776
Adopted Report of the
Economy, Planning & Environment Committee Meeting held
Wednesday 24 July 2019
at
9:00am
City of Gold Coast Council Chambers 135 Bundall Road, Surfers Paradise 776th Council Meeting 30 July 2019 2 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT Index Agenda for 776 Economy, Planning & Environment Committee Meeting Wednesday 24 July 2019 at 9am
Direct Item File Page Subject Div: City Development Branch 1# DIV 2 MCU/2018/1220 Report On Development Application For A Material Change Of Use (Code 6 Assessment) For A Club (Titans’ Community Club) At 18 Oberon Way, Oxenford 2 DIV 10 MCU/2018/1254 Report On Development Application For A Material Change Of Use (Code Assessment) For A Multiple Dwelling (458 124 Units), Short-Term Accommodation (418 Units), Food And Drink Outlet, Office And Shop At 2709-2723 Gold Coast Highway, Broadbeach Report On A Development Application For 3 DIV 14 MCU/2018/1215 A Material Change Of Use To Establish A 348 Function Facility And Caretakers Accommodation At 393 Currumbin Creek Road Currumbin Waters 4# DIV 14 MCU201800707 Report On Development Application For A Material Change Of Use (Impact 447 Assessment) To Establish A Telecommunications Facility At 466 Tallebudgera Connection Road, Currumbin Valley 5 DIV 14 MCU/2018/1041 Report On Development Application For 518 Material Change Of Use For A Function Facility (Impact Assessment) At 507 Currumbin Creek Road, Currumbin 6 DIV 9 MCU/2018/1005 Report On Development Application For Material Change Of Use (Impact 624 Assessment) For Function Facility And Short-Term Accommodation At 31 Austinville Road, Mudgeeraba 7 EPE PD97/-/- Special Delegation Items Decided During the Council Community Consultation and 701 Other Civic Duties Period – Mid- June to Mid- July 2019 776th Council Meeting 30 July 2019 3 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT City Planning Branch Adoption Of Charges Resolution (No.1) Of 8 EPE PD113/1306 706 2019 Closed Session City Development Branch 9 EPE LG113/190/01/01/2019 740 Active Infrastructure Charges City Planning Branch Temporary Local Planning Instrument No.7 10# EPE CE116/60/53 752 11# EPE PD98/1132/01/10 The Mayoral Technical Advisory Committee 797 – Updated Terms Of Reference 12 EPE PD98/1132/05/03 Update On City Plan Work Program 802 (January – March 2019) 13 EPE PD98/1132/04/40(P1) City Plan Policies (Schedule 6) Major 872 Update Amendment Package - Proposed Amendments (Part B) Open Session General Business 14 EPE CE116/60/53(P1)1435 General Business Item #Officer’s recommendation changed at Committee
KEY: OCEO - Office of the Chief Executive Officer OCOO - Office of the Chief Operation Officer EPE - Economy, Planning and Environment OS - Organisational Services LC - Lifestyle and Community TI - Transport and Infrastructure WW - Water and Waste 776th Council Meeting 30 July 2019 4 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT
ADOPTION BY COUNCIL 30 JULY 2019
ADOPTION OF THE ECONOMY, PLANNING AND ENVIRONMENT COMMITTEE REPORT
RESOLUTION G19.0730.020 moved Cr Caldwell seconded Cr O'Neill
That the Report of the Economy, Planning and Environment Committee’s Recommendations of Wednesday, 24 July 2019, numbered EPE19.0724.001 to EPE19.0724.013, be adopted with the exception of Item 1 and :-
Recommendation Numbers EPE19.0724.001 EPE19.0724.005 EPE19.0724.006 EPE19.0724.009 and EPE19.0724.012 which were specifically resolved.
CARRIED UNANIMOUSLY 776th Council Meeting 30 July 2019 5 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT
ATTENDANCE
Cr C M Caldwell Chairperson Cr G O'Neill Cr W M A Owen-Jones left the meeting at 1:36pm and returned at 1:45pm Cr P J Young Cr G Baildon AM left the meeting at 11:49am Cr P A Taylor Cr H Vorster Cr G Tozer left the meeting at 2:00pm Cr D McDonald left the meeting at 1:36pm Cr G O’Neill
Ms A Swain Director Economy, Planning & Environment Mr M Moran Manager City Development Ms A Tzannes Manager City Planning Ms Z Meha Manager Business Support Mr S Brett Executive Coordinator Major Assessment Ms K Adair Executive Coordinator City and Regional Planning Ms C Watt Executive Coordinator Legal Services Mr A Rauf Supervisor Engineer Hydraulics & Water Quality Mr R Jacobs Manager Parks & Recreational Services Mr S Monaghan Town Planner Mr N Griffey Planner Mr S Mitchell Senior Planner Ms J Carstairs Town Planner Ms L Lang City Architect Ms L Listopad Coordinator Cultural Heritage Development
APOLOGY/LEAVE OF ABSENCE
Nil
PRESENTATIONS
Nil 776th Council Meeting 30 July 2019 6 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 CITY DEVELOPMENT REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Refer 32 page attachment
1 APPLICATION SUMMARY
Application information Address 18 Oberon Way, Oxenford. Lot and plan Lot 197 RP142508. Site area 28,960m2. Properly made date 12 December 2018. City Plan version Version 6. Zone / Precinct Open space zone. Acid sulfate soils overlay; Airport environs overlay; Flood overlay; Overlays Pacific Motorway service road types overlay; and Regional infrastructure overlay. Proposed use Club (Titans’ community club). Categories of development and Code assessment. assessment Titans Oxenford Community Club Limited (Applicant); Storey and Castle Planning (Planning consultant); BGD Architects (Architect); Applicant and Applicant’s ATP Consulting Engineers (Acoustician); Byrns Lardner (Landscape architect); consultancy team Mark Rigby and Associates (Waste management concultant); Bitzios Consulting (Traffic consultant); Motus Consulting (Flood, Engineering and Stormwater consultant); and Allan and Dennis (Flood hazard consultant). Land owner Council of the City of Gold Coast. 776th Council Meeting 30 July 2019 7 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
No formal submissions were received as the application was not subject to Impact assessment, however, two pieces of correspondence were received raising concerns about: Amenity Correspondence received Loss of parkland Land tenure Social and environmental impacts No community benefit Traffic/parking/access Flooding Decision due date 30 July 2019. Referral agencies Not applicable. Officer’s recommendation Approval.
2 PROPOSAL
The applicant is seeking a Development permit for a Material change of use (Code assessment) for a Club (Titans’ community club) at 18 Oberon Way, Oxenford. The development involves a supporters’ club for the Gold Coast Titans Rugby League Team. The City Plan, Version 6 defines Club as:
“Premises used by persons associated for social, literary, political, sporting, athletic or other similar purposes for social interaction or entertainment. The use may include the ancillary preparation and service of food and drink.” Examples include:
“Club house, guide and scout clubs, surf lifesaving club, RSL, bowls club.”
The supporters’ club conforms to the above definition by way of persons associated with the Titans Rugby League Team (the club members and guests) using the Titans’ club for social and entertainment purposes. The Club’s intent is to raise finances from its members to allow the Gold Coast Titans to transition towards a self-supporting community ownership model. The proposed Club will operate in a similar fashion to that of Surf Clubs or RSL Clubs. More information about the Titans and their role in the Gold Coast community is provided in the Gold Coast Titans Community Strategic Plan 2018-2019, which is attached to this report.
The development proposal is outlined in the table below:
Development proposal Height One (1) storey and 10.2m. North (Oxenford Square): 15.3m East (Old Pacific Highway): 10m Setbacks South (Dorris Gibbs Court): 66m West (Oxenford Park): 50.3m 776th Council Meeting 30 July 2019 8 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Site cover 12.2%. Car parking 231 spaces. The proposal includes a service bay within the servicing area located Servicing on the western side of the building. The service bay will cater for a Heavy Rigid Vehicle (HRV). Access into the site is proposed via Doris Gibbs Court, which is Access currently under construction. The development includes a porte- cochere pick-up and drop off area at the front of the building. Gross floor area 2,390m2. (GFA) Total use area 2,580m2. The TUA is greater than the GFA due to the large terrace (TUA) area which is not defined as GFA. The proposal plans indicate a 600m2 gaming area. The plans or application material does not describe or show the number of gaming Gaming area machines that may be located within the gaming area. The Club will be required to apply to the Office of Liquor and Gaming Regulation (OLGR) to obtain a gaming licence. Sunday to Thursday 10am to 10pm; and Hours of operation Friday and Saturday 10am to 2am. 6m road widening to Old Pacific Highway the full length of the frontage; and Road widening/ 20m road resumption to allow for the construction of Doris Gibbs resumption Court, from Old Pacific Highway to the end of the new road (Doris Gibbs Court). Total area of resumption: 2,897m2. Intersection The applicant proposes to provide a signalised upgrade to Doris Gibbs upgrades Court and Old Pacific Highway. The submitted Acoustic report prepared by ATP Consulting Engineers, dated December 2018, recommends the following noise mitigation measures: Limitations on amplified music levels; Acoustics Assessment of the mechanical plant is to be undertaken once operational; and Optional (as the development is not a sensitive land use) architectural treatments to the building to limit noise impacts from the motorway on Club patrons. The development proposes three (3) x 3000L general waste bins to be Waste serviced three (3) times per week, two (2) x 3000L recycling bins to be serviced twice per week and two (2) x 250L waste oil drums to be 776th Council Meeting 30 July 2019 9 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
serviced as required. The general waste bins and oil drums are proposed to be located within a bin storage room on the western side of the building. The recycling bins are located adjacent to the bin storage room but are not enclosed. The bins are proposed to be serviced within the dedicated servicing area by a front end loading waste vehicle. The development includes garden beds and shade trees scattered throughout the car parking area. A 2m wide garden is provided to the corner of Doris Gibbs Court and Old Pacific Highway. The existing vegetation located along the site’s northern boundary is proposed to be retained.
Landscaping
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Figure 1 – Landscape Statement of Intent (source: Byrns Lardner, dated April 2019). The development proposes to treat captured stormwater from catchment A (the portion of the car parking area and the roof water) within a 101m2 bio-basin located adjacent to the servicing area on the northern side of the building at ground level. Treated stormwater will be detained within a 561m3 detention pond area with outflow controlled by a 3.5m wide weir and overtopping of the 300mm high bund. Stormwater from catchment B (which is the western end of the car park Stormwater located below the flood level) is proposed to be conveyed via sheet flow to a 3.4m wide turfed swale west of the car parking area. The swale will filter pollutants from the stormwater and guide stormwater into the detention pond area. The development also involves relocating the existing drainage channel along the western boundary internal to the site. Figure 2 below shows the stormwater strategy for the development. 776th Council Meeting 30 July 2019 10 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
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Figure 2 – Stormwater management plan (source: Motus Consulting, dated May 2019).
The proposal will balance the 40,116m3 of flood storage on the site through a large cut and fill exercise. A small portion of the western end of the car parking area will be 300mm below the designated flood level and the building is proposed to be elevated between 1.5m and 2.6m above the natural ground level. Figure 3 below illustrates the compensatory cut and fill and the post development flood storage volume location (dark grey). Retaining walls are proposed to be no greater than 1.5m high.
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Flood Retaining wall
Cut
Fill
Figure 3 – Earthworks plan (source: Motus Consulting, dated May 2019). 776th Council Meeting 30 July 2019 11 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
As described above, to maintain flood storage on the site the building is proposed to be elevated above the ground level on piers. A black chain wire fence is proposed to be set in 5m from the edge of the building to limit persons from accessing the undercroft area (see Figure 4 below).
Undercroft area
Figure 4 – Western Elevation showing undercroft screening (source: BGD Architects, dated 12 November 2018). The following perspectives and floor plan provide an overview of the proposed development. N
Figure 5 – Site Plan (source: BGD Architects, dated 1 April 2019).
776th Council Meeting 30 July 2019 12 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Figure 6 – Perspective of the proposed development as viewed from the south-west looking north-east (source: BGD Architects, dated 12 November 2018).
Figure 7 – Perspective of the proposed development as viewed from the south-east looking north-west (source: BGD Architects, dated 12 November 2018).
776th Council Meeting 30 July 2019 13 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Figure 8 – Perspective of the proposed development as viewed from the north-east looking south-west (source: BGD Architects, dated 12 November 2018).
776th Council Meeting 30 July 2019 14 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
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Figure 9 – Building floor plan (source: BGD Architects, dated 1 April 2019).
3 KEY CONSIDERATIONS
The key considerations of the proposal include:
Site cover and land use The development proposes 12.2% site cover, requiring assessment against PO2 of the Open space zone code, which requires a site cover that reduces the dominance of buildings and preserve the use of open space areas for a range of recreational activities. The building’s site cover of 12.2% is considered to provide a building that is not dominate in the context of the surrounding open space. However, the car parking and servicing areas contribute to 33% of the site area. Whilst the car parking and servicing areas are not defined as site cover, they are an aspect of the development that does not preserve the use of the open space area for a range of recreational activities. Therefore, officers have assessed the development’s site cover against the built form Overall outcomes of the zone code, which require a site cover that protects the recreational function of the zone. The land use Overall outcomes of the Open space zone code also seek that land uses do not compromise the informal recreation function of the zone. The proposal will retain 7,925m2 of undeveloped area as part of the subject site and forming a transition from the Club into Oxenford Park. The space is not embellished as it provides flood storage however, it will reflect the existing state of the park and will retain amenity and character value, which is a function of the land. As part of a separate recommendation to the 776th Council Meeting 30 July 2019 15 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Council, Parks and Recreational Services considers options for existing users of the site and seeks to cater for their needs. The development’s footprint will alter the recreational use of the land but will none the less continue to provide a recreation and leisure facility. The proposed development will contribute to the mix of leisure activities within the Oxenford Park precinct. The proposed Club land use and site cover are considered an appropriate use of the land without dominating the open space. Traffic The development will have an impact at the Kopps Road/Michigan Drive intersection south of the site and the Leo Graham Way/Old Pacific Highway intersection north of the site. Kopps Road/Michigan Drive intersection The Kopps Road/Michigan Drive intersection is scheduled for an upgrade within the Local Government Infrastructure Plan (LGIP) for between the 2026-2031 period. As the planning for this upgrade is not required for some time, a suitable design has not yet been undertaken. Further modelling and planning of the upgrade are required to determine whether signals or a larger roundabout is the best option for this upgrade. Council’s Traffic and Transport Branch has determined that, inclusive of the development’s traffic, the intersection will operate efficiently at year of opening and for up to five years. Officers will re-confirm the configuration and timing of the upgrade within the LGIP 2 network planning, which is scheduled for July-December 2019. Therefore, this intersection is not required to be upgraded as part of this application. Leo Graham Way/Old Pacific Highway intersection The Leo Graham Way/Old Pacific Highway intersection is not identified within the LGIP. This intersection is currently near capacity. The Department of Transport and Main Roads (TMR) are planning works to the Pacific Motorway (M1) interchange 57 which will potentially lead to significant traffic reassignment at the Leo Graham Way/Old Pacific Highway intersection. Due to the uncertainty of the degree of impact to this intersection it is difficult for officers to currently design a suitable upgrade. TMR are expected to finalise their planning shortly and this intersection will be revisited within the LGIP 2 network planning. Therefore, it is unreasonable and not practical to require the applicant to undertake upgrades to this intersection. Doris Gibbs Court/Old Pacific Highway intersection The applicant has proposed to signalise Doris Gibbs Court/Old Pacific Highway intersection to cater for the development’s traffic impact on the local road network. Council’s Transport Assessment section has confirmed that this upgraded/new intersection will operate efficiently and have recommended a condition for the provision of a signalised upgrade for the Doris Gibbs Court/Old Pacific Highway intersection. 4 SITE CONTEXT
4.1 Subject site The subject site is 2.8Ha in area and is irregular in shape. The site’s primary frontage is to Old Pacific Highway and secondary frontage is to Oberon Way. The site comprises a 159.2m long frontage to Old Pacific Highway, a 102m and 116.1m long boundary to the sites to the south, a 20.7m long frontage to Oberon Way, a 255.5m long boundary to Oxenford Park and a 143m boundary to Oxenford Square. 776th Council Meeting 30 July 2019 16 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
The site is low lying and is flood affected with a designated flood level (DFL) of 3.86m AHD. There are two (2) drainage channels traversing the site from east to west and one that enters the site in the north-eastern corner of the site. All drainage channels and runoff flow to a drainage channel in the north-eastern corner of the site into stormwater culverts that direct stormwater under the Motorway. This is the lawful point of discharge for the site. A 100mm Council water main is located within the site running parallel to the northern boundary. The site is relatively clear of vegetation with the exception of a row of mature trees along the northern boundary. A new road, Doris Gibbs Court, is located within the subject site along the southern boundary, providing access onto Old Pacific Highway. The development proposes to take access from this new road once constructed. Existing community users of this area of Oxenford Park include the Coomera/Hope Island Cricket Club, local schools and local residents on an informal basis. 4.2 Immediate and local context The 2.8Ha site forms part of the wider Oxenford Park and Gambamora Park precincts which comprise 21Ha of public open space. The site fronts the Old Pacific Highway and abuts Centre zoned land to the north. Development within the Centre zone includes low rise shop tenancies and car parking within the frontage. South of the site is a recently approved Preliminary approval that permits a range of commercial and light industrial activities within a built form of three storeys (15m) and a site cover of 70% (see plan excerpt below within Figure 10). Conditions of the Preliminary approval require the design and construction of a new stub road (now named Doris Gibbs Court) prior to the sealing of the plan of subdivision or commencement of the first use. Doris Gibbs Court is currently under construction. Development transitions west of the site into Rural residential zoning, fractured by areas of Open space. South along Old Pacific Highway beyond the Preliminary approval site is Rural residential and Medium density residential zoning and a Service station within the Mixed use zone. 776th Council Meeting 30 July 2019 17 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
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Figure 10 – Approved Plan of development for adjacent site to the south (source: McLynskey Planners, dated October 2016).
Subject site
Figure 11 – Aerial photo of the subject site in context to the surrounding area (source: ArcGIS 2019). 776th Council Meeting 30 July 2019 18 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
#4 #1 #3 #2
Figure 12 – Aerial photo of the subject site (source: Arc GIS, dated June 2019).
776th Council Meeting 30 July 2019 19 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Figure 13 – Site photo #1, looking west-south-west (source: Planning officer, dated May 2019).
Figure 14 – Site photo # 2, looking south (source: Planning officer, dated May 2019). 776th Council Meeting 30 July 2019 20 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Figure 15 – Site photo #3, looking west (source: Planning officer, dated May 2019).
Figure 16 - Site photo #4, looking north (source: Planning officer, dated May 2019).
5 PLANNING ASSESSMENT
Table 5.5.7 of the City Plan categorises Club land use as subject to Code assessment in the Open space zone. The proposal is less than 11.5m in height and therefore, is not triggered to a higher level of assessment. As the proposal triggers Code assessment the application is assessed in accordance with Section 45(3) of the Planning Act 2016. 776th Council Meeting 30 July 2019 21 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Section 45(3) of the Planning Act 2016 identifies:
(3) A code assessment is an assessment that must be carried out only –
(a) against the assessment benchmarks in a categorising instrument for the development; and
(b) having regard to any matters prescribed by regulation for this paragraph.
