. Electronic Submission Agreement
By ticking this checkbox I acknowledge Queensland State Laws will accept this communication as containing my signature within the meaning of the Electronic Transactions (Queensland) Act 2001, and I consent to receive relevant digitally signed correspondence/notices relating to this application from Council.
PDF Format In order to lodge this application electronically, I acknowledge this form must be converted into PDF format. (Please do not scan this form to PDF as this will make the document size too large.)
I acknowledge
Document #35880811 v15 Last updated 01/07/2016 Page 23 of 30 Section 4 - Further Assessment
Overview Section 4 is only required where you cannot meet all of the requirements of Section 3. In this section you will be required to address the provisions or codes as directed within section 3.
Declaration I hereby declare that the application has been assessed against the codes listed below and where alternate solutions are required code templates and/or relevant reports are attached:
Compli Non- Report Code ant compliant attached
Print name Date
Document #35880811 v15 Last updated 01/07/2016 Page 24 of 30 Officers further comments:
Document #35880811 v15 Last updated 01/07/2016 Page 25 of 30 Appendix 1
IDAS Forms IDAS Form 1 – Development application, is the standard form for making an application. This form is applicable across the state, regardless of whether the application is made to a Queensland local government, state government agency, or private building certifier. Each application for a preliminary approval, development approval, compliance permit or a compliance certificate requires an IDAS Form 1 – Development details, and the applicable IDAS Forms 2 to 32. A copy of all the IDAS Forms are available at all Council service centres or can be downloaded and printed from Department of State Development, Infrastructure and Planning. Copies of IDAS checklists are not available from Council.
Owners Consent Property ownership If there are multiple owners of a single lot, the consent of each owner of the lot is required (if there are four lot owners, four signatures are required. Corporation / company Where the owner is identified as a corporation, the company ACN number is required, accompanied with one of the three below: Names, titles and signatures of two (2) company directors Names, titles and signature of director and company secretary Where the company only has one (1) director, provide that persons name, signature and the words “sole director” Body Corporate Where the owner is identified as a Body Corporate, one of the following A, B or C options is required: A Body Corporate Seal; and Body Corporate resolution consenting to the proposal; and Two (2) signatures, one of which must be chairperson B Body Corporate Seal; and A letter of consent signed by the chairperson and secretary C signed letter of consent from each lot owner covered by the Body Corporate Other ownership arrangements Leased land – the lessors of the land must give owner’s consent Dedicated parkland – the owner or the trustee, within the terms of the trust or reserve, must give owner’s consent
Applicant should note… If a change of ownership has occurred in the last six (6) months, it is recommended that the provision of an official legal document advising the transfer date is attached to the application (ie solicitors letter). A Power of attorney has the authority to sign on behalf of the owner, in this instance either option A or B is required: A A certified copy of the Power of Attorney; and Each page of the Power of Attorney must be certified to the effect that the copy is a true and complete copy of the corresponding page of the original; and The last page must be certified to the effect that it is true and complete B The relevant signature(s); and Dealing numbers where appropriate
Document #35880811 v15 Last updated 01/07/2016 Page 26 of 30 Arborist Report - Tree Assessment and Tree Management Plan A The applicant is requested to submit a Tree Assessment and Tree Management Plan for the existing protected size trees located adjacent to the area of works. B This plan is to be prepared by a qualified Arborist with a minimum Australian Qualification Framework (AQF) Level 5 in Arboriculture. C All tree management procedures within the report are to be in accordance with the Australian Standard AS4970-2009 Protection of tree on development sites. The Aroborist report must contain the following information: i An appraisal of the health and vigour of existing protected size trees located adjacent to the area of works, including stage of growth, predicted gross morphology, crown framework and extent of root system. ii Tree site plan of suitable scale to proposed development layout plans indicating all required Tree Protection Zones (TPZ) and Structural Root Zones (SRZ) for the existing protected size trees immediately adjacent to the proposed area of works. iii Details of all proposed vegetation works (including proposed clearing or retention works) to ensure; a The survival, ongoing health and vigour of retained vegetation (given proximity to buildings and areas where works are to be undertaken) including any necessary reductions (crown, thinning, root truncations) to accommodate footings and foundations, and protective devices (protective fences, root curtains/barriers) to minimise construction impacts.