5.1 State Planning instruments
The application has been assessed against the following instruments:
Instrument Comment 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). South East Queensland Regional The proposal is consistent with the goals, elements and Plan strategies; and the Southern Sub-regional directions of the South East Queensland Regional Plan 2017 (ShapingSEQ). Schedule 10 (Development The proposal does not trigger assessment against any assessment) of the Planning assessment benchmarks in Schedule 10 (Development Regulation 2017 assessment) of the Planning Regulation 2017. Schedule 12 (Particular The proposal does not trigger assessment against any reconfiguring a lot requiring code assessment benchmarks in Schedule 12 (Particular assessment) of the Planning reconfiguring a lot requiring Code assessment) of the Regulation 2017 Planning Regulation 2017.
5.2 Local categorising instruments
The application has been assessed against the following instruments:
Local categorising instrument Comment Temporary Local Planning The proposal does not trigger assessment against any Instrument temporary local planning instruments. Local Government Infrastructure The proposal triggers requirement for upgraded trunk Plan infrastructure to service the development. The proposal does not trigger assessment against a Variation approval variation approval.
776th Council Meeting 30 July 2019 22 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
5.2.1 Assessment against the Local Government Infrastructure Plan The intersection of Old Pacific Highway, Kopps Road and Michigan Drive south of the site is identified within the Local Government Infrastructure Plan as scheduled to be upgraded with a 2026-2031 horizon. This intersection is further discussed within the assessment of the General development provisions code in section 5.3.2.3 below.
5.3 City Plan The following is an assessment of the application against the City Plan.
5.3.1 Assessment against the Strategic framework The proposal is Code assessment and does not trigger assessment against the Strategic framework.
The Planning Act 2016 requires Code assessable development (bounded assessment) to be carried out only against the Assessment benchmarks stated in the categorising instrument (City Plan) and have regard to matters prescribed by the regulation.
Section 43(2)(c) of the Planning Act 2016 states for Code assessment, a Strategic outcome (Strategic framework) is not an Assessment benchmark. 5.3.2 Assessment against the codes
Under the City Plan, compliance with a Code, can be achieved by either compliance with the Purpose and Overall outcomes (OO) of the code, or, compliance with either the Performance outcomes (PO) or Acceptable outcomes (AO). Acceptable outcomes are generally quantifiable provisions, with the Performance and Overall outcomes generally qualitative and performance based. 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 Open space zone code Acid sulfate soils overlay Commercial design code code Driveways and vehicular Airport environs overlay crossings code code General development Flood overlay code provisions code Regional infrastructure Healthy waters code overlay code Solid waste management code Transport code
776th Council Meeting 30 July 2019 23 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
5.3.2.1 Assessment against the zone code
The proposal has been assessed against the Open space zone code.
The Purpose of the Open space zone code is to:
“(1) The purpose of the Open space zone code is to provide for local, district, and regional scale parks that serve the recreational needs of a wide range of residents and visitors. Where required to meet community needs, development may include shelters, amenity facilities, picnic tables and playgrounds and infrastructure to support safe access and essential management.” Officer’s comment
The Purpose statement does not specifically identify Club land use as an intended outcome for the zone. Therefore, officers consider it relevant to assess the proposed Club land use against the land use Overall outcomes of the Open space zone code, these read:
“(2) The purpose of the code will be achieved through the following overall outcomes: (a) Land uses – (i) include passive and active recreational activities which are complemented by community gardens, animal exercise areas, cafes, tourist shop and markets; (ii) support social, cultural and civic uses and needs, including temporary uses such as festivals, circuses or community evacuation centres in times of need; (iii) such as indoor sport and recreation, outdoor sport and recreation, nature based tourism, clubs, tourist attractions and camping grounds are supported where they do not compromise the open space character and are compatible with surrounding development; (iv) do not affect the amenity of adjacent areas, particularly residential areas; (v) do not compromise the informal recreation function of the zone; (vi) include the protection and rehabilitation of matters of environmental significance on-site; and (vii) do not detract from the contribution open space areas make to the city’s scenic amenity and image.” Officer’s comment
Overall outcome 6.2.7.2(2)(a)(iii) identifies that Club land uses are supported where they do not compromise the open space character and are compatible with surrounding development. The development footprint will utilise 13% of the wider Oxenford and Gambamora Park precincts. The remaining 87% of the precinct will continue to be available for passive and active recreational purposes and contribute to the open space character of the zone and local area. The development footprint does not consume the entirety of the site. The proposal will retain 7,925m2 of open space area west of the development footprint that will contribute to retaining the open space character of the zone. 776th Council Meeting 30 July 2019 24 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Further, the proposal intends on maintaining the strip of mature vegetation located on the northern boundary, see Figure 17 below. These areas will maintain the informal recreational function of the zone.
Existing vegetation
Figure 17 – Landscape plan (source: Byrns Lardner, dated 18 April 2019). Development north and south of the subject site along Old Pacific Highway comprises an existing and future commercial character. Figure 18 below shows commercial development on the western side of Old Pacific Highway. The proposal is a continuation and connection of the established and approved character of the area. The building and car parking areas are positioned towards Old Pacific Highway to conform to the character of the area and protect the nearby residents. Whilst the land use is not defined as a business activity, the built form and associated car parking areas are visually reflective of a business activity outcome and therefore, the proposal is visually compatible with surrounding development along Old Pacific Highway. The retention of 7,925m2 of public open space on the western portion of the site will provide an appropriate transition from the development into Oxenford Park. 776th Council Meeting 30 July 2019 25 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Subject site
Preliminary approval site
Figure 18 – Aerial photo of the local area (source: Google Maps, dated 2019). The development proposes to operate between the hours of 10am to 10pm, Sunday to Thursday and 10am to 2am, Friday and Saturday. The submitted acoustic report provides recommendations to limit amplified music levels on the outdoor terrace area and assessment of the mechanical plant is to be undertaken once installed to ensure an appropriate amenity outcome is to be achieved. Council’s Health and Regulatory Services section has assessed the provided report and support the proposed development based on the implementation of the report’s recommendations. Council officers have recommended a condition for the development to operate in accordance with the acoustic report and conditioned for all lighting to be positioned appropriately so as to not be of nuisance to nearby residents. Officers consider that the proposal will not affect the amenity of nearby residents.
The proposed development will contribute an alternate leisure and entertainment activity on the periphery of the Oxenford Park Precinct. The development will provide a space for Titans’ members and their guests to celebrate the highs and the lows of supporting a National Rugby League Team. The Club will activate this area of Oxenford Park and provide opportunity for social congregation. The Oxenford Park Precinct will continue to provide 776th Council Meeting 30 July 2019 26 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220 informal recreation functions as anticipated within the Open space zone.
Club land use is Code assessable and is listed within Overall outcome 2(a)(iii) of the Open space zone code as a contemplated land use. By nature of the proposed use, the built form will occupy some open space land, however, the proposal seeks to repurpose the land for an alternate activity that is a contemplated outcome within the zone. Further, the extent of the proposed built form in terms of setbacks, site cover and building height complies with the expectations for the Open space zone.
The site is currently utilised as a sporting field and is therefore relatively devoid of vegetation and structures. As part of a separate recommendation to Council, Parks and Recreational Services officers have investigated the impacts to local users as a loss of the subject parkland. This will seek to accommodate the recreational needs of the existing users’.
The site does not comprise any matters of environmental significance that would require protection and rehabilitation.
The site is partially visible from the Pacific Motorway (see Figure 19 below) and the surrounding parkland. The subject site is almost entirely clear of vegetation and is low lying. The site does not comprise high amenity value or contribute greatly to the City’s scenic amenity. The development will provide a more cohesive visual character of development along the western side of Old Pacific Highway. The areas of earthworks cut surrounding the development and vegetation on the northern boundary will partially retain the open space image and character of the wider Oxenford Park.
Figure 19 – Photo of the subject site as viewed from northbound lanes the Pacific Motorway (source: Google Maps, dated 2019). Notwithstanding some loss of open space land and associated scenic amenity, the proposal will contribute to the amenity, function and useability of the broader Open space zone and community precinct, thereby making a positive contribution to the overall open space image. 776th Council Meeting 30 July 2019 27 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
The loss of open space land is consistent with the built form expectations of the zone code and the Code assessable land use is an anticipated use within the Open space zone. Officers are satisfied, that on balance, the Club land use and its function support the Purpose of the Open space zone code.
The development has been assessed against the Assessable development benchmarks relating to site cover and height.
Performance outcome Acceptable outcome PO2 – SITE COVER AO2 (a) reduces the dominance of buildings and Site cover does not exceed 10%. structures; and (b) preserves the use of open space areas for a range of recreational activities.
Officer’s comment
The proposal results in 12.2% site cover that does not meet the site cover expressed in AO2. The proposal is to be assessed against PO2 of the zone code.
The development marginally exceeds the AO site cover by 2.2% or 63.7m2 of floor area. Despite this, officers are satisfied that the building’s site cover achieves the Performance outcome in that it does not dominate the landscape. The proposed development footprint preserves 87% of the wider Oxenford Park and Gambamora Park open space areas for a range of recreational and community activities. The Club use itself contributes to the range of facilities and uses within this open space precinct.
Whilst the building’s site cover is not significant the car parking area extends over the eastern portion of the site. A building with a site cover of 10% would comply with the Acceptable outcome and could provide more car parking than that proposed as part of this development application. This outcome would achieve a compliant site cover. The proposed built form aspects are considered to comply with the provisions of the Open space zone code. To ensure a complete assessment is undertaken, officers have provided an assessment against the built form Overall outcomes of the Open space zone code, these read:
“(c) Built form –
(i) is of a height that allows for a flexible range of recreational activities while not impacting on the amenity of the open space area or nearby sensitive land uses; (ii) is flexible, adaptable and multi-use to support the wide range of social, cultural and civic uses and needs envisaged in the zone. (iii) has limited site cover to protect the recreational function of open space areas; (iv) is setback to minimise impacts on adjoining uses and reduce visual dominance; and 776th Council Meeting 30 July 2019 28 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
(v) is setback from matters of environmental significance on-site.” The building is single storey and comprises a floor to ceiling height of 4m. The building is setback from all property boundaries at, or greater than that the prescribed Acceptable outcome of the zone code. The site cover will not impact the amenity of the open space area or nearby sensitive land uses. The proposal will provide a leisure and entertainment facility with an envisaged land use within the Open space zone. The development includes landscaping to the site’s frontages and scattered tree planting throughout the car parking area. The landscaping will contribute to the character of the park and is consistent with the established landscape character on the western side of Old Pacific Highway. Officers have also recommended a condition requiring a strip of landscaping on the western side of the car park and service area to provide quality visual outcome when the development is viewed from the wider Oxenford Park. The building’s site cover is 12.2%. The car park and servicing areas combine to 9,592m2 (33% of the site area) of development the footprint. The development provides a 7,925m2 (27% of the site area) area for flood storage which will contribute to retaining the visual amenity of the wider Oxenford Park. The 87% of remaining Oxenford Park and Gambamora Park areas will continue to provide areas for a range of recreational activities. The site does not contain any matters of environmental significance that require protection. Officers consider that the proposed development achieves compliance with both, the Performance outcome for site cover, and the built form Overall outcomes of the Open space zone code.
Performance outcome Acceptable outcome PO3 - HEIGHT AO3 The height of buildings and structures do No acceptable outcome provided. not exceed 11.5m.
Officer’s comment
The development is one storey and 10.2m in height and therefore achieves compliance with PO3 of the Open space zone code.
5.3.2.2 Assessment against the overlay codes
The proposal has been assessed against the following overlay codes:
Acid sulfate soils overlay code Airport environs overlay code Flood overlay code Regional infrastructure overlay code Officers have undertaken an assessment of all relevant provisions of the abovementioned codes. The proposed development requires assessment against the following Performance outcomes: 776th Council Meeting 30 July 2019 29 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Acid sulfate soils overlay code PO1 and PO2 in relation to acid sulfate soils Flood overlay code PO1, PO2 & PO11 relating to flood risk and hazard Acid sulfate soils overlay code
Performance outcome Acceptable outcome PO1 – ACID SULFATE SOILS AO1 The extent and severity of the acid sulfate Acid sulfate soils are identified through an soils risk is accurately characterised. acid sulfate soils investigation, carried out in accordance with SC6.2 City Plan policy – Acid sulfate soils management. PO2 – ACID SULFATE SOILS AO2 Development does not: The natural environment, built environment
and/or infrastructure is protected by (a) excavate or otherwise remove soil or ensuring that soil disturbance or sediment identified as containing acid development of land does not result in the sulfate soils; release of acid and metal contaminants. (b) permanently or temporarily extract groundwater resulting in aeration of previously saturated acid sulfate soils; or (c) fill land (where at or below 5m AHD) that results in: i. actual acid sulfate soils being moved below the watertable; or ii. previously saturated potential acid sulfate soils being aerated. OR Where acid sulfate soils are disturbed, building design, infrastructure and filling/excavation works are managed in accordance with an acid sulfate soils management plan to: (a) protect the natural environment, buildings and infrastructure; and (b) neutralise existing acidity and ensure the release of acid and metal contaminants does not occur.
Officer’s comment
The application is not supported by an Acid sulfate soils investigation. Council’s Environmental Planning section has recommended a condition be imposed requiring the provision of a management plan approval for an Acid sulfate soil management plan prior to the commencement of any works commencing. Officers consider that the development complies with Acceptable outcome 1 and 2 of the Acid sulfate soils overlay code.
776th Council Meeting 30 July 2019 30 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Flood overlay code Performance outcomes Acceptable outcomes PO5 – FLOODING RISK AO5 Development in flood affected areas must Development does not: not cause, or have the cumulative potential (a) increase the number of people to cause, damage, must not increase the calculated to be at risk from flooding; level of risk to life, or be to the detriment of (b) increase the number of people likely to flood evacuation procedures. need evacuation; (c) shorten flood warning times; (d) impact on the ability of traffic to use evacuation routes, or unreasonably increase traffic volumes on evacuation routes, or as identified within Council's Counter Disaster Plan (flooding); (e) place additional burdens on Council's resources or emergency services; (f) increase the duration of flooding, unless that increase is part of a Council approved flood mitigation strategy. PO9 – HAZARD CONSIDERATIONS FOR AO9 DEVELOPMENT Development is to be designed and Development listed in the Table 8.2.8-4: constructed so that users are not exposed Table to acceptable outcome AO9 below to a greater degree of hazard than shown in must be designed and constructed to avoid Table 8.2.8-4: Table to acceptable causing exposure to undue flood hazard. outcome AO9 for the range of flows specified in Table 8.2.8-5: Table to acceptable outcome AO11.
Officer’s comment The western portion of the car park is below the designated flood level (DFL) to maintain flood storage balance on the site, see Figure 20 below. The building is above the DFL and the upper car parks are 300mm below the DFL, which is an acceptable level of hazard. Car parks within the western area will be inundated by regional flood events by a depth of 0.3m to 1.2m. Therefore, the proposed western car park area will experience a low to high flood hazard during major flood events and compliance with AO9 of the Flood overlay code is not met. It should be noted that it would take extreme rainfall over a period of approximately 5 hours for the western car parking area to become impacted by flooding. However, this outcome may place persons parking in this location at risk from flooding if seeking to retrieve their vehicles and therefore, compliance with AO5 is also not met. The development is to be assessed against PO5 & PO9 of the Flood overlay code. 776th Council Meeting 30 July 2019 31 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Extent of car parking area affected by flooding
Figure 20 – Earthworks plan showing the extent of car park affected by flooding (source: Motus Consulting, dated 10 May 2019). To achieve compliance with PO5 & PO9 the applicant has submitted a Flood Emergency Management Plan (FEMP) prepared by Allan & Dennis Pty Ltd. The western end of the car parking area will be impacted by 1% and 2% extreme flood events with approximately 5 hours or greater to safely evacuate the site during these events.The FEMP provides a series of procedural steps to evacuate the subject site during flood events. An on-site manager will be responsible for ensuring that patrons within the site are evacuated prior to identifed trigger points. The implementation of the FEMP will maintain an acceptable level of risk for persons attending the site and eliminate the flood hazard affecting the western portion of the car park. If the flood event triggers occur outside of operating hours, the development will not be opened to further reduce the risk to patrons. The FEMP demonstrates compliance with PO5 and PO9 of the Flood overlay code.
Performance outcomes Acceptable outcomes PO6 – FLOOD AO6.1 Development with plans for earthworks in a Provide flood storage calculations that floodplain on or over a water body or within demonstrate that flood storage volume, a flood affected area below the Designated over the site below the Designated Flood Flood Level must allow for the maintenance Level, is maintained or increased. of flood storage, and flood conveyance of AO6.2 flood and drainage channels and overland A certified hydraulic study (and, if flow paths. necessary, a hydrologic study) is prepared by a suitably qualified and experienced engineer to investigate the hydraulic characteristics of both the undeveloped and 776th Council Meeting 30 July 2019 32 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
developed site and make comparisons between them. Proposed developments in, on or over a water body, or within a flood affected area, must be tested for: (a) the 50%, 20%, 10%, 5%, 2% and 1% Annual Exceedance Probability (AEP) for local flood events; (b) the 5%, 2%, and 1% AEP floods. For the Nerang River Catchment Hinze Dam stage 2 condition must be used. (as specified in Table 8.2.8-3: Table to performance outcome PO7); and (c) any resultant afflux or increase in flood velocities sufficient to cause real damage to premises. The Assessment Manager may also require the development to be assessed against rarer floods. Officer’s comment The applicant has submitted a hydraulic impact assessment report. The report shows approximately 11mm increase of flood level within the adjacent Council parkland for 1% AEP (annual exceedance probability (AEP) Q100) flood event, see Figure 21 below. Therefore, the development does not entirely allow for the free flow of flood conveyance. During this rare flood event majority of Oxenford Park will also be flooded where it is highly unlikely that persons will be using the Park. The area of impact is within the existing drainage channel of the Park and therefore, is not considered to have a significant impact to the neighbouring lot. The external impact is only to the Park and will not affect nearby residential lots. The applicant obtained consent from Council’s Property Services section accepting the hydraulic impact to the park. The development achieves compliance with AO6.1 and AO6.2 of the Flood overlay code. 776th Council Meeting 30 July 2019 33 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Approximately 11mm of afflux maximum Figure 21 – Flood Analysis Plot showing flood afflux for 1 in 100 year regional flood event (source: Motus Consulting, dated 10 May 2019)
Performance outcomes Acceptable outcomes PO11 – ACCESS WITH RESPECT TO AO11 HAZARD Development, not including underground All proposed development must car parks, must ensure that evacuation demonstrate that sufficient access or egress opportunities exist in accordance with the will be available to enable evacuation during minimum levels of exposure outlined in a range of floods, up to and including the Table 8.2.8-5: Table to acceptable designated flood. outcome AO11, where means of access or egress may be: (a) an access route that is below the level of the designated flood, provided that route is classed as a low hazard, as defined in Table 8.2.8-5: Table to acceptable outcome AO11; or (b) an access route that is not the main access route. However, it must remain effective for the duration of a range of flood events, up to and including the designated flood; or (c) a temporary access arrangement, 776th Council Meeting 30 July 2019 34 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
provided that access can be gained without significant preparation time being required. The access or egress must: (a) in the event of a designated flood: (i) not expose users to undue risk; (ii) not cause, or have the cumulative potential to cause, real damage to land and/or premises; (iii) not interrupt or materially change the surface water drainage from or onto adjoining land; (b) not create, in the event of a flood, a sudden change in flow distributions, flood level or velocity that could result in: (i) the breaking of a levee; or (ii) the establishment of blockage of a breakout; or (iii) excessive scour; or (iv) sedimentation; or (v) increased flood hazard.
Officer’s comment
The northbound and southbound access routes from the site will be inundated during a major flood event and therefore, compliance with AO11 is not met. Figure 22 below demonstrates the evacuation routes for the 1% AEP flood event. The development is to be assessed against PO11 of the Flood overlay code. The applicant has submitted an FEMP to address PO11 of the Flood overlay code. The FEMP recommends that an evacuation strategy is employed by an on-site manager. This includes a series of procedures that are triggered by monitoring of official Bureau of Meteorology warnings, road conditions from Transport and Main Roads, local radio warnings and an on-site flood/water level gauge and alarm system. At trigger point 2 consideration will be given to closing the site and advising any patrons to vacate as access may be cut within a 1.5 hour period if extreme rainfall continues. Patrons will be evacuated prior to the southern access route being inundated to a level that is not safe for vehicles. If flood events occur outside of operating hours, the FEMP stipulates that the Club should not be opened. The procedural recommendation contained within the FEMP will ensure that patrons will be evacuated during flood events and therefore, compliance with PO11 is achieved. 776th Council Meeting 30 July 2019 35 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Flood over road
Figure 22 – Aerial photo of the subject site showing flooding over northbound and southbound access routes during 1% AEP flood event (source: Flood Emergency Management Plan, by Allan and Dennis, dated June 2019). 5.3.2.3 Assessment against development codes
The proposal has been assessed against the following development codes:
Commercial design code Driveways and vehicular crossings code General development provisions code Healthy waters code Solid waste management code Transport code Officers have undertaken an assessment of all relevant provisions of the abovementioned codes. The proposed development requires assessment against the following Performance outcomes: Commercial design code PO1 & PO5 in relation to design and appearance PO8 in relation to car parking General development provisions code PO1 and PO2 in relation to amenity Solid waste management code PO1 relating to waste and recycling storage and bin wash-down facilities 776th Council Meeting 30 July 2019 36 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Commercial design code Performance outcome Acceptable outcome PO1 - DESIGN AND APPEARANCE AO1.3 Development presents an attractive A minimum of 80% of the ground floor frontage to all streets and enhances the facade is windowed. desired character of the area through: (a) its interface with the street and open space; (b) providing opportunities for casual surveillance; (c) clearly defined building entrances; and (d) visually integrating service and utility cabinets.
Officer’s comment
The proposal provides windows to all of the building’s facades as follows: Old Pacific Highway (Eastern) Façade = 23% Doris Gibbs Court (Southern) Façade = 30.1% Northern Façade = 64.8% Western Façade = 1.9% The development does not achieve a minimum of 80% of the ground floor façade being windowed and therefore, the proposal is assessed against PO1 as follows: Council’s Office of the City Architect has provided the following assessment of the building’s design and appearance: “The Club presents an attractive interface to the street and open space with a clearly defined entrance and opportunities for casual surveillance with the staff and administration areas located to face the street and carpark. The façade has a combination of materials, colours and textures with pergolas, terraces and screening elements providing variations in the building form in accordance with PO2 of the Commercial design code.” To improve the development’s interface to the west, officers have recommended a condition requiring the provision of a 1.5m wide landscape strip at the ground level west of the car parking and servicing areas extending for the entire length of all retaining structures. The building’s entrance is clearly identifiable through the use of footpaths and pedestrian crossings, a porte-cochere, signage and a glazed entry point. The development does not include any services or utility cabinets interfacing the street. The development is considered to comply with PO1 of the Commercial design code.
Performance outcome Acceptable outcome PO5 - DESIGN AND APPEARANCE AO5 Development creates a safe and Continuous shade is provided along all comfortable pedestrian experience. building frontages through the use of: (a) awnings; 776th Council Meeting 30 July 2019 37 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
(b) overhanging first floor balconies; or (c) sails.
Officer’s comment The development does not include continuous shade along all building frontages through the use of awnings, overhangs or sails and therefore, does not meet the provisions AO5. The proposal is to be assessed against PO5 as follows: The car park layout includes footpaths and elevated pedestrian crossings to prioritise pedestrian safety. The Club also includes a covered dual lane, one-way pick-up/drop-off zone at the entrance for pedestrian comfort and ease of access into the Club. The proposal includes a footpath that links with the existing footpath on Old Pacific Highway and a pedestrian link from the development towards Oxenford Park that will comprise shade trees to improve pedestrian comfort. To further improve pedestrian safety and ease of access into and around the site, officers have recommended an amended plan condition requiring the provision of a pedestrian footpath from Doris Gibbs Court to the proposed link into Oxenford Park. Officers consider that the development complies with PO5 of the Commercial design code.
Performance outcome Acceptable outcome PO8 – CAR PARKING AO8 All other areas All other areas Off-street parking areas are located beside, No acceptable outcome provided. behind or within the building and are treated to minimise their visual impact from the street as required.
Officer’s comment
The Commercial design code does not contain an Acceptable outcome for car parking and therefore, the development is assessed against PO8 as follows: The car parking area is located at the front and side of the development however, this is a characteristic of development along Old Pacific Highway and therefore, the car parking area conforms to local development patterns. The site’s location and orientation presents a challenge to locate the car parking behind the building without significantly increasing the size of the building to screen the car park, or significantly reducing the size of the car park. Neither of these outcomes is reasonable or sought after. The visual impact of the car parking area will be softened through frontage landscaping. The proposal includes tree planting scattered throughout the car park, see Figure 23 below. Garden beds with ground covers will also break up the hardstand area. Officers consider the proposal to achieve compliance with PO8 of the Commercial design code. 776th Council Meeting 30 July 2019 38 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Figure 23 - Landscape Statement of Intent (source: Byrns Lardner, dated April 2019).
General development provisions code Performance outcome Acceptable outcome PO1 – AMENITY AO1 Development mitigates any negative effects No acceptable outcome provided. to amenity, health and safety from existing surrounding activities having regard to: (a) noise; (b) hours of operation; (c) traffic; (d) signage; (e) visual amenity; (f) wind effects; (g) privacy; (h) vibration; (i) contaminated substances; (j) hazardous chemicals; (k) odour and emissions; and (l) safety. 776th Council Meeting 30 July 2019 39 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
PO2 – AMENITY AO2 The proposed development prevents loss of No acceptable outcome provided. 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; (j) hazardous chemicals; (k) odour and emissions; and (l) safety. Officer’s comment The General development provisions code does not provide Acceptable outcomes for the prevention of loss of amenity and threats to health and safety. As such, the development is to be assessed against PO1 and PO2 of the General development provisions code, as follows: (a) Noise Council’s Health and Regulatory Services section has assessed the provided Acoustic report and have determined that the development achieves compliance with the relevant noise criteria. Health and Regulatory Services have provided conditions requiring the development to comply with the recommendations contained within the report. These recommendations include: Limitations on amplified music levels; Assessment of the mechanical plant is to be undertaken once operational; and Architectural treatments to the building to limit noise impacts from the motorway on Club patrons. (b) Hours of operation The development proposes to operate between 10am to 10pm, Sunday to Thursday and 10am to 2am, Friday and Saturday. These hours are supported by the Acoustic report findings and recommendations. Council’s Environmental Health and Regulatory Services and Social Planning support the proposed hours of operation. Conditions limiting the development to operate between the above hours are included within the officer’s recommendation. (c) Traffic Council’s Transport and Traffic Branch provided advice on the required scope of the TIA on the basis that: The City Plan Local government infrastructure plan identifies a planned upgrade for the intersection of Old Pacific Highway / Kopps Road / Michigan Drive. 776th Council Meeting 30 July 2019 40 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Old Pacific Highway is identified as an Arterial road on the City Plan Functional road hierarchy. The following advice was provided by Transport and Traffic Branch:
“Leo Graham Way/Old Pacific Highway intersection The intersection at Leo Graham Way/Old Pacific Highway is currently near capacity and will be impacted by the proposed development. TMR is planning upgrade works to the M1 interchange 57, which at present, proposes banning some turning movements at the interchange. These proposed turn bans could potentially lead to some significant local traffic reassignment at the Leo Graham Way/Old Pacific Highway intersection. Based on these potential major changes to traffic patterns it is difficult for the City to identify the configuration of an upgrade that may be required at this location at present. Officers expect TMR to finalise their planning soon and officers will then be able to consider the required upgrade as part of network planning for the Local Government Infrastructure Plan (LGIP) 2, which is scheduled for July-December 2019. The required upgrade will be delivered by the City based on the configuration and timing identified in LGIP 2.
Consequently, this Branch has decided not to recommend conditions for non-trunk upgrade works as any works undertaken now may not be suitable for the ultimate transport network in the area.
Kopps Road/Michigan Drive intersection An upgrade is programmed for the existing roundabout at Kopps Road/Michigan Drive to the south of the subject site. Preliminary modelling suggests that a larger roundabout would be adequate to meet future traffic needs however, further modelling and planning is required to ensure that signalisation is not the best option for this upgrade. As the upgrade is scheduled in the 2026-2031 period, the planning and design process is not required to commence for several years. To condition an upgrade at this time may result in an inadequate treatment. As the upgrade is trunk it would be undertaken at cost to the City and could represent poor value for money. Officer’s assessment indicates that the existing roundabout will cater for development traffic at year opening and for up to 5 years following development opening. The configuration and timing of the upgrade will be re-confirmed and/or amended as part of LGIP 2 network planning, which is scheduled for July-December 2019.
In summary whilst the proposed development does impact on this intersection, any partial remedial works would represent poor value and no condition for partial upgrade has been recommended.” Based upon the above comments from Transport and Traffic Branch, Transport Assessment provided the following assessment of the development having consideration to traffic impacts: 776th Council Meeting 30 July 2019 41 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
“Transport Assessment has limited its assessment to the intersection of Old Pacific Highway and Doris Gibbs Court, which provides access to the proposed development. The applicant has proposed to signalise the Old Pacific Highway/Doris Gibbs Court intersection to cater for the proposed development traffic. A summary of the findings of the Bitzios Consulting TIA is provided below: Based on traffic generation data published by Transport and Main Roads for several taverns located on the Gold Coast, it has been estimated that the proposed development will generate approximately 159 vehicle trips during the weekend evening peak hour and 129 vehicle trips during the Saturday midday peak hour. An assessment of the weekday morning peak hour has not been included as the proposed development will open at 10 am, which falls outside the morning peak period. The assessment includes the traffic generation of the existing approval at 4-6 Narracort Place which also takes access off Doris Gibbs Court, being 275 peak hour vehicle trips. This additional traffic generation was applied during the weekday and Saturday peak hour assessment. With the proposed development traffic, and traffic generated by the adjoining approved development at 4-6 Narracort Place, the proposed signalised intersection of Old Pacific Highway/Doris Gibbs Court will operate as follows in the year 2030:
Scenario Degree of Total 95th Percentile Saturation Average Vehicle Queue Vehicle on Old Pacific Delay Highway Year 2030 0.820 13 seconds 98 metres Weekday PM Peak Hour Year 2030 0.815 7.3 seconds 169 metres Saturday Midday Peak Hour Based upon the above performance indicators, the proposed signalised intersection at Old Pacific Highway/Doris Gibbs Court is appropriate to accommodate the traffic volumes expected to use the intersection during peak periods in the year 2030, inclusive of the proposed development traffic and the traffic associated with the development approval at 4-6 Narracort Place. Transport Assessment has therefore recommended a condition of approval requiring the installation of traffic signals at the Old Pacific Highway/Doris Gibbs Court intersection. No changes are required to the intersection layout as required to be 776th Council Meeting 30 July 2019 42 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
constructed of an overarching Reconfiguration of a lot development approval for the adjacent site to the south. Transport and Traffic Branch have advised any road medium works required to house the signal infrastructure will be determined in the future Operational works application.” In summary, the development will result in traffic impacts at both the Leo Graham Way/Old Pacific Highway intersection and Kopps Road/Michigan Drive intersection. It is unknown how the State will alter the M1 interchange 57 and what impacts these alterartions will have on the Leo Graham Way/Old Pacific Highway intersection. Upgrade works, if required, to the Leo Graham Way/Old Pacific Highway intersection will be completed by Council at a later date. The Kopps Road/Michigan Drive intersection upgrade is identified within the LGIP as scheduled for delivery between 2026-2031. The proposed development will have an impact on this intersection after five years. Officers will investigate the most efficient intersection design and realign the timing as part of network planning for LGIP 2. (d) Signage The signage shown within the drawings is to provide a holistic picture of the development outcome. Officers support the locations of the proposed signage as the signage will conform to the existing commercial character of the western side of the Old Pacific Highway. The signage is subject to a Local law permit and does not form part of this application. An advice note has been included within the officer’s recommendation advising of the requirement for a Local law signage permit. (e) Visual amenity The proposal will provide a continuation of a commercial character along Old Pacific Highway. The proposed landscaping and retention of the vegetation along the northern boundary will provide a balance between hardstand, built form and softscape. Council’s Office of the City Architect described the building as comprising “…a combination of materials, colours and textures with pergolas, terraces and screening elements providing variations in the building form.” These elements of the development will combine to provide a quality visual amenity outcome. Due to the earthworks required to facilitate the flood storage, the western edge of the car parking and servicing area will be retained. The retaining structures are proposed to be no greater than 1.5m in height. To ensure an appropriate visual interface with Oxenford Park is achieved, officers have recommended an amended plan condition requiring the provision of a 1.5m wide landscaping strip adjacent to the western edge of the car park and servicing area. Officers have recommended Lily Pilly and flax lilies (or similar) species at 1.5m centres.
(f) Wind effects The development is not of a scale that will generate wind impacts that would impose on amenity. The surrounding area is not comprised of built forms or natural features that generate wind impacts to the amenity of visitors to the site. (g) Privacy Not applicable.
776th Council Meeting 30 July 2019 43 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
(h) Vibration The development is not anticipated to result in vibration impacts. The surrounding area comprises commercial and open space uses and does not contain activities that generate vibration impacts. (i) Contaminating substances The site is not a registered contaminated land site. The adjoining sites are not registered contaminated land sites. (j) Hazardous chemicals No hazardous chemical have been proposed to be stored on-site. The surrounding area comprises commercial and open space uses and does not contain activities that would house or utilise contaminating substances. (k) Odour and emissions The nature of the approved use is not envisaged to generate odour and emissions. The local area is not considered to comprise odour and emission generating activities that would impact the amenity of visitors to the site. (l) Safety The submitted Flood evacuation management plan details measures and management strategies to be employed during flood events to keep patrons safe. To ensure that the undercroft area remains safe and inaccessible officers have recommended a condition for the provision of an undercroft management plan. This plan will include maintenance roles and responsibilities for the undercroft area to allow the space to operate efficiently as a flood conveyance path and limit impacts to safety of visitors to the site. The development includes an area for future gaming machines. An application will be required to be submitted to the Office of Liquor and Gaming Regulation to obtain a liquor and gaming licence. OLGR will refer the application to Council for comment, where Council’s Community Safety section and Environmental Health and Regulatory Services section undertake an assessment of the proposed gaming’s impact on social and health and safety of patrons and surrounding residents. The assessment will have regard to amenity and good order of the local area. Commonly, liquor and gaming applications submitted to OLGR require the provision of a Community impact statement, which include data on existing gaming machines in the area, consultation with the community and measures to mitigate potential negative social impacts. Officers consider that through this process the gaming associated with the development will be appropriately assessed to lessen impacts to the local community. Officers consider that the proposed development achieves compliance with PO1 and PO2 of the General development provisions code.
Solid waste management code Performance outcome Acceptable outcome PO1 – WASTE AND RECYCLING AO1.2 STORAGE AND BIN WASH-DOWN Waste and recycling storage points are FACILITIES located, designed and sized consistent with Development provides waste and recycling SC6.15 City Plan policy – Solid waste storage and servicing facilities that are management. safe, convenient, efficient, appropriately 776th Council Meeting 30 July 2019 44 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
sized for the type and volume of waste generated.
Officer’s comment Recycling bulk bins are not proposed to be stored within a designated waste storage enclosure as per SC6.15 City Plan policy – Solid waste management and therefore, the development does not comply with AS1.2 of the Solid waste management code. Council’s Health and Regulatory Services section has assessed the proposed development against PO1 of the code and provided the following comments: “Within the recommended conditions of approval Health and Regulatory Services has recommended a condition requiring the applicant to submit an amended Waste Management Plan specifying that all bulk bins will be stored within an enclosure and submit amended drawings illustrating all bulk bins are stored within the enclosure and that the bin storage enclosure is roofed and designed to prevent entry to rainwater, graded to fall to a drainage point within the storage point, drainage point connected to sewer and provided with a hosecock for cleaning. An amended plan condition is also recommended to show the recycling bin enclosure on the site plan.” Officers consider that through the imposition of conditions, the development will achieve recycling storage facilities that are convenient, efficient and appropriately sized. Compliance with PO1 of the Solid waste management code is achieved. Transport code Performance outcome Acceptable outcome PO1 – CAR PARKING SUPPLY AO1 Development provides off-street car Off- street car parking spaces are parking to accommodate the parking provided in accordance with the identified demand. relevant table as follows: Location Off-street car parking rate All zones except: Table 9.4.13-3 (a) Centre zone; (b) High density residential zone (where located in the Transport hub area in Figure 9.4.13-1); or (c) Special purposes zone – Special development area precinct – Southport Priority Development Area
776th Council Meeting 30 July 2019 45 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Officer’s comment AO1 of the Transport code prescribes a car parking rate of 6 spaces per 100m2 TUA. Based on this rate, the 2,580m2 of TUA requires 155 car parking spaces. The development provides 231 car parking spaces and therefore meets the Acceptable outcome. Officers have recommended a condition requiring the provision of a minimum of 231 car parking spaces, being the requirement to meet the Acceptable outcome.
6 INFRASTRUCTURE CHARGES
The final estimated infrastructure charge is $160,552.15.
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.
7 LOCAL PLANNING INSTRUMENTS THAT MAY BE MATERIALLY AFFECTED BY THE DEVELOPMENT
The proposal does not trigger assessment against any assessment benchmarks for another local government area materially affected by the development.
8 REFERRALS
8.1 Internal referrals
This application has been assessed by internal referral officers who have provided comments and reasonable and relevant conditions. An overview of the recommended conditions are provided in the table below:
Internal referral Conditions Office of the City Screening of visually offensive components Architect Driveways and vehicular crossings City Infrastructure Rectification of Council’s infrastructure Environmental Acid sulfate soils management Assessment Amended drawings – to show the recycling bins within an Health and Regulatory enclosed area Services Amended plans – to show the recycling bins within an enclosed area 776th Council Meeting 30 July 2019 46 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Approved plans - acoustic Screening of visually offensive components Certification of works – implementation of waste management plan and acoustic report recommendations Approved plans – Stormwater management plan and Hydraulic impact assessment Private infrastructure Flood emergency management plan (FEMP) to be complied with Hydraulics and Water Overland flow paths and hydraulic alterations Quality Bioretention basin maintenance management plan Certification of works – Stormwater management devices, Flood storage compensation and No adverse impact certification Erosion and sediment control plan Open Space Landscaping works within public open spaces Assessment Parks and Recreational No conditions Services Plumbing and Drainage Plumbing and drainage works Property Services No conditions Hours of operation and loading and unloading Social Planning Screening of visually offensive components Lighting to ensure pedestrian and community safety New roads/ intersections Street lighting Subdivision Engineering Electrical reticulation Telecommunications network Certification of works – electrical and telecommunication connections Off street vehicle and car parking facilities Transport Impact Off street bicycle parking and end of trip facilities Assessment Loading and unloading Traffic signals at Old Pacific Highway/Doris Gibbs Court intersection Restrictions regarding Council infrastructure Rectification of Council’s infrastructure Sewer reticulation Water and Waste Relocation of existing water infrastructure Water reticulation Fire loading
776th Council Meeting 30 July 2019 47 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
8.2 External referrals
There are no concurrence or advice agencies triggered by this development application.
9 PUBLIC NOTIFICATION
Not applicable – No part of the application required public notification.
Whilst this is a Code assessable application and public notification of the development is not required, officers have received two pieces of correspondence relating to the application. The table below outlines the planning matters raised followed by officer’s response to each matter.
Matter raised Officer’s comment Amenity Noise - Noise The application is supported by an Acoustic report - Impacts from the undercroft area which includes recommendations to limit noise - Light spillage/headlight glare impacts to nearby residents. The report has been assessed by Council’s Health and Regulatory Assessment and determined to achieve the relevant noise criteria. Officers have recommended a condition for the development to be carried out in accordance with the Acoustic report. Impacts from the undercroft area The undercroft area will be relatively inaccessible due to its location within the site, being away from the car parking areas and footpaths. To restrict persons from accessing the undercroft area a black chain wire fence is proposed to be set in 5m from the edge of the building. In addition, officers have recommended a condition for the provision of an undercroft management plan that will detail the roles and responsibilities for maintaining the undercroft area to ensure the mitigation of potential amenity impacts. Light spillage/headlight glare The development provides frontage landscaping to reduce the amount of headlight glare. The future buildings on the lots to the south will limit headlight glare impacts to residents south of the site. The existing mature vegetation on the adjoining Park (see Figure 24 below) lot will also screen nearby residents from potential light impacts. 776th Council Meeting 30 July 2019 48 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Figure 24 – Photo of the existing vegetation on the Park lot (source: Planning Officer 2019). Officers have imposed a condition requiring all lighting to be positioned and shielded so as to not cause a nuisance to nearby residential properties. Impacts to existing users The Park’s existing users are being catered for through a separate recommendation to Council. Tenure / lease of the land The tenure/lease of the land is not subject to this development application/assessment. Level of assessment The City Plan, Version 6 categorises Club as subject to Code assessment. Therefore, the development application has been assessed under the category of Code assessment. How is the development a ‘community The development has been described as a club’? ‘community club’ by the applicant and satisfies the City Plan definition for a Club. Liquor licence type Liquor licencing is a process governed by the Office of Liquor and Gaming and not City of Gold Coast (Council). Officers are not in the position to comment on the type of liquor licence that the applicant will seek from the Office of Liquor and Gaming. No community benefit The Club will provide an additional entertainment and recreational facility within the parkland which comprises a diverse mix of open space and community facilities. Furthermore, the development will also provide footpaths connecting the facility to the wider Oxenford Park with the inclusion of vegetation for amenity of park users. The information provided by the applicant within the application material (see attached) and partially reflected herein, describes the wider community benefit that the Gold Coast Titans provide. The City Plan codes do not require the provision 776th Council Meeting 30 July 2019 49 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
of public benefits. Social impacts Should the subject application gain planning - Gambling approval, the applicant would then need to apply - Anti-social behaviour for a liquor license from the Office of Liquor and - Public safety Gaming Regulation. If approved, the liquor and - Increase in criminal behaviour gaming licences would include various conditions in relation to on site management and security measures to reduce the likelihood and severity of anti-social behaviour on site and protect public safety. The licence would also include measures to address gambling addiction. Through the assessment of the liquor and gaming licences, Council will be referred the application for assessment and comment. The social and health impacts of gaming and liquor are assessed by Council officers at this time. Environmental impacts The City plan does not map the site as containing any matters of State or locally significant environmental significance. Access from Doris Gibbs Court if Whilst the completion of the construction of Doris construction is not completed or Gibbs Court is likely imminent, to ensure that allowed? lawful access is provided to the subject development, officers have recommended a condition for the applicant to complete the construction of the road in accordance with the approved design if in the event that the road is not completed prior to the commencement of the Club use. Doris Gibbs Court will be a public road and taking access from Doris Gibbs Court is supported by officers. How is public open space handed to Doris Gibbs Court was established through the developers for private road Preliminary approval (MCU201501642) at 4-6 construction and access without Narracort Place. This application was Impact community consultation? assessable development under the now former 2003 Gold Coast Planning Scheme, Version 1.2, requiring a public notification period of 30 business days. Car parking area not located behind The development does not provide car parking the building and this will impact the behind the building. The amount of car parking value of neighbouring properties comparative to the floor area makes it almost impossible for the car parking area to be located behind, beside or within the building. The development proposes scattered landscaping throughout, and in front of, the car parking area. This outcome will assist in reducing the visual impact of the hardstand area. Further, car parking within the frontage is a characteristic of development on the western side of Old Pacific Highway. 776th Council Meeting 30 July 2019 50 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
The City Plan does not include provisions relating to property valuation, and therefore, this assessment cannot have regard to such a matter. Flooding impacts The submitted hydraulic impact assessment has demonstrated that approximately11mm of flood impact will occur on the adjacent Oxenford Park lot. Council’s Property Services section has provided consent to accept the flood impact to the Park. During a Q100 flood event the surrounding park will be inundated and unlikely to result in any discernible impacts resulting from the additional flood impact. The flood impact occurs within the park and not on nearby residential properties. Traffic impacts on local streets The development will take access from Doris Gibbs Court which only leads onto Old Pacific Highway. From Old Pacific Highway vehicles will either travel northbound towards the Motorway interchange or southbound towards Kopps Road/Michigan Drive intersection. Therefore, it is unlikely that the residential streets west and south-west of the site will be impacted by the additional traffic volumes. Parking impacts and compliance with The development provides in excess of the the Transport code required number of car parking spaces to meet the Acceptable outcome for car parking supply. The development has been revised to include signage and line marking to demonstrate compliance with AO25.1 of the Transport code. Waste management Within the response to information request the applicant addressed the majority of the concerns raised by officers in relation to waste provisions with the exception of providing a bin enclosure for the recycling bins and plans showing that the enclosures are roofed and designed to prevent entry to rainwater, graded to fall to a drainage point within the storage point, drainage point connected to sewer and provided with a hosecock for cleaning. This has been addressed through a recommended condition for the provision of amended plans reflecting the above. Plans referring to future Council car The plans submitted for the subject application do park not refer to a future Council car park. Detention basin proposed over the This has been resolved in the response to water main. information request. The water main is to be relocated clear of the stormwater detention basin.
776th Council Meeting 30 July 2019 51 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
10 CONCLUSION
Council is in receipt of an application for a Development permit for a Material change of use (Code assessment) for a Club at 18 Oberon Way, Oxenford. The officer’s assessment has determined that the development achieves compliance with the applicable assessment benchmarks. Officers recommend that the application be approved for the following reasons, and subject to conditions: A Club is Code assessable within the Open space zone and therefore, contemplated to occur within the zone. The traffic generated from the development will be catered for within future upgrades to the major intersections located north and south of the site. The signalised intersection upgrade will adequately cater for traffic of the Club and the future commercial/light industrial development south of Doris Gibbs Court. Flood evacuation will be managed and facilitated through the implementation of the endorsed FEMP. Consent has been provided from Council’s Property Services section accepting the flood impact to Oxenford Park.
11 NOTIFICATIONS
The following property notifications will be applied: Noise / acoustic Stormwater management Flood
12 RECOMMENDATION It is recommended that Council resolves as follows:
That Council approves the issue of a Development permit for a Material change of use (Code assessment) for a Club (Titans’ community club), subject to the below conditions.
General
1. Timing a All conditions of this development approval must be complied with at no cost to Council at all times unless otherwise stated in another condition. b Where the timing in a condition is prior to commencement of the use and a Building Format Plan is lodged for approval, the timing in the condition changes from being prior to commencement of the use to being prior to the earlier of the commencement of the use and approval of the plan of subdivision. This timing requirement prevails despite any inconsistency with the timing requirement in another condition.
776th Council Meeting 30 July 2019 52 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
2. Amended drawings Prepare and submit amendments to the drawings listed below for confirmation they constitute the approved drawings for the purposes of this development approval. All amended drawings must be submitted (and confirmed by Council) prior to commencement of any works on site. Drawing Title Author Date Drawing No. Ver Site Plan Bayden 07/03/19 DA-00-02 4 Goddard Design Building Floor Plan – Ground Bayden 1/4/2019 DA-10.01 4 Floor Level Goddard Design Building Roof Plan Bayden 12/11/18 DA-10.02 2 Goddard Design Carpark Plan Bayden 07/03/19 DA-10.10 3 Goddard Design Carpark Planting Zones – RFI Bayden 07/03/19 DA-10.11 2 Response Goddard Design Carpark Planting Zones – RFI Bayden 07/03/19 DA-10.12 2 Response Goddard Design Building Elevations Bayden 12/11/18 DA-20.01 2 Goddard Design Building Elevations Bayden 12/11/18 DA-20.02 2 Goddard Design Building Sections Bayden 12/11/18 DA-30.01 2 Goddard Design
The following amendments must be included: a Amended drawings to illustrate recycling bulk bins stored within the bulk bin enclosure. b Amended drawings to illustrate that the bin storage enclosure is roofed and designed to prevent entry to rainwater, graded to fall to a drainage point within the storage point, drainage point connected to sewer and provided with a hosecock for cleaning. c Provide a footpath connection from the western end of Doris Gibbs Court along the southern side of the car parking area linking with the pedestrian connection into the wider Oxenford Park. d Provide a 1.5m wide landscape strip at the finished ground level (not car park level) 776th Council Meeting 30 July 2019 53 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
immediately west of the car parking and servicing areas extending for the entire length of all retaining structures. The footpath and deep turfed swale are to be shifted westward to accommodate the landscape strip.
3. Approved plans Undertake and maintain the development in accordance with the following plans: Plan Title Author Date Plan Reference Ver No. Noise Impact Assessment ATP December Project No.: 1 Oxenford Community Club Consulting 2018 ATP180913 Engineers Oxenford Community Motus 10 May MCQ438-R001 06 Club, 18 Oberon Way, Consulting 2019 Oxenford - Stormwater Pty Ltd. Management Plan Oxenford Community Motus 10 May MCQ438-R001 HIA 05 Club, 18 Oberon Way, Consulting 2019 Oxenford - Hydraulic Pty Ltd Impact Assessment
4. Amended Plans Prepare and submit amendments to the plans listed below for confirmation they constitute the approved plans for the purposes of this development approval. All amended plans must be submitted (and confirmed by Council) prior to commencement of any works on site: Health and Regulatory Services Plan Title Author Date Plan Reference No. Ver Waste Management Mark Rigby March 2019 MRA19-019 - Plan Oxenford & Community Club 18 Associates Oberon Way, Oxenford The following amendments must be included: a Recycling bulk bins must be stored within the bulk bin enclosure in accordance with SC6.15 City Plan policy – Solid waste management. Property
5. Restrictions regarding Council infrastructure Ensure all proposed buildings, structures and footings and deep rooted landscaping are a minimum distance of 3.0 horizontal metres from the required relocated 100 mm water Council water main. Ensure all proposed buildings, structures and footings are a minimum 1 metre clear of the property sewer connection.
6. Private infrastructure a Ownership, operation and maintenance of the following private infrastructure is to vest at all times with the applicant and their successor/s in title: 776th Council Meeting 30 July 2019 54 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
i. Stormwater management devices and infrastructure monitor and managed in accordance with the maintenance management plan (MMP), as conditioned in the decision notice, and generally in accordance with the City Plan Policy SC6.11 – Land development guidelines Section 4.5. b At any time the Council’s corresponding infrastructure network is altered, the private infrastructure must be altered to be commensurate with Council’s network, at no cost to Council.
7. Flood emergency management plan (FEMP) to be complied a The applicant shall implement all recommendations of the endorsed flood emergency management plan (FEMP), titled “18 Oberon Way, Oxenford, Flood Emergency Management Plan, (Report No: J19022/R1V1)” dated 7 June 2019 prepared by Allan & Dennis Pty Ltd to ensure that, in the event of a major flood event, all staff and visitors to the property are moved into a refuge area or evacuated into a safe place. b The applicant and their successor/s in title, shall ensure that the FEMP is complied with at all times for the life of the development and the use of the premises.
8. Undercroft management a Prior to the commencement of use, prepare and submit to Council for approval an Undercroft management plan. The management plan is to provide details relating to (but not limited to): i. The person/s responsible for the maintenance of the area, including post flood events; ii. The provision of an undercroft maintenance schedule and inspection checklist; iii. The type of surface material/s proposed under the platform; iv. Details on the development’s services proposed under the platform (sewer, stormwater etc.) and how these services will avoid damage caused by flood events; v. The procedures and responsibilities for clean ups post flood events; vi. Measures to stop infestation by mosquito’s, vermin or weeds; vii. That the undercroft area will be free from ponding and odour; and viii. Detailed plans and sections illustrating the design and management concepts for the undercroft treatment. b Implement the approved Undercroft management plan at all times once the use has commenced. Amenity
9. 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 776th Council Meeting 30 July 2019 55 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
e Storage areas for machinery, materials, vehicles or the like.
10. Hours of operation (Trading hours) The Club shall trade only between the following hours: a 10:00am – 10:00pm (Sunday to Thursday); and b 10:00am – 2:00am (Friday and Saturday). Hours of operation (Loading and unloading) 11. Undertake all loading and unloading activities associated with the operation of the use only between the following hours: a 8:00am – 6:00pm, seven days per week.
12. Nuisance Undertake and operate the development in a manner that causes no detrimental effect upon surrounding premises by reason of noise nuisance, lighting nuisance or other such emissions. Specifically: a Position and direct all lighting so as not to not cause a nuisance to nearby residential properties. Crime Prevention and Public Safety
13. Lighting to ensure pedestrian and community safety Install and maintain lighting within the site boundary for all car parking areas, outdoor activity areas and along all on-site pedestrian pathways, at no cost to Council. The design and construction of the lighting must: a Meet minimum requirements of Australian Standard AS/NZS1158.3.1: 2005 Pedestrian area (Category P) lighting; b Meet the relevant requirements of the electricity supplier (e.g. Energex); c Be installed prior to the commencement of the use and maintained at all times; d Include vandal resistant structures such as high mounted lighting, anti-tamper screws, weather resistant bulkhead fitting, and robust material to withstand severe weather conditions. Environmental and Landscaping
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 the use at no cost to Council: Drawing Title Author Date Drawing Ver No. ‘Proposed Oxenford Byrns Lardner April 2019 - B Community Club – 18 Oberon Way, Oxenford – Landscape Intent – Response to Council Information Request’ and include in particular: 776th Council Meeting 30 July 2019 56 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
i Ensure three street trees are planted within the road reserve directly fronting the site along Doris Gibbs Street. ii Street trees located in accordance with SC6.11.10 City Plan Policy – Land development guidelines – Standard drawing 05-103 – Street tree planting set out guidelines for roadworks and SC6.12.16 City Plan Policy – Landscape works – Road Reserves iii All street trees planted must be a minimum 100L bag size. iv Where trees are located near side boundaries or underground services, root containment systems must be utilised. v Trees must be a single-trunked canopy shade species able to attain a clear trunk height of 1800mm on maturity. vi Trees must be a minimum 2 metre distance laterally from the inlet gullies. vii Provide a 1.5 metre wide landscape bed located on the western side of the car parking and servicing areas, extending the entire length of all retaining structures. The landscape bed is to consist of Syzygium spp at 1.5 metre centres and bordered by Dianella spp at 1 metre centres. viii All built structures and planning associated with an entry statement must be located within private property. ix Provide annual maintenance costings for all landscape items on public land relevant to the development for the duration of the ‘establishment’ and ‘on maintenance’ periods. 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 SC6.11 – Land development guidelines, section 7 – Procedures.
15. 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 and City Plan Policy SC6.2 – Acid sulfate soils management, to implement acid sulfate soils control measures at no cost to Council, prior to any works commencing. b The Acid sulfate soils management plan must be prepared by a suitably qualified professional. c Implement the Acid sulfate soils management plan during construction works at no cost to Council. Transport
16. 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 231 freely accessible car parking spaces. ii All spaces are drained, sealed and line marked. iii Clearly identified signage and directional markings including: o Signs and line marking to identify persons with disabilities parking (AS2890.6). 776th Council Meeting 30 July 2019 57 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
b Undertake and maintain the off street vehicle and parking facilities at no cost to Council at all times.
17. Off street bicycle parking and end of trip facilities a Design and construct 44 off street bicycle parking spaces 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 26 Security Level C spaces for visitors. ii 18 Security Level B spaces for staff. 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 and maintain all works prior to commencement of the use at no cost to Council at all times.
18. 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 Heavy Rigid Vehicle (HRV). The dimensions of the vehicle are to be generally in accordance with AS2890.2.
Engineering
19. Traffic signals at Old Pacific Highway/Doris Gibbs Court intersection a Obtain an operational works approval for the design and construction of traffic signals at the intersection of Old Pacific Highway and Doris Gibbs Court prior to commencement of the use at no cost to Council. b Maintain and construct the traffic signals identified above at no cost to Council until the asset is accepted “off maintenance” in accordance with the procedures in City Planning Policy SC6.11 – Land development guidelines, Section 2 – Transport network standards, Section 7 – Procedures, Section 8.5 – As-constructed requirements, Section 9 - Specifications and Section 10 – Standard drawings.
20. Driveways and vehicular crossings Obtain an operational works approval for the design and construction of the driveway and vehicular crossing to Lot 197 RP142508, prior to the commencement of the use at no cost to Council.
21. Rectification of Council’s infrastructure a Rectify any damage caused to Council infrastructure (including kerb, channelling, service pits, footpaths and water and sewer reticulation networks) prior to commencement of the use at no cost to Council. 776th Council Meeting 30 July 2019 58 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
b Construct and maintain the rectified Council infrastructure at no cost to Council prior to commencement of the use.
22. New roads/ intersections a Vehicle access for the proposed development must be from Doris Gibbs Court. b If construction and dedication of Doris Gibbs Court has not been completed prior to commencement of use for the proposed development, then the applicant must construct Doris Gibbs Court in accordance with the existing combined MCU/ROL/OPW approval (Council’s reference - PN127196/123/DA1) prior to commencement of the use at no cost to Council and include in particular: i Road geometry (cross-section profile) for Doris Gibbs Court to an (Industrial Access Street) classification. The road must have a 12 metre wide carriageway (comprising 2 x 2.5 metre wide parking lanes and 2 x 3.5 metre wide traffic lanes) and 4.5 metre wide verges on 21 metre (minimum) reserve. ii The cul-de-sac head at the end of Doris Gibbs Court must have an ‘Industrial Access Street’ classification for pavement depth purposes. The cul-de-sac head must have a 12.5 metre kerb radius. iii This road is required to have ‘barrier’ kerb and channel. c. Construct and maintain the road identified above at no cost to Council until the asset is accepted “off maintenance” by the City in accordance with the procedures in City Plan Policy SC6.11 – Land development guidelines, section 7 (Procedures).
23. Street lighting If street lighting is not available to Doris Gibbs Court prior to commencement of use for the proposed development, then the applicant must install a street lighting system, including connections and energising to Doris Gibbs Court prior to commencement of the use at no cost to Council. a Obtain an operational works approval for the location of the street lights. b The street lighting system must: c Achieve a minimum level of lighting in accordance with SC6.11 City Plan Policy – Land development guidelines, section 2.6 (Street lighting). d Associated wiring must be installed underground. e Be acceptable to the electricity supplier (e.g. Energex) as ‘Rate 2 Public Lighting’. f Meet the requirements of the electricity supplier (e.g. Energex). g Construct and maintain the street lighting system at no cost to Council until the asset is accepted “off maintenance” by the City in accordance with the procedures in City Planning Policy SC6.11 – Land development guidelines, section 7 (Procedures).
24. Electrical reticulation Design, construct and connect an electrical reticulation system at no cost to Council and include in particular:
a Provide underground electricity from the existing poles within public roads to the 776th Council Meeting 30 July 2019 59 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
subject building/s. b No additional poles and pole-mounted transformers are to be erected within public roads. c Meet the requirements of the electricity supplier (e.g. Energex)
25. Telecommunications network Design, construct and connect a telecommunications services network at no cost to Council and include in particular:
a 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. b All new pit and pipe infrastructure required to be installed along public road(s), must be suitably sized to cater for future installation of fibre optic cables. c Meet the telecommunications industry standards (e.g. Telstra/NBN Co standards).
26. Rectification of Council’s infrastructure a Rectify any damage caused to Council infrastructure (including kerb, channelling, service pits, footpaths and 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.
27. Retaining walls All southern and western facing retaining walls/structures are to be designed in accordance with SC6.11 City Plan policy – Land development guidelines, Section 3 – Change to ground level standards. Stormwater Drainage
28. 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 Unless otherwise accepted by the approved Stormwater Management Plan, Revision 06 (Motus, May 2019) and Hydraulic Impact Assessment, Revision 05 (Motus, May 2019), 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
29. Bioretention basin maintenance management plan (specific condition) a Prepare and implement a bioretention basin maintenance management plan (MMP) prior to the commencement of the use. The MMP must be prepared by a Registered Professional Engineer Queensland (RPEQ) specialising in stormwater management in accordance with City Plan Policy SC6.11 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 776th Council Meeting 30 July 2019 60 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
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.
Sewer and Water Works
30. Sewer reticulation a Obtain an operational works approval for the design, construction and connection to connect the proposal to Council’s sewer network at the sewer infrastructure fronting the development site, prior to commencement of the use at no cost to Council and include in particular: i Be in accordance with the SEQ Water Supply & Sewerage Design and Construction Code (SEQ WS&S D&C Code), and the Water and Sewerage Connections Policy. ii The size of the sewer property service connection must be a minimum of 150 mm in accordance with Section 4.5.4 of the SEQ Water Supply & Sewerage Design & Construction Code (SEQ WS&S D&C Code).
31. Relocation of existing water infrastructure a Obtain an operational works approval for the relocation of the existing 100 mm potable water main located adjacent to the northern boundary of the development site, prior to commencement of the use at no cost to Council and include in particular: i Be in accordance with the SEQ Water Supply and Sewerage Design and Construction Code (SEQ WS&S D&C Code) and the Water and Sewerage Connections Policy. ii Ensure that all proposed buildings, structures, footings and deep rooted landscaping are a minimum 3.0 m from the outside face of the relocated water main. iii Remove / seal / cap redundant water services. b Construct and maintain the identified Council infrastructure 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 11 – Land development guidelines, Section 776th Council Meeting 30 July 2019 61 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
6 – Water supply and sewerage reticulation standards, Section 7 – Procedures, Section 8.5 – As-constructed requirements, Section 9 - Specifications and Section 10 – Standard drawings.
32. Water reticulation a Obtain an operational works approval for the design, construction and connection for the proposal to connect to Council’s potable water supply network at the water infrastructure fronting the development site, prior to commencement of the use at no cost to Council and include in particular: i Be in accordance with the SEQ Water Supply & Sewerage Design and Construction Code (SEQ WS&S D&C Code), and the Water and Sewerage Connections Policy. ii The property service, water meter box and water meter must be provided at the boundary of the development site. A connection application is required for these works. b Construct and maintain the water reticulation system at no cost to Council until the asset is accepted “off maintenance” by the City in accordance with the procedures in City Planning Policy SC6.11 – Land development guidelines Section 6 – Water supply and sewerage reticulation standards, Section 7 – Procedures, Section 8.5 – As-constructed requirements, Section 9 - Specifications and Section 10 – Standard drawings.
33. Fire loading Fire loading must not exceed 15 L/s for 4 hours duration.
Construction Management
34. Certification of works Provide Council with certificates prepared by qualified experts from the disciplines listed below, confirming as follows: Subdivision Engineering Certified Certification Plan/ Expert Requesting document date Drawing discipline Council Section Certificate for Prior to - An Development electricity supply commencement authorised Compliance of the use supplier (e.g. Energex) The certification is to confirm: Underground electricity supply is available to the development site and proposed building/s.
776th Council Meeting 30 July 2019 62 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Subdivision Engineering Certified Certification Plan/ Expert Requesting document date Drawing discipline Council Section Contractual Prior to - The authorised Development agreement commencement telecommunication Compliance (e.g. of the use carrier (e.g. Agreement Telstra, NBN Co) Advice or Completion Letter from Telstra. Alternatively, a copy of Master Development Agreement or Small Development Agreement from NBN Co). The certification is to confirm: Underground telecommunication infrastructure will be undertaken and installed in accordance with telecommunications industry standards (e.g. Telstra / NBN Co standards).
Health and Regulatory Services Certified Certification Plan/ Expert Requesting document date Drawing discipline Council Section Acoustic Prior to Noise Impact Acoustic Health and compliance commencement Assessment Engineer Regulatory report of the use prepared by Services ATP Consulting Engineers dated December 2018 (reference: ATP180913) The certification is to confirm: The development has been designed in accordance with the established noise criteria and recommendations outlined in an approved Acoustic Report.
776th Council Meeting 30 July 2019 63 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Health and Regulatory Services Certified Certification Plan/ Expert Requesting document date Drawing discipline Council Section Waste Prior to Waste Suitably Health and Management commencement Management qualified Regulatory compliance of the use Plan prepared person Services report by Mark Rigby & Associates (reference: MRA19-019) The certification is to confirm: The development has been designed and constructed in accordance with the recommendations outlined in an approved Waste Management Plan.
Hydraulics and Water Quality Certified Certification Plan/ Expert Requesting document date Drawing discipline Council Section Post Prior to “Oxenford Registered Hydraulics & construction commencement Community Club, Professional Water certification of the use 18 Oberon Way, Engineer Quality Oxenford, Queensland Stormwater (RPEQ) Management Plan, Revision 06 (Report Not: MCQ438-R001)” dated 10 May 2019 prepared by Motus Consulting Pty Ltd. The certification is to confirm: 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 Council’s approved stormwater management plan and are functioning as designed.
Hydraulics and Water Quality Certified Certification Plan/ Expert Requesting document date Drawing discipline Council Section Flood storage Immediately after “Oxenford Registered Hydraulics compensation completion of Community Club, Professional and Water earthworks 18 Oberon Way, Engineer Quality Oxenford - Queensland Hydraulic Impact (RPEQ) 776th Council Meeting 30 July 2019 64 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Assessment, Revision 05 (Report Not: MCQ438-R001 HIA)” dated 10 May 2019 prepared by Motus Consulting Pty Ltd.
The certification is to confirm: All works have been carried out and completed in accordance with the approved report and no loss of flood plain storage has occurred as a result of the earthworks. The certification must be accompanied by calculations and as constructed data that: i. Includes existing and proposed triangulated surface meshes which can be produced by computer terrain modelling software packages such as Civil- Cad, 12D or KEAYS. ii. Has been compared with the pre-development surface levels to ensure that no loss of floodplain storage has occurred.
Hydraulics and Water Quality Certified Certification Plan/ Expert Requesting document date Drawing discipline Council Section No adverse Prior to any “Oxenford Registered Hydraulics impact Operational Community Club, Professional and Water certification Works approval 18 Oberon Way, Engineer Quality or prior to any Oxenford - Queensland works Hydraulic Impact (RPEQ) commencing, Assessment, whichever occurs Revision 05 first. (Report Not: MCQ438-R001 HIA)” dated 10 May 2019 prepared by Motus Consulting Pty Ltd.
The certification is to confirm: The proposed development will not cause hydraulic impacts external to the site, other than what has been presented in Appendix A of the above hydraulic impact assessment report, during local flood events of 50%, 20%, 10%, 5%, 2% and 1% Annual Exceedance Probability (AEP) and regional flood events of 5%, 2%, and 1% AEP. The certification must be accompanied by: i. Impact maps with suitable scale and colours for all local and regional flood events as stated above.
776th Council Meeting 30 July 2019 65 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
35. Erosion and sediment control plan a Obtain a Management Plan approval for an Erosion and sediment control plan generally in accordance with the City Plan Policy SC6.11 – Land development guidelines section 4.5.5.4 – Erosion and sediment control plan, prior to Operational Works approval or prior to any works commencing, whichever occurs first. b The Erosion and sediment control plan must be prepared by a suitably qualified professional and include in particular: i Construct and maintain appropriate control measures to achieve 80% hydraulic effectiveness in accordance with the State Planning Policy (Refer to SPP 2017 Appendix 2 Table A); ii Implement erosion, sediment and dust control measures that accord with (nominate standards / construction management plan / drawings etc.); iii Place sediment control measures at the base of all materials imported on- site to mitigate sediment runoff; iv Construct and maintain a perimeter bund and/or diversion drain around the disturbed area, and disallow outside clean stormwater from mixing with polluted / contaminated stormwater; v Treat all polluted / contaminated water from the site, to achieve the water quality objectives in (nominate standard here), prior to discharging from the site.
36. 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. 776th Council Meeting 30 July 2019 66 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Plumbing and Drainage Act 2002
37. Plumbing and drainage works Obtain a compliance permit for all plumbing and drainage work prior to any compliance assessable work commencing. 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. Advertising No advertising device is to be placed on the premises without the necessary approval under Council’s Local Laws. The applicant should contact Council’s Health, Regulatory & Lifeguard Services Branch on (07) 5581 6668 to discuss approval requirements.
B. Incorporation of Equitable Access at the Detailed Design Stage All public spaces and facilities within the development must provide equitable access, including continuous accessible paths of travel, in compliance with the Commonwealth Disability Discrimination Act (1992) and the Disability (Access to Premises – Buildings) Standards 2010.
C. 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.
D. 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.
E. Flood inundation A property notification will be applied to the lot/subsequent lots stating that the property is subject to inundation during major flood events.
F. Connections and disconnections Any connection / disconnection to the existing water and sewerage networks will be at the applicant’s cost. Prior to the connection / disconnection taking place, the applicant must obtain written approval from Water and Waste. Refer to Water and Sewerage Connections Policy, available on Council’s website http://www.cityofgoldcoast.com.au G. Operational Works meeting prior to lodgement Council’s Water and Waste Development Services team encourage contact to discuss any water and sewer matters of significance prior to the submission of an application for Operational Works. 776th Council Meeting 30 July 2019 67 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Contact [email protected] to arrange a meeting.
H. 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 and 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 meters, sewer maintenance hole covers, stormwater drainage infrastructure, reinstatement of maintenance hole covers, stormwater drainage infrastructure, crossovers, footpaths, road pavement, kerb and channel, kerb ramps, medians, traffic islands, road furniture, signage and line-marking.
I. 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:
- Operational works - infrastructure - Operational works – Public landscaping works - Operational works – Changes to ground level
A copy of this decision notice and accompanying stamped drawings/plans must be submitted with any subsequent application identified above.
J. 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.
K. 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. 776th Council Meeting 30 July 2019 68 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
L. Applicant responsibilities The applicant is responsible for securing all necessary approvals and tenure, providing statutory notifications and complying with all relevant laws. Nothing in this decision notice alleviates the need for the applicant to comply with all relevant local, State and Commonwealth laws and to ensure appropriate tenure arrangements have been made where the use of/reliance upon land other than that owned by the applicant is involved. Without liming this obligation, the applicant is responsible for: a. Obtaining all other/further necessary approvals, licences, permits, resource entitlements etc by whatever name called required by law before the development the subject of this approval can be lawfully commended and to carry out the activity for its duration; b. Providing any notifications required by law (by way of example only, to notify the administering authority pursuant to the Environment Protection Act 1994 of environmental harm being caused/threatened by the activity, and upon becoming aware the premises is being used for a ‘notifiable activity’); c. Securing tenure/permission from the relevant owner to use private or public land not owned by the applicant (including for access required by conditions of approval); d. Ensuring the correcting siting of structures on the land. An identification survey demonstrating correct siting and setbacks of structures may be requested of the applicant to ensure compliance with this decision notice and applicable codes; e. Providing Council with proof of payment of the Portable Long Service Leave building construction levy (or proof of appropriate exemption) where the value of the Operational Works exceed $150,000. Acceptable proof of payment is a Q.Leave –Notification and Payment Form approved by the Authority. Proof of payment must be provided before Council can issue a development permit for the Operational works. This is a requirement of section 77(1) of the Building and Construction Industry (Portable Long Service Leave) Act 1991; and f. Making payment of any outstanding Council rates and charges applicable to the development site prior to the lodgement of subdivision plans.
M. Incorporation of Equitable Access at the Detailed Design Stage All public spaces and facilities within the development must provide equitable access, including continuous accessible paths of travel, in compliance with the Commonwealth Disability Discrimination Act (1992) and the Disability (Access to Premises – Buildings) Standards 2010. Property Notifications
N. 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/2018/1220. A copy of Council’s Decision Notice is available for viewing on Council’s website www.goldcoastcity.com.au/pdonline 776th Council Meeting 30 July 2019 69 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
O. Flood inundation Owners and intending purchasers are advised the basement and/or property is subject to inundation during extreme flood events. Refer to Council of the City of Gold Coast’s Decision Notice MCU/2018/1220. A copy of Council’s Decision Notice is available for viewing on Council’s website www.goldcoastcity.com.au/pdonline
P. 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. Refer to Council of the City of Gold Coast’s Decision Notice MCU/2018/1220. A copy of Council’s Decision Notice is available for viewing on Council’s website www.goldcoastcity.com.au/pdonline
Author: Authorised by: Sam Monaghan Mick Moran Senior Planner A/Director Economy, Planning and Environment July 2019
776th Council Meeting 30 July 2019 70 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Conflict of Interest – Cr Owen-Jones Pursuant to section 175E(2) of the Local Government Act 2009, I would like to inform the meeting that I have a personal interest in this matter, which I recognise may be a real or perceived conflict of interest the particulars of which are as follows: The nature of the interest is: Titans have hosted me to various season launches awards night and charity balls 2014, 2015, 2016, 2017, 2018, 2019 The name of the person or entity is: Titans The nature of the relationship is: Associates with Applicant The value of the gift is: unknown but over $500 The date of receipt of the gift is: 2014 - 2019 The nature of the other person’s interest in the matter is: Titans Oxenford Community Club Ltd (Applicant) However I have considered my position and my interest in this matter as just described, and am firmly of the view that I may participate in the meeting and vote in respect of this matter in the public interest for the reason that I attended in my capacity as Councillor.
PROCEDURAL MOTION moved Cr Caldwell seconded Cr Tozer Pursuant to section 175E(4)(a) of the Local Government Act 2009, Council resolves that: Cr Owen-Jones has a perceived conflict of interest in this matter for the reasons outlined above. CARRIED
In accordance with Section 175E(4) of the Local Government Act 2009, Cr Owen-Jones and Cr Vorster did not vote.
PROCEDURAL MOTION moved Cr Caldwell seconded Cr Baildon Pursuant to section 175E(4)(b) of the Local Government Act 2009, Council resolves that:
Cr Owen-Jones may participate in the meeting and vote on the matter because the interest is minor and remote in nature and related to his conduct of his role as Councillor. CARRIED In accordance with Section 175E(4) of the Local Government Act 2009, Cr Owen-Jones and Cr Vorster did not vote.
776th Council Meeting 30 July 2019 71 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Conflict of Interest – Cr Vorster Pursuant to section 175E(2) of the Local Government Act 2009, I would like to inform the meeting that I have a personal interest in this matter, which I recognise may be a real or perceived conflict of interest the particulars of which are as follows: The nature of the interest is: Member of the Gold Coast Titans in 2015 The name of the person or entity is: Gold Coast Titans The nature of the relationship is: Former member The value of the gift is: Nil The date of receipt of the gift is: Nil The nature of the other person’s interest in the matter is: Applicant for planning approval However I have considered my position and my interest in this matter as just described, and am firmly of the view that I may participate in the meeting and vote in respect of this matter in the public interest for the reason my membership has since lapsed.
PROCEDURAL MOTION moved Cr PJ Young seconded Cr Tozer Pursuant to section 175E(4)(a) of the Local Government Act 2009, Council resolves that: Cr Vorster does not have a real or perceived conflict of interest in this matter because he has no greater personal interest than other persons in the local government area. CARRIED
In accordance with Section 175E(4) of the Local Government Act 2009, Cr Owen-Jones and Cr Vorster did not vote.
776th Council Meeting 30 July 2019 72 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
CLOSED SESSION LOCAL GOVERNMENT ACT 2009 AND SUPPORTING REGULATIONS
PROCEDURAL MOTION moved Cr Vorster seconded Cr Caldwell
That Committee move into Closed Session pursuant to section 275 (1) of the Local Government Regulation 2012, for the consideration of the following item for the reason shown:-
Item Subject Reason
1 Report On Development Application For A Material Prejudicial Matter Change Of Use (Code Assessment) For A Club (Titans’ Community Club) At 18 Oberon Way, Oxenford
CARRIED
Meeting adjourned at 10:23am
Meeting reconvened 10:33am
PROCEDURAL MOTION moved Cr Tozer seconded Cr P Taylor
That the Council move into Open Session.
CARRIED
Following resumption into Open Session Item 1 was moved and carried as shown below.
PROCEDURAL MOTION moved Cr Caldwell seconded Cr Vorster 1 That the item be deferred for consideration at the next full Council meeting of 30 July 2019. 2 That Officers obtain independent legal and/or planning advice in relation to the assessment of the application. A division was called.
For 7 Cr Caldwell, Cr O’Neill, Cr Owen-Jones, Cr PJ Young, Cr Baildon, Cr Vorster, Cr Tozer Against 1 Cr Taylor Abstained 0 Absent 0 Did Not Vote 0 CARRIED
776th Council Meeting 30 July 2019 73 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Council Meeting 30 July 2019
RESOLUTION G19.0730.013 moved Cr Caldwell seconded Cr Vorster That Council approves the issue of a Development permit for a Material change of use (Code assessment) for a Club (Titans’ community club), subject to the below conditions.
General 1 Timing a All conditions of this development approval must be complied with at no cost to Council at all times unless otherwise stated in another condition. b Where the timing in a condition is prior to commencement of the use and a Building Format Plan is lodged for approval, the timing in the condition changes from being prior to commencement of the use to being prior to the earlier of the commencement of the use and approval of the plan of subdivision. This timing requirement prevails despite any inconsistency with the timing requirement in another condition. 2 Amended drawings Prepare and submit amendments to the drawings listed below for confirmation they constitute the approved drawings for the purposes of this development approval. All amended drawings must be submitted (and confirmed by Council) prior to commencement of any works on site. Drawing Title Author Date Drawing No. Ver Site Plan Bayden 07/03/19 DA-00-02 4 Goddard Design Building Floor Plan – Ground Bayden 1/4/2019 DA-10.01 4 Floor Level Goddard Design Building Roof Plan Bayden 12/11/18 DA-10.02 2 Goddard Design Carpark Plan Bayden 07/03/19 DA-10.10 3 Goddard Design Carpark Planting Zones – RFI Bayden 07/03/19 DA-10.11 2 Response Goddard Design Carpark Planting Zones – RFI Bayden 07/03/19 DA-10.12 2 Response Goddard Design Building Elevations Bayden 12/11/18 DA-20.01 2 Goddard Design Building Elevations Bayden 12/11/18 DA-20.02 2 776th Council Meeting 30 July 2019 74 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Goddard Design Building Sections Bayden 12/11/18 DA-30.01 2 Goddard Design The following amendments must be included: a Amended drawings to illustrate recycling bulk bins stored within the bulk bin enclosure. b Amended drawings to illustrate that the bin storage enclosure is roofed and designed to prevent entry to rainwater, graded to fall to a drainage point within the storage point, drainage point connected to sewer and provided with a hosecock for cleaning. c Provide a footpath connection from the western end of Doris Gibbs Court along the southern side of the car parking area linking with the pedestrian connection into the wider Oxenford Park. d Provide a 1.5m wide landscape strip at the finished ground level (not car park level) immediately west of the car parking and servicing areas extending for the entire length of all retaining structures. The footpath and deep turfed swale are to be shifted westward to accommodate the landscape strip. e A minimum 2m high acoustic fence, consistent in design with acoustic fencing required as part of development approval MCU201601439, is to be located along the dividing boundary between the subject site (Lot 197 on RP142508) and Lot 145 on RP142508 (20 Oberon Way), or as otherwise approved by Council. f Removal of the designated outside smoking area (DOSA) on the western side of the outdoor terrace area, referred to as DOSA 1 on the Building Floor Plan - Ground Floor Level. g Provide a community meeting room within the existing building footprint. 3 Approved plans Undertake and maintain the development in accordance with the following plans: Plan Title Author Date Plan Reference Ver No. Noise Impact Assessment ATP December Project No.: 1 Oxenford Community Club Consulting 2018 ATP180913 Engineers Oxenford Community Club, Motus 10 May MCQ438-R001 06 18 Oberon Way, Oxenford Consulting 2019 - Stormwater Management Pty Ltd. Plan Oxenford Community Club, Motus 10 May MCQ438-R001 HIA 05 18 Oberon Way, Oxenford Consulting 2019 - Hydraulic Impact Pty Ltd Assessment
4 Amended Plans Prepare and submit amendments to the plans listed below for confirmation they constitute the approved plans for the purposes of this development approval. All amended plans must be submitted (and confirmed by Council) prior to commencement of any works on site: 776th Council Meeting 30 July 2019 75 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Health and Regulatory Services Plan Title Author Date Plan Reference No. Ver Waste Management Plan Mark Rigby March 2019 MRA19-019 - Oxenford Community & Club 18 Oberon Way, Associates Oxenford The following amendments must be included: a Recycling bulk bins must be stored within the bulk bin enclosure in accordance with SC6.15 City Plan policy – Solid waste management. Property 5 Restrictions regarding Council infrastructure Ensure all proposed buildings, structures and footings and deep rooted landscaping are a minimum distance of 3.0 horizontal metres from the required relocated 100 mm water Council water main. Ensure all proposed buildings, structures and footings are a minimum 1 metre clear of the property sewer connection. 6 Private infrastructure a Ownership, operation and maintenance of the following private infrastructure is to vest at all times with the applicant and their successor/s in title: i. Stormwater management devices and infrastructure monitor and managed in accordance with the maintenance management plan (MMP), as conditioned in the decision notice, and generally in accordance with the City Plan Policy SC6.11 – Land development guidelines Section 4.5. b At any time the Council’s corresponding infrastructure network is altered, the private infrastructure must be altered to be commensurate with Council’s network, at no cost to Council. 7 Flood emergency management plan (FEMP) to be complied a The applicant shall implement all recommendations of the endorsed flood emergency management plan (FEMP), titled “18 Oberon Way, Oxenford, Flood Emergency Management Plan, (Report No: J19022/R1V1)” dated 7 June 2019 prepared by Allan & Dennis Pty Ltd to ensure that, in the event of a major flood event, all staff and visitors to the property are moved into a refuge area or evacuated into a safe place. b The applicant and their successor/s in title, shall ensure that the FEMP is complied with at all times for the life of the development and the use of the premises.
8 Undercroft management a Prior to the commencement of use, prepare and submit to Council for approval an Undercroft management plan. The management plan is to provide details relating to (but not limited to): i The person/s responsible for the maintenance of the area, including post flood events; ii The provision of an undercroft maintenance schedule and inspection checklist; 776th Council Meeting 30 July 2019 76 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
iii The type of surface material/s proposed under the platform; iv Details on the development’s services proposed under the platform (sewer, stormwater etc.) and how these services will avoid damage caused by flood events; v The procedures and responsibilities for clean ups post flood events; vi Measures to stop infestation by mosquito’s, vermin or weeds; vii That the undercroft area will be free from ponding and odour; and viii Detailed plans and sections illustrating the design and management concepts for the undercroft treatment. b Implement the approved Undercroft management plan at all times once the use has commenced. Amenity 9 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. 10 Hours of operation (Trading hours) The Club shall trade only between the following hours: a 10:00am – 10:00pm (Sunday to Thursday); and b 10:00am – 2:00am (Friday and Saturday). 11 Hours of operation (Loading and unloading) Undertake all loading and unloading activities associated with the operation of the use only between the following hours: a 8:00am – 6:00pm, seven days per week. 12 Nuisance Undertake and operate the development in a manner that causes no detrimental effect upon surrounding premises by reason of noise nuisance, lighting nuisance or other such emissions. Specifically: a Position and direct all lighting so as not to not cause a nuisance to nearby residential properties. Crime Prevention and Public Safety 13 Lighting to ensure pedestrian and community safety Install and maintain lighting within the site boundary for all car parking areas, outdoor activity areas and along all on-site pedestrian pathways, at no cost to Council. The design and construction of the lighting must: a Meet minimum requirements of Australian Standard AS/NZS1158.3.1: 2005 Pedestrian area (Category P) lighting; b Meet the relevant requirements of the electricity supplier (e.g. Energex); 776th Council Meeting 30 July 2019 77 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
c Be installed prior to the commencement of the use and maintained at all times; d Include vandal resistant structures such as high mounted lighting, anti-tamper screws, weather resistant bulkhead fitting, and robust material to withstand severe weather conditions. Environmental and Landscaping 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 the use at no cost to Council: Drawing Title Author Date Drawing Ver No. ‘Proposed Oxenford Byrns Lardner April 2019 - B Community Club – 18 Oberon Way, Oxenford – Landscape Intent – Response to Council Information Request’ and include in particular: i Ensure three street trees are planted within the road reserve directly fronting the site along Doris Gibbs Street. ii Street trees located in accordance with SC6.11.10 City Plan Policy – Land development guidelines – Standard drawing 05-103 – Street tree planting set out guidelines for roadworks and SC6.12.16 City Plan Policy – Landscape works – Road Reserves iii All street trees planted must be a minimum 100L bag size. iv Where trees are located near side boundaries or underground services, root containment systems must be utilised. v Trees must be a single-trunked canopy shade species able to attain a clear trunk height of 1800mm on maturity. vi Trees must be a minimum 2 metre distance laterally from the inlet gullies. vii Provide a 1.5 metre wide landscape bed located on the western side of the car parking and servicing areas, extending the entire length of all retaining structures. The landscape bed is to consist of Syzygium spp at 1.5 metre centres and bordered by Dianella spp at 1 metre centres. viii All built structures and planning associated with an entry statement must be located within private property. ix Provide annual maintenance costings for all landscape items on public land relevant to the development for the duration of the ‘establishment’ and ‘on maintenance’ periods. x Planting on the southern side of the car park area, west of Doris Gibbs Court, is to consist of Syzygium spp at 1 metre centres and bordered by Dianella spp at 1 metre centres. The Syzygium spp are to be a minimum 100L bag size at time of planting. xi The area of the site to the south-west of Doris Gibbs Court, extending to Oberon Way is to be shown as maintained grass area. b Construct and maintain the public open space identified above until the asset is 776th Council Meeting 30 July 2019 78 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
accepted “off maintenance” by the City in accordance with the procedures in City Planning Policy SC6.11 – Land development guidelines, section 7 – Procedures. 15 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 and City Plan Policy SC6.2 – Acid sulfate soils management, to implement acid sulfate soils control measures at no cost to Council, prior to any works commencing. b The Acid sulfate soils management plan must be prepared by a suitably qualified professional. c Implement the Acid sulfate soils management plan during construction works at no cost to Council. Transport 16 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 231 freely accessible car parking spaces. ii All spaces are drained, sealed and line marked. iii Clearly identified signage and directional markings including: o Signs and line marking to identify persons with disabilities parking (AS2890.6). b Undertake and maintain the off street vehicle and parking facilities at no cost to Council at all times. 17 Off street bicycle parking and end of trip facilities a Design and construct 44 off street bicycle parking spaces 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 26 Security Level C spaces for visitors. ii 18 Security Level B spaces for staff. 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 and maintain all works prior to commencement of the use at no cost to Council at all times. 18 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 Heavy Rigid Vehicle (HRV). The dimensions of the vehicle are to be generally in accordance with 776th Council Meeting 30 July 2019 79 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
AS2890.2. Engineering 19 Traffic signals at Old Pacific Highway/Doris Gibbs Court intersection a Obtain an operational works approval for the design and construction of traffic signals at the intersection of Old Pacific Highway and Doris Gibbs Court prior to commencement of the use at no cost to Council. b Maintain and construct the traffic signals identified above at no cost to Council until the asset is accepted “off maintenance” in accordance with the procedures in City Planning Policy SC6.11 – Land development guidelines, Section 2 – Transport network standards, Section 7 – Procedures, Section 8.5 – As-constructed requirements, Section 9 - Specifications and Section 10 – Standard drawings. 20 Driveways and vehicular crossings Obtain an operational works approval for the design and construction of the driveway and vehicular crossing to Lot 197 RP142508, prior to the commencement of the use at no cost to Council. 21 Rectification of Council’s infrastructure a Rectify any damage caused to Council infrastructure (including kerb, channelling, service pits, footpaths and 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 New roads/ intersections a Vehicle access for the proposed development must be from Doris Gibbs Court. b If construction and dedication of Doris Gibbs Court has not been completed prior to commencement of use for the proposed development, then the applicant must construct Doris Gibbs Court in accordance with the existing combined MCU/ROL/OPW approval (Council’s reference - PN127196/123/DA1) prior to commencement of the use at no cost to Council and include in particular: i Road geometry (cross-section profile) for Doris Gibbs Court to an (Industrial Access Street) classification. The road must have a 12 metre wide carriageway (comprising 2 x 2.5 metre wide parking lanes and 2 x 3.5 metre wide traffic lanes) and 4.5 metre wide verges on 21 metre (minimum) reserve. ii The cul-de-sac head at the end of Doris Gibbs Court must have an ‘Industrial Access Street’ classification for pavement depth purposes. The cul-de-sac head must have a 12.5 metre kerb radius. iii This road is required to have ‘barrier’ kerb and channel. Construct and maintain the road identified above at no cost to Council until the asset is accepted “off maintenance” by the City in accordance with the procedures in City Plan Policy SC6.11 – Land development guidelines, section 7 (Procedures). 23 Street lighting If street lighting is not available to Doris Gibbs Court prior to commencement of use for the proposed development, then the applicant must install a street lighting system, including connections and energising to Doris Gibbs Court prior to commencement of the use at no cost to Council. 776th Council Meeting 30 July 2019 80 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
a Obtain an operational works approval for the location of the street lights. b The street lighting system must: c Achieve a minimum level of lighting in accordance with SC6.11 City Plan Policy – Land development guidelines, section 2.6 (Street lighting). d Associated wiring must be installed underground. e Be acceptable to the electricity supplier (e.g. Energex) as ‘Rate 2 Public Lighting’. f Meet the requirements of the electricity supplier (e.g. Energex). g Construct and maintain the street lighting system at no cost to Council until the asset is accepted “off maintenance” by the City in accordance with the procedures in City Planning Policy SC6.11 – Land development guidelines, section 7 (Procedures). 24 Electrical reticulation Design, construct and connect an electrical reticulation system at no cost to Council and include in particular: a Provide underground electricity from the existing poles within public roads to the subject building/s.
b No additional poles and pole-mounted transformers are to be erected within public roads. c Meet the requirements of the electricity supplier (e.g. Energex) 25 Telecommunications network Design, construct and connect a telecommunications services network at no cost to Council and include in particular: a 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. b All new pit and pipe infrastructure required to be installed along public road(s), must be suitably sized to cater for future installation of fibre optic cables. c Meet the telecommunications industry standards (e.g. Telstra/NBN Co standards). 26 Rectification of Council’s infrastructure a Rectify any damage caused to Council infrastructure (including kerb, channelling, service pits, footpaths and 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. 27 Retaining walls All southern and western facing retaining walls/structures are to be designed in accordance with SC6.11 City Plan policy – Land development guidelines, Section 3 – Change to ground level standards. Stormwater Drainage 28 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 Unless otherwise accepted by the approved Stormwater Management Plan, Revision 776th Council Meeting 30 July 2019 81 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
06 (Motus, May 2019) and Hydraulic Impact Assessment, Revision 05 (Motus, May 2019), 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. 29 Bioretention basin maintenance management plan (specific condition) a Prepare and implement a bioretention basin maintenance management plan (MMP) prior to the commencement of the use. The MMP must be prepared by a Registered Professional Engineer Queensland (RPEQ) specialising in stormwater management in accordance with City Plan Policy SC6.11 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. Sewer and Water Works 30 Sewer reticulation a Obtain an operational works approval for the design, construction and connection to connect the proposal to Council’s sewer network at the sewer infrastructure fronting the development site, prior to commencement of the use at no cost to Council and include in particular: i Be in accordance with the SEQ Water Supply & Sewerage Design and Construction Code (SEQ WS&S D&C Code), and the Water and Sewerage Connections Policy. ii The size of the sewer property service connection must be a minimum of 150 mm in accordance with Section 4.5.4 of the SEQ Water Supply & Sewerage Design & Construction Code (SEQ WS&S D&C Code). 776th Council Meeting 30 July 2019 82 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
31 Relocation of existing water infrastructure a Obtain an operational works approval for the relocation of the existing 100 mm potable water main located adjacent to the northern boundary of the development site, prior to commencement of the use at no cost to Council and include in particular: i Be in accordance with the SEQ Water Supply and Sewerage Design and Construction Code (SEQ WS&S D&C Code) and the Water and Sewerage Connections Policy. ii Ensure that all proposed buildings, structures, footings and deep rooted landscaping are a minimum 3.0 m from the outside face of the relocated water main. iii Remove / seal / cap redundant water services. b Construct and maintain the identified Council infrastructure 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 11 – Land development guidelines, Section 6 – Water supply and sewerage reticulation standards, Section 7 – Procedures, Section 8.5 – As-constructed requirements, Section 9 - Specifications and Section 10 – Standard drawings. 32 Water reticulation a Obtain an operational works approval for the design, construction and connection for the proposal to connect to Council’s potable water supply network at the water infrastructure fronting the development site, prior to commencement of the use at no cost to Council and include in particular: i Be in accordance with the SEQ Water Supply & Sewerage Design and Construction Code (SEQ WS&S D&C Code), and the Water and Sewerage Connections Policy. ii The property service, water meter box and water meter must be provided at the boundary of the development site. A connection application is required for these works. b Construct and maintain the water reticulation system at no cost to Council until the asset is accepted “off maintenance” by the City in accordance with the procedures in City Planning Policy SC6.11 – Land development guidelines Section 6 – Water supply and sewerage reticulation standards, Section 7 – Procedures, Section 8.5 – As-constructed requirements, Section 9 - Specifications and Section 10 – Standard drawings. 33 Fire loading Fire loading must not exceed 15 L/s for 4 hours duration. Construction Management 34 Certification of works Provide Council with certificates prepared by qualified experts from the disciplines listed below, confirming as follows: Subdivision Engineering Certified Certification Plan/ Expert Requesting document date Drawing discipline Council Section 776th Council Meeting 30 July 2019 83 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
Certificate for Prior to - An Development electricity commencement authorised Compliance supply of the use supplier (e.g. Energex) The certification is to confirm: Underground electricity supply is available to the development site and proposed building/s.
Subdivision Engineering Certified Certification Plan/ Expert discipline Requesting document date Drawing Council Section Contractual Prior to - The authorised Development agreement commencement telecommunication Compliance (e.g. of the use carrier (e.g. Agreement Telstra, NBN Co) Advice or Completion Letter from Telstra. Alternatively, a copy of Master Development Agreement or Small Development Agreement from NBN Co). The certification is to confirm: Underground telecommunication infrastructure will be undertaken and installed in accordance with telecommunications industry standards (e.g. Telstra / NBN Co standards).
Health and Regulatory Services Certified Certification Plan/ Expert Requesting document date Drawing discipline Council Section Acoustic Prior to Noise Impact Acoustic Health and compliance commencement Assessment Engineer Regulatory report of the use prepared by Services ATP Consulting Engineers 776th Council Meeting 30 July 2019 84 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
dated December 2018 (reference: ATP180913) The certification is to confirm: The development has been designed in accordance with the established noise criteria and recommendations outlined in an approved Acoustic Report.
Health and Regulatory Services Certified Certification Plan/ Expert Requesting document date Drawing discipline Council Section Waste Prior to Waste Suitably Health and Management commencement Management qualified Regulatory compliance of the use Plan prepared person Services report by Mark Rigby & Associates (reference: MRA19-019) The certification is to confirm: The development has been designed and constructed in accordance with the recommendations outlined in an approved Waste Management Plan.
Hydraulics and Water Quality Certified Certification Plan/ Expert Requesting document date Drawing discipline Council Section Post Prior to “Oxenford Registered Hydraulics construction commencement Community Professional & Water certification of the use Club, 18 Engineer Quality Oberon Way, Queensland Oxenford, (RPEQ) Stormwater Management Plan, Revision 06 (Report Not: MCQ438- R001)” dated 10 May 2019 prepared by Motus Consulting Pty Ltd. 776th Council Meeting 30 July 2019 85 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
The certification is to confirm: 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 Council’s approved stormwater management plan and are functioning as designed.
Hydraulics and Water Quality Certified Certification Plan/ Expert Requesting document date Drawing discipline Council Section Flood storage Immediately “Oxenford Registered Hydraulics compensation after Community Professional and Water completion of Club, 18 Engineer Quality earthworks Oberon Way, Queensland Oxenford - (RPEQ) Hydraulic Impact Assessment, Revision 05 (Report Not: MCQ438-R001 HIA)” dated 10 May 2019 prepared by Motus Consulting Pty Ltd. The certification is to confirm: All works have been carried out and completed in accordance with the approved report and no loss of flood plain storage has occurred as a result of the earthworks. The certification must be accompanied by calculations and as constructed data that: i Includes existing and proposed triangulated surface meshes which can be produced by computer terrain modelling software packages such as Civil- Cad, 12D or KEAYS. ii Has been compared with the pre-development surface levels to ensure that no loss of floodplain storage has occurred.
Hydraulics and Water Quality Certified Certification Plan/ Expert Requesting document date Drawing discipline Council Section No adverse Prior to any “Oxenford Registered Hydraulics impact Operational Community Professional and Water certification Works approval Club, 18 Engineer Quality or prior to any Oberon Way, Queensland 776th Council Meeting 30 July 2019 86 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
works Oxenford - (RPEQ) commencing, Hydraulic whichever Impact occurs first. Assessment, Revision 05 (Report Not: MCQ438-R001 HIA)” dated 10 May 2019 prepared by Motus Consulting Pty Ltd. The certification is to confirm: The proposed development will not cause hydraulic impacts external to the site, other than what has been presented in Appendix A of the above hydraulic impact assessment report, during local flood events of 50%, 20%, 10%, 5%, 2% and 1% Annual Exceedance Probability (AEP) and regional flood events of 5%, 2%, and 1% AEP. The certification must be accompanied by: i Impact maps with suitable scale and colours for all local and regional flood events as stated above. 35 Erosion and sediment control plan a Obtain a Management Plan approval for an Erosion and sediment control plan generally in accordance with the City Plan Policy SC6.11 – Land development guidelines section 4.5.5.4 – Erosion and sediment control plan, prior to Operational Works approval or prior to any works commencing, whichever occurs first. b The Erosion and sediment control plan must be prepared by a suitably qualified professional and include in particular: i Construct and maintain appropriate control measures to achieve 80% hydraulic effectiveness in accordance with the State Planning Policy (Refer to SPP 2017 Appendix 2 Table A); ii Implement erosion, sediment and dust control measures that accord with (nominate standards / construction management plan / drawings etc.); iii Place sediment control measures at the base of all materials imported on- site to mitigate sediment runoff; iv Construct and maintain a perimeter bund and/or diversion drain around the disturbed area, and disallow outside clean stormwater from mixing with polluted / contaminated stormwater; v Treat all polluted / contaminated water from the site, to achieve the water quality objectives in (nominate standard here), prior to discharging from the site. 776th Council Meeting 30 July 2019 87 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
36 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. 37 Noise/Vibration management plan a Prepare and submit for approval a Noise and vibration management plan addressing construction activities prior to any works commencing. b The Noise and vibration management plan must be prepared by a suitably qualified professional and include in particular. i Provide details of expected noise and vibration sources. ii Identify the measures and work practices to be implemented to ensure noise and vibration 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 and vibration impacts. iv Provide details of complaint response procedures. v Identify procedures to monitor and review the noise and vibration management plan. c Implement the Noise and vibration management plan prior to any works commencing at no cost to Council. Plumbing and Drainage Act 2002 38 Plumbing and drainage works Obtain a compliance permit for all plumbing and drainage work prior to any 776th Council Meeting 30 July 2019 88 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
compliance assessable work commencing. 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 Advertising No advertising device is to be placed on the premises without the necessary approval under Council’s Local Laws. The applicant should contact Council’s Health, Regulatory & Lifeguard Services Branch on (07) 5581 6668 to discuss approval requirements. B Incorporation of Equitable Access at the Detailed Design Stage All public spaces and facilities within the development must provide equitable access, including continuous accessible paths of travel, in compliance with the Commonwealth Disability Discrimination Act (1992) and the Disability (Access to Premises – Buildings) Standards 2010. C 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. D 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. E Flood inundation A property notification will be applied to the lot/subsequent lots stating that the property is subject to inundation during major flood events. F Connections and disconnections Any connection / disconnection to the existing water and sewerage networks will be at the applicant’s cost. Prior to the connection / disconnection taking place, the applicant must obtain written approval from Water and Waste. Refer to Water and Sewerage Connections Policy, available on Council’s website http://www.cityofgoldcoast.com.au G Operational Works meeting prior to lodgement Council’s Water and Waste Development Services team encourage contact to discuss any water and sewer matters of significance prior to the submission of an application for Operational Works. Contact [email protected] to arrange a meeting. H 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 and 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 meters, sewer maintenance hole covers, 776th Council Meeting 30 July 2019 89 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
stormwater drainage infrastructure, reinstatement of maintenance hole covers, stormwater drainage infrastructure, crossovers, footpaths, road pavement, kerb and channel, kerb ramps, medians, traffic islands, road furniture, signage and line-marking. I 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: - Operational works - infrastructure - Operational works – Public landscaping works - Operational works – Changes to ground level A copy of this decision notice and accompanying stamped drawings/plans must be submitted with any subsequent application identified above. J 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. K 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. 776th Council Meeting 30 July 2019 90 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
L Applicant responsibilities The applicant is responsible for securing all necessary approvals and tenure, providing statutory notifications and complying with all relevant laws. Nothing in this decision notice alleviates the need for the applicant to comply with all relevant local, State and Commonwealth laws and to ensure appropriate tenure arrangements have been made where the use of/reliance upon land other than that owned by the applicant is involved. Without liming this obligation, the applicant is responsible for: a Obtaining all other/further necessary approvals, licences, permits, resource entitlements etc by whatever name called required by law before the development the subject of this approval can be lawfully commended and to carry out the activity for its duration; b Providing any notifications required by law (by way of example only, to notify the administering authority pursuant to the Environment Protection Act 1994 of environmental harm being caused/threatened by the activity, and upon becoming aware the premises is being used for a ‘notifiable activity’); c Securing tenure/permission from the relevant owner to use private or public land not owned by the applicant (including for access required by conditions of approval); d Ensuring the correcting siting of structures on the land. An identification survey demonstrating correct siting and setbacks of structures may be requested of the applicant to ensure compliance with this decision notice and applicable codes; e Providing Council with proof of payment of the Portable Long Service Leave building construction levy (or proof of appropriate exemption) where the value of the Operational Works exceed $150,000. Acceptable proof of payment is a Q.Leave –Notification and Payment Form approved by the Authority. Proof of payment must be provided before Council can issue a development permit for the Operational works. This is a requirement of section 77(1) of the Building and Construction Industry (Portable Long Service Leave) Act 1991; and f Making payment of any outstanding Council rates and charges applicable to the development site prior to the lodgement of subdivision plans. M Incorporation of Equitable Access at the Detailed Design Stage All public spaces and facilities within the development must provide equitable access, including continuous accessible paths of travel, in compliance with the Commonwealth Disability Discrimination Act (1992) and the Disability (Access to Premises – Buildings) Standards 2010. Property Notifications N 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/2018/1220. A copy of Council’s Decision Notice is available for viewing on Council’s website www.goldcoastcity.com.au/pdonline O Flood inundation Owners and intending purchasers are advised the basement and/or property is subject to inundation during extreme flood events. Refer to Council of the City of Gold Coast’s Decision Notice MCU/2018/1220. A copy of Council’s Decision Notice is available for 776th Council Meeting 30 July 2019 91 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 1 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A CLUB (TITANS’ COMMUNITY CLUB) AT 18 OBERON WAY, OXENFORD – DIVISION 2 – MCU/2018/1220
viewing on Council’s website www.goldcoastcity.com.au/pdonline P 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. Refer to Council of the City of Gold Coast’s Decision Notice MCU/2018/1220. A copy of Council’s Decision Notice is available for viewing on Council’s website www.goldcoastcity.com.au/pdonline
A division was called.
For 13 Cr Tozer, Cr Owen-Jones, Cr Caldwell, Cr Vorster, Cr Crichlow, Cr Baildon, Cr O'Neill, Cr La Castra, Cr Boulton, Cr Gates, Cr PC Young, Cr Taylor, Cr Tate Against 2 Cr McDonald, Cr PJ Young Abstained 0 Absent 0 Did Not Vote 0
CARRIED BY SUPER MAJORITY
Cr Owen-Jones, Cr Gates, Cr Tate and Cr Vorster voted in the positive.
776th Council Meeting 30 July 2019 92 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT Attachment 1 (1 of 1) Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council
E4 20.02
Pedestrian footpath
OBERON WAY
Pedestrian footpath
Refer civil engineers drawings for site drainage details
Stormwater Refer civil engineers Bio drawings for site drainage details Attachment 2 (1 of 12)
121 car spaces E1 E3 20.01 20.02 Club entry
110 car spaces Proposed building A Carpark - 231 spaces provided RL 4.160 AHD A 30.01 30.01
Club Exit Refer civil engineers drawings for site drainage details
Pylon Signage DORIS GIBBS COURT GIBBS DORIS Signage OLD PACIFIC HIGHWAY ADOPTED E2 OLD PACIFIC HIGHWAY 20.01 REPORT REV 4 - 07.03.19 - MR - REVISED DA ISSUE REV 3 - 22.02.19 - MR - CONSULTANT ISSUE REV 2 - 05.12.18 - MR - DA ISSUE
REV 1 - 12.11.18 - MR - DA ISSUE 93 PROJECT: PROPOSED COMMUNITY CLUB - 18 OBERON WAY, OXENFORD PROJECT No.: 622 DRAWING TITLE: SITE PLAN DATE: 07.03.19 CLIENT: COLLIERS INTERNATIONAL PROJECT MANAGEMENT DA-00-02REV. 4
G:\Projects\2017\622 Oxenford Club\Draw\DA\DA-00-02 (Site Plan).dwg, 7/03/2019 11:06:50 AM, ISO full bleed A3 (420.00 x 297.00 MM), 1:1, Marcus TUA Total NON-TUA ramp 1 in 15 AREAS (SQM) Total (SQM) 10 E4 GROUND FLOOR TUA 2,580 549 Gate 20.02 Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council
AIRLOCK 36 recycle 54100 Services area TO BUILDING SIGN-IN & ENTRY 188 recycle R5000 DINING 250 general general fw Bin store Perimeter fence Stormwater Bio FOOD SERVERY 45 general to services area TOILETS (Dining area) 73 hc Refer civil engineers BAR - 2 13 cycle Loading drawings for Liquor BAR - 2 (Standing area) 8 DOSA-1 site drainage Store Store details CAFE 15 Kegroom Store 8 CAFE SEATING 40 cr fr MAIN BAR / CASHIER 80 1800 Raised 121 car spaces Bar Terrace BAR SEATING AREA 250 1700 cr Kitchen STANDING clear aisle Staff (Standing area) MAIN BAR 35 9 GAMING AREA 600 Servery 1 Kids Play TOILETS (Bar/gaming area) 64 cr fr Dining ground TERRACE 457 12 6 KIDS PLAY GROUND 42 Servery ramp 231 cars total Store BOH - OFFICE 113 3 1in 15 Admin E3 BOH - STAFF ROOMS/WC 130 12 Offices 20.02 BOH (KITCHEN/STORES) 374 1 HALLWAYS/CIRCULATION 76 ATM Cafe Cafe D.O.S.A - 1 24 110 car spaces COVERED ENTRY Air Sign in D.O.S.A - 2 34 A 160 SQM FFL - RL 4.16 AHD A lock D.O.S.A - 3 22 30.01 30.01 Raised COVERED ENTRY 160 E1 Terrace 20.01
GFA 19500 TO TERRACE Cashier INTERNAL 2,390 Main Bar STANDING
NOTES: 7 15300 TO TERRACE 1 Low stone entrance signage walls <1.2m tall Gaming Bar Area
2 Pylon signage to street corner 24500 TO BUILDING 3 Club entry & exit, crossover to GCCC Standards 12 ramp Raised 4 Exit only, crossover to GCCC Standards 1in 15 Terrace 5 5 One way exit only 1 Refer civil 12 engineers 6 One way entry to covered porte cochere 4 drawings for site drainage 7 Short Term Class 3 visitor cycle spaces - 26 DOSA-2 DOSA-3 details 8 Long Term Covered Class 2 staff cycle spaces - 18
9 Staff entry - access to staff cycle spaces TO TERRACE 10000 10 Sliding gate and fence to services area 13500 TO BUILDING
16200 TO BUILDING 11 Pedestrian access path from Old Pacific Highway Line of 6.0m road widening zone to property 12 Pedestrian clear sight-line triangles to crossovers.
6000
11 ADOPTED
DORIS GIBBS COURT GIBBS DORIS E2 2 20.01 REPORT REV 4 - 01.04.19 - MR - REVISED DA ISSUE - TUA / GFA 1 REV 3 - 07.03.19 - MR - DA ISSUE REV 2 - 05.12.18 - MR - DA ISSUE
REV 1 - 12.11.18 - MR - DA ISSUE OLD PACIFIC HIGHWAY94 PROJECT: PROPOSED COMMUNITY CLUB - 18 OBERON WAY, OXENFORD PROJECT No.: 622 DRAWING TITLE: BUILDING FLOOR PLAN - GROUND FLOOR LEVEL DATE: 01.04.19 CLIENT: COLLIERS INTERNATIONAL PROJECT MANAGEMENT DA-10.01REV. 4
G:\Projects\2017\622 Oxenford Club\Draw\DA\DA-10-01 (Ground Floor Plan).dwg, 1/04/2019 12:07:14 PM, ISO full bleed A3 (420.00 x 297.00 MM), 1:1, Marcus 776th Economy, Council 50300 TO BUILDING Planning Meeting & Environment 30 July
Metal deck roof @ Metal deck roof @
3 deg pitch 3 deg pitch 2019 Committee Terrace - clear roof Box gutter sheeting with batten infill to underside Terrace - clear roof sheeting with batten Concealed infill to underside
roof plant Meeting
Box gutter
Box gutter 24 July
15300 TERRACE ROOF 2019
Terrace - clear roof Terrace - clear roof sheeting with batten sheeting with batten infill to underside infill to underside
19500 TERRACE ROOF
Box gutter Box gutter Terrace - clear roof sheeting with batten infill to underside
Metal deck roof @ Metal deck roof @ 3 deg pitch 3 deg pitch
24500 TO BUILDING ROOF
Terrace - clear roof sheeting with batten Concealed infill to underside roof plant
TO TERRACE
10000
13500 TO BUILDING
TO BUILDING 16200
Line of 6.0m road widening zone to property
6000 ADOPTED REPORT
REV 2 - 05.12.18 - MR - DA ISSUE
REV 1 - 12.11.18 - MR - DA ISSUE 95 PROJECT: PROPOSED COMMUNITY CLUB - 18 OBERON WAY, OXENFORD PROJECT No.: 622 DRAWING TITLE: BUILDING ROOF PLAN DATE: 12.11.18 CLIENT: COLLIERS INTERNATIONAL PROJECT MANAGEMENT DA-10.02 REV. 2
G:\Projects\2017\622 Oxenford Club\Draw\DA\DA-10-02 (Roof Plan).dwg, 5/12/2018 3:01:36 PM, Marcus, ISO full bleed A3 (420.00 x 297.00 MM), 1:1 776th Economy, Council Planning Meeting E4
20.02 & Environment 30
Pedestrian footpath July 2019 Committee OBERON WAY
Pedestrian footpath
Refer civil engineers Meeting drawings for site drainage details 24 Stormwater Refer civil engineers drawings for site Bio July drainage details 2019
121 car spaces E1 E3 20.01 20.02 Club entry
110 car spaces Proposed building A Carpark - 231 spaces provided RL 4.160 AHD A 30.01 30.01
Club Exit Refer civil engineers drawings for site drainage details
Pylon Signage DORIS GIBBS COURT GIBBS DORIS Signage OLD PACIFIC HIGHWAY ADOPTED E2 OLD PACIFIC HIGHWAY 20.01 REPORT REV 4 - 07.03.19 - MR - REVISED DA ISSUE REV 3 - 22.02.19 - MR - CONSULTANT ISSUE REV 2 - 05.12.18 - MR - DA ISSUE
REV 1 - 12.11.18 - MR - DA ISSUE 96 PROJECT: PROPOSED COMMUNITY CLUB - 18 OBERON WAY, OXENFORD PROJECT No.: 622 DRAWING TITLE: SITE PLAN DATE: 07.03.19 CLIENT: COLLIERS INTERNATIONAL PROJECT MANAGEMENT DA-00-02REV. 4
G:\Projects\2017\622 Oxenford Club\Draw\DA\DA-00-02 (Site Plan).dwg, 7/03/2019 11:06:50 AM, ISO full bleed A3 (420.00 x 297.00 MM), 1:1, Marcus TUA Total NON-TUA ramp 1 in 15 AREAS (SQM) Total (SQM) 10 E4 GROUND FLOOR TUA 2,580 549 Gate 20.02 776th Economy,
AIRLOCK 36 recycle 54100 Services area TO BUILDING recycle SIGN-IN & ENTRY 188 Council R5000 DINING 250 general
general Planning fw Bin store Perimeter fence Stormwater Bio FOOD SERVERY 45 general to services area TOILETS (Dining area) 73 hc Refer civil Meeting engineers BAR - 2 13 cycle Loading drawings for Liquor DOSA-1 site drainage & BAR - 2 (Standing area) 8 Store Store details Environment CAFE 15 Kegroom Store 30
8 July CAFE SEATING 40 cr fr MAIN BAR / CASHIER 80 1800 Raised 121 car spaces Bar Terrace 2019 BAR SEATING AREA 250 1700 cr Kitchen STANDING clear aisle Staff
(Standing area) Committee MAIN BAR 35 9 GAMING AREA 600 Servery 1 Kids Play TOILETS (Bar/gaming area) 64 cr fr Dining ground TERRACE 457 12 6 KIDS PLAY GROUND 42 Servery Meeting ramp 231 cars total Store BOH - OFFICE 113 3 1in 15 Admin E3 BOH - STAFF ROOMS/WC 130 12 Offices 20.02 BOH (KITCHEN/STORES) 374 24 1 HALLWAYS/CIRCULATION 76 ATM Cafe Cafe July
D.O.S.A - 1 24 110 car spaces COVERED ENTRY 2019 Air Sign in D.O.S.A - 2 34 A 160 SQM FFL - RL 4.16 AHD A lock D.O.S.A - 3 22 30.01 30.01 Raised COVERED ENTRY 160 E1 Terrace 20.01
GFA 19500 TO TERRACE Cashier INTERNAL 2,390 Main Bar STANDING
NOTES: 7 15300 TO TERRACE 1 Low stone entrance signage walls <1.2m tall Gaming Bar Area
2 Pylon signage to street corner 24500 TO BUILDING 3 Club entry & exit, crossover to GCCC Standards 12 ramp Raised 4 Exit only, crossover to GCCC Standards 1in 15 Terrace 5 5 One way exit only 1 Refer civil 12 engineers 6 One way entry to covered porte cochere 4 drawings for site drainage 7 Short Term Class 3 visitor cycle spaces - 26 DOSA-2 DOSA-3 details 8 Long Term Covered Class 2 staff cycle spaces - 18
9 Staff entry - access to staff cycle spaces TO TERRACE 10000 10 Sliding gate and fence to services area 13500 TO BUILDING
16200 TO BUILDING 11 Pedestrian access path from Old Pacific Highway Line of 6.0m road widening zone to property 12 Pedestrian clear sight-line triangles to crossovers.
6000
11 ADOPTED
DORIS GIBBS COURT GIBBS DORIS E2 2 20.01 REPORT REV 4 - 01.04.19 - MR - REVISED DA ISSUE - TUA / GFA 1 REV 3 - 07.03.19 - MR - DA ISSUE REV 2 - 05.12.18 - MR - DA ISSUE
REV 1 - 12.11.18 - MR - DA ISSUE OLD PACIFIC HIGHWAY97 PROJECT: PROPOSED COMMUNITY CLUB - 18 OBERON WAY, OXENFORD PROJECT No.: 622 DRAWING TITLE: BUILDING FLOOR PLAN - GROUND FLOOR LEVEL DATE: 01.04.19 CLIENT: COLLIERS INTERNATIONAL PROJECT MANAGEMENT DA-10.01REV. 4
G:\Projects\2017\622 Oxenford Club\Draw\DA\DA-10-01 (Ground Floor Plan).dwg, 1/04/2019 12:07:14 PM, ISO full bleed A3 (420.00 x 297.00 MM), 1:1, Marcus Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council 50300 TO BUILDING
Metal deck roof @ Metal deck roof @ 3 deg pitch 3 deg pitch
Terrace - clear roof Box gutter sheeting with batten infill to underside Terrace - clear roof sheeting with batten Concealed infill to underside roof plant
Box gutter
Box gutter
15300 TERRACE ROOF
Terrace - clear roof Terrace - clear roof sheeting with batten sheeting with batten infill to underside infill to underside
19500 TERRACE ROOF
Box gutter Box gutter Terrace - clear roof sheeting with batten infill to underside
Metal deck roof @ Metal deck roof @ 3 deg pitch 3 deg pitch
24500 TO BUILDING ROOF
Terrace - clear roof sheeting with batten Concealed infill to underside roof plant
TO TERRACE
10000
13500 TO BUILDING
TO BUILDING 16200
Line of 6.0m road widening zone to property
6000 ADOPTED REPORT
REV 2 - 05.12.18 - MR - DA ISSUE
REV 1 - 12.11.18 - MR - DA ISSUE 98 PROJECT: PROPOSED COMMUNITY CLUB - 18 OBERON WAY, OXENFORD PROJECT No.: 622 DRAWING TITLE: BUILDING ROOF PLAN DATE: 12.11.18 CLIENT: COLLIERS INTERNATIONAL PROJECT MANAGEMENT DA-10.02 REV. 2
G:\Projects\2017\622 Oxenford Club\Draw\DA\DA-10-02 (Roof Plan).dwg, 5/12/2018 3:01:36 PM, Marcus, ISO full bleed A3 (420.00 x 297.00 MM), 1:1 776th Council Meeting 30 July 2019 99 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT 622 REV. 07.03.19
5400 2700 2700
2700 5400 6200
6200 DA-10.10 3 PROJECT No.: DATE: 2700 2700 2700 2700 2700 2700 2700 2700
5400 7797 5403 5400 6200 5400 5400 6200 5400 5400 7000 5400 2700 2700 121 car spaces 6200
2700 2700 5400 7000 7000
2700 5400 2700 5400 110 car spaces
7050 7850 5400 6200 6700 6200 5400 2700 6200 8400
2700 PROPOSED COMMUNITY CLUB - 18 OBERON WAY, OXENFORD CARPARK PLAN COLLIERS INTERNATIONAL PROJECT MANAGEMENT 5400 5400 6200 4000 CLIENT: PROJECT: DRAWING TITLE: 2700 5400 2700
2700 5400 6200 5400 6200
2700 5400
7500 6200 2700
6200
5400 7000 5400
5400 DORIS GIBBS COURT GIBBS DORIS 2700
OLD PACIFIC HIGHWAY
REV 1 - 12.11.18 - MR - DA ISSUE REV 3 - 07.03.19 - MR - DA ISSUE REV 2 - 05.12.18 - MR - DA ISSUE G:\Projects\2017\622 Oxenford Club\Draw\DA\DA-10-10 (Carpark Plan).dwg, 7/03/2019 11:04:12 AM, ISO full bleed A3 (420.00 x 297.00 MM), 1:1, Marcus Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council
8430
Additional low shrub planting zone beyond wheelstop shown hatched - refer detail
1845 5400
4860
5818
600
1050
5847
450 19200 2300
5990 7343 1800
5250 ADOPTED REPORT
REV 2 - 07.03.19 - MR - REVISED FOR ISSUE 100 REV 1 - 01.02.19 - MR - GCCC IR MEETING ISSUE FOR DISCUSSION PROJECT: PROPOSED COMMUNITY CLUB - 18 OBERON WAY, OXENFORD PROJECT No.: 622 DRAWING TITLE: CARPARK PLANTING ZONES - RFI RESPONSE DATE: 07.03.19 CLIENT: COLLIERS INTERNATIONAL PROJECT MANAGEMENT DA-10.11REV. 2
G:\Projects\2017\622 Oxenford Club\Draw\DA\DA-10-11 (Carpark Planting zones).dwg, 7/03/2019 11:02:51 AM, ISO full bleed A3 (420.00 x 297.00 MM), 1:1, Marcus Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council
5700
110 car spaces Additional low shrub planting zone beyond wheelstop shown hatched - refer detail
470 5400
1070
5725 ADOPTED 8430 REPORT
REV 2 - 07.03.19 - MR - REVISED FOR ISSUE 101 REV 1 - 01.02.19 - MR - GCCC IR MEETING ISSUE FOR DISCUSSION PROJECT: PROPOSED COMMUNITY CLUB - 18 OBERON WAY, OXENFORD PROJECT No.: 622 DRAWING TITLE: CARPARK PLANTING ZONES - RFI RESPONSE DATE: 07.03.19 CLIENT: COLLIERS INTERNATIONAL PROJECT MANAGEMENT DA-10.12REV. 2
G:\Projects\2017\622 Oxenford Club\Draw\DA\DA-10-11 (Carpark Planting zones).dwg, 7/03/2019 11:02:42 AM, ISO full bleed A3 (420.00 x 297.00 MM), 1:1, Marcus PALING FENCING SANDSTONE CLADDING TO WALLS STEEL FRAMED PERGOLA WITH COLOURED GLASS FEATURE RENDER DULUX LEXICON FEATURE TILECommittee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council DULUX DOMINO CLEAR ROOFING & BATTEN INFILL PANELS UNDER
RENDER DULUX DOMINO
RL 11.660 PARAPET
RL 10.160 PARAPET RL 9.560 UPPER PERGOLA RL 8.160 CEILING HT + PERGOLA
RL 4.160 BUILDING FFL
Natural Ground Line at building edge E1 ELEVATION - CLUB ENTRY (SOUTH) 10.01 250 @ A3
STEEL FRAMED PERGOLA WITH FEATURE TILE STEEL FRAMED PERGOLA COLOURED GLASS TIMBER LOOK V-JOINT FC CLADDING, CLEAR ROOFING & BATTEN INFILL WITH CLEAR ROOFING & FEATURE PANELS ALUMINIUM BATTENS PAINTED UNDER BATTEN INFILL UNDER
STONE CLADDING TO WALLS
RL 11.660 PARAPET
RL 10.160 PARAPET RL 9.560 UPPER PERGOLA RL 8.160 CEILING HT + PERGOLA
RL 4.160 BUILDING FFL ADOPTED Natural Ground Line Black Chain wire fencing to be set in 5m from E2 ELEVATION - OLD PACIFIC HIGHWAY (WEST) external building line to secure undercroft. 10.01 250 @ A3 REPORT
REV 2 - 05.12.18 - MR - DA ISSUE 102 REV 1 - 12.11.18 - MR - DA ISSUE PROJECT: PROPOSED COMMUNITY CLUB - 18 OBERON WAY, OXENFORD PROJECT No.: 622 DRAWING TITLE: BUILDING ELEVATIONS DATE: 12.11.18 CLIENT: COLLIERS INTERNATIONAL PROJECT MANAGEMENT DA-20.01 REV. 2
G:\Projects\2017\622 Oxenford Club\Draw\DA\DA-20-01 (Elevations).dwg, 7/12/2018 1:30:58 PM, Marcus, ISO full bleed A3 (420.00 x 297.00 MM), 1:1 FEATURE TILE V-JOINT FC RENDER DULUX V-JOINT FC STEEL FRAMED PERGOLA WITH CLADDING, PAINTED DOMINO TO HIGH CLADDING, PAINTED CLEAR ROOFING & BATTEN INFILL RENDER DULUX DOMINO TO HIGH WALL BEYOND UNDER Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council WALL BEYOND
V-JOINT FC CLADDING, FEATURE TREE PLANTER KIDS PLAYGROUND PAINTED BOX TO TERRACE
COLOURED GLASS FEATURE RENDER DULUX GLASS BALUSTRADE RENDER DULUX PALING FENCING PANELS LEXICON TIMBER TOP RAIL LEXICON DULUX DOMINO
RL 11.660 PARAPET
RL 10.160 PARAPET RL 9.560 UPPER PERGOLA RL 8.160 CEILING HT + PERGOLA
RL 4.160 BUILDING FFL
Black Chain wire fencing to be set in 5m from Natural Ground Line external building line to secure undercroft. E3 ELEVATION - CLUB TERRACES (NORTH) at building edge 10.01 250 @ A3
HARDWOOD TIMBER STEEL FRAMED PERGOLA WITH RENDER DULUX DOMINO TO HIGH FEATURE TILE CLADDING CLEAR ROOFING & BATTEN INFILL WALL BEYOND UNDER
GLASS BALUSTRADE RENDER DULUX RENDER DULUX COLORBOND PALING FENCING TIMBER TOP RAIL LEXICON LEXICON MONUMENT DULUX DOMINO SERVICES DOOR RL 11.660 PARAPET
RL 10.160 PARAPET RL 9.560 UPPER PERGOLA RL 8.160 CEILING HT + PERGOLA
RL 4.160 BUILDING FFL ADOPTED Natural Ground Line Black Chain wire fencing to be set in 5m from Natural Ground Line external building line to secure undercroft. E4 ELEVATION - SERVICES ACCESS (WEST) REPORT 10.01 250 @ A3
REV 2 - 05.12.18 - MR - DA ISSUE 103 REV 1 - 12.11.18 - MR - DA ISSUE PROJECT: PROPOSED COMMUNITY CLUB - 18 OBERON WAY, OXENFORD PROJECT No.: 622 DRAWING TITLE: BUILDING ELEVATIONS DATE: 12.11.18 CLIENT: COLLIERS INTERNATIONAL PROJECT MANAGEMENT DA-20.02 REV. 2
G:\Projects\2017\622 Oxenford Club\Draw\DA\DA-20-01 (Elevations).dwg, 7/12/2018 1:31:11 PM, Marcus, ISO full bleed A3 (420.00 x 297.00 MM), 1:1 Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council
RL 11.660 PARAPET
RL 10.160 PARAPET RL 9.560 UPPER PERGOLA / ENTRY CEILING RL 8.160 CEILING HT + PERGOLA
PORTE COCHERE ENTRY ENTRY HALL TERRACE CARPARK RL 4.160 BUILDING FFL Black Chain wire fencing to be set in 5m from external building VOID UNDER VOID UNDER line to secure undercroft. Natural Ground Line
A SECTION 10.01 250 @ A3 ADOPTED REPORT
REV 2 - 05.12.18 - MR - DA ISSUE 104 REV 1 - 12.11.18 - MR - DA ISSUE PROJECT: PROPOSED COMMUNITY CLUB - 18 OBERON WAY, OXENFORD PROJECT No.: 622 DRAWING TITLE: BUILDING SECTIONS DATE: 12.11.18 CLIENT: COLLIERS INTERNATIONAL PROJECT MANAGEMENT DA-30.01REV. 2
G:\Projects\2017\622 Oxenford Club\Draw\DA\DA-30-01 (Section).dwg, 7/12/2018 12:26:39 PM, Marcus, ISO full bleed A3 (420.00 x 297.00 MM), 1:1 Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council
GOLD COAST TITANS Attachment 3 (1 of 13) COMMUNITY STRATEGIC PLAN 2018 - 2019 ADOPTED REPORT 105 Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council WELCOME CONTENTS
I am delighted to present the 2018-2019 • NRL Community Club of the Year (2009) Welcome 02 TFH Gold Coast Titans Community Our Vision 04 Strategic Plan. • Ken Stephen Medallists – Preston Campbell (2008) and Luke Douglas (2015) Our Mission 04 This document details the club’s ongoing Our Values 05 commitment to supporting our grassroots • Gold Coast Young Australian of the Year – stakeholders, community partners and Kane Elgey (2017) Titans in the Community 06 charities through our various programs and Community Statistics 08 initiatives. The successful outcomes of our • Reconciliation Action Plan – community programs not only hold special Innovate (2017) Titans Catchment Area 10 significance here on the Gold Coast, but right Action Plan Rugby League is a fantastic vehicle for 12 around Australia. influencing and engaging important Our Framework 14 community issues. Through the commitment As an organisation that has built a reputation Titans Community Pillars 16 on its significant community contribution, we of our playing group/community along with Community Partners 18 understand that with an elite national our dedicated administrative staff, we are able profile comes the added responsibility to work to drive our many meaningful programs Community Key Initiatives 20 delivered as a club. with the broader community to set a positive Contact 23 example and assist in addressing many of the On behalf of the TFH Gold Coast Titans, I take social issues impacting society. ADOPTED this opportunity to thank you for your support We aim to build upon the work the club has of our club and our dedicated suite of already achieved, which include the grassroots stakeholders, community partners following highlights; and charities. REPORT
~ Graham Annesley 106 TFH Gold Coast Titans CEO
2 Gold Coast Titans | Community Strategic Plan 2018-2019 Gold Coast Titans | Community Strategic Plan 2018-2019 3 Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council OUR VISION OUR VALUES
To be a world-class entertaining football club PROFESSIONALISM LEADERSHIP COMPETITIVE SPIRIT that is respected by the community and engaged with our members, fans and partners We will pursue excellence in everything we We will develop and demonstrate We use the competitive spirit and in an environment where continuous do, be accountable for every decision and leadership qualities through our actions, sportsmanship we develop as a team and improvement and sustainable growth are every action we take, and we will seek and have the courage to lead from the front work together to become the very best we central to the future success of the club. continuous improvement on and off the to shape our future. can. Our goal is to win and to excel at the field at all times. highest level while acting and competing in a way that reflects our core values. OUR MISSION
We are dedicated to the pursuit of excellence and sustainable success as a professional PEOPLE rugby league club. A community focused, INTEGRITY commercially motivated organisation, we will We recognise the importance of at all times endeavour to connect and engage We will strive for and recognise high community, family, staff and players to the ADOPTED with any individual or group we come into moral character, respect and honesty in ongoing success of the club and its people. contact with, and be driven to make a everything and everybody. We will be difference to their lives. transparent and consistent and always show respect through our behaviour. REPORT 107
Gold Coast Titans | Community Strategic Plan 2018-2019 5 Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council TITANS IN THE COMMUNITY
Over the past 10 years the club have Responding to these requests remains an witnessed the passion and commitment of important component of community activity, players, coaching staff, volunteers, but the Club also recognises the importance community organisations and the local of being proactive in creating long term and Rugby League Community by working financially sustainable programs. together to reach, engage and empower young and disadvantaged people so they can By consulting with schools, junior and senior learn, grow and feel they belong. football clubs, the NRL and local community stakeholders to gain feedback and identify Working together we have created a strong key issues, we have restructured our sense of social responsibility and continued framework and programming to provide the club culture of ‘giving back’ to those in effective and lasting outcomes to the club need. Our past players recount stories of and the community. countless hospital visits, footy clinics, charity work, food drives and natural disaster assistance. These activities have played a huge part in creating a culture that the Titans will always be there, ready to help our community. ADOPTED REPORT 108
6 Gold Coast Titans | Community Strategic Plan 2018-2019 Gold Coast Titans | Community Strategic Plan 2018-2019 7 Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council PROGRAMS AMBASSADORS CHARITY PARTNERS COMMUNITY MATCHDAY ACTIVATIONS
NRL STATE NRL STATE WHITE ANIMAL WELFARE OF MIND OF MIND RIBBON LEAGUE QLD DALE EDDY WILLIAM CHRIS COPLEY PETTYBOURNE ZILLMAN MCQUEEN 52 CLUBS Ronald McDonald 12 COMMUNITY PL AYED House GROUPS MINI LEAGUE ANIMAL WELFARE STARLIGHT RADIO FEATURED LEAGUE QLD FOUNDATION LOLLIPOP JARROD RYAN CHRIS WALLACE JAMES MCQUEEN
9584 RONALD MCDONALD TOUCH 38 PLAYER TICKETS HOUSE FOOTBALLSPECIALISED White Ribbon DONATED JARROD KONRAD APPEARANCES WALLACE HURRELL Australia