Document #35880811 v15 Last updated 01/07/2016 Page 27 of 30 Table 1 – Zone Table Zone Site Coverage Setbacks Height Density Front (m) Side (m) Rear (m) For Dwelling houses density is one Dwelling Site cover does not house per exceed 50% for lot. Dwelling houses and OR Dual occupancies. Density does not For all other uses, site 4m (up to Building height does exceed that cover does not exceed Medium 23m) 1.5 (up to 4m) not exceed 2 storeys shown on a cumulative total of: 1.5 (up to 4m) density 6m (for 2m (between 4.5 - 7m) and a maximum of Residential 50% of net site area up 2m (between 4.5 - 7m) residential that part exceeding 7.5m - refer 9m or that shown on density overlay to 8 storeys; exceeding 7.5m - refer QDC zone code exceeding QDC the Building height map. 40% of net site area 23m) overlay map. OR from 9 to 15 storeys; Where not and identified on the 30% of net site area or overlay map, 750m2 per building, density does whichever is the lesser, not exceed one above 15 storeys. dwelling per 400m².
Document #35880811 v14 Last updated 16/05/2016 Page 28 of 30 For Dwelling houses density is Site cover does not one Dwelling exceed 50% for house per Dwelling houses and lot. 1.5m (up to 4.5m) 1.5m (up to 4.5m) Dual occupancies. OR 2m - (for that part 2m - (for that part between OR Density does not 4m (up to between 4.5m – 4.5m – Building height does For all other uses, site exceed that High 23m) 7.5m) 7.5m) not exceed 2 storeys cover does not exceed shown on density 6m (for an extra 0.5m is added an extra 0.5m is added for and a maximum of a cumulative total of : Residential residential that part for every every 9m or that shown on (a) 50% of net site area density overlay zone code exceeding 3m in height or part 3m in height or part thereof the Building height up to 8 storeys; map. 23m) thereof over over overlay map. (b) 40% of net site area OR 7.5m (for that part 7.5m (for that part exceeding from 9 to 15 storeys; & Where not exceeding 7.5m) 7.5m) (c) 30% of net site area identified on the or 750m2 per building, overlay map, whichever is the lesser, density does above 15 storeys. not exceed one dwelling per 400m².
Building height does not exceed: (a) 2 storeys with a If maximum height of roadside Residential 9m; or Rural zone N/A stall: 0m 6m 6m density is limited (b) a partial third otherwise: to a dwelling storey if within 9m. 10m house. For structures, no acceptable outcome provided.
Document #35880811 v14 Last updated 16/05/2016 Page 29 of 30 Building height does not exceed: (a) 2 storeys with a If maximum height of Residential Rural roadside Site cover does not 9m; or density is limited Residential stall: 0m 3m 3m exceed 25%. (b) a partial third to a dwelling Zone otherwise: storey if within 9m. house. 10m Structures do not exceed a height of 9m. Building height does not exceed: Density is one (a) 2 storeys with a dwelling house if maximum height of 1.5 (up to 4m) per lot. roadside 1.5 (up to 4m) 9m; or Township Site cover does not 2m (between 4.5 - 7m) OR stall: 0m 2m (between 4.5 - 7m) (b) A partial third zone exceed 50%. exceeding 7.5m - refer Density does not otherwise: exceeding 7.5m - refer QDC storey if within 9m. QDC exceed one 6m dwelling per Structures do not 400m². exceed a height of 9m.
Document #35880811 v14 Last updated 16/05/2016 Page 30 of 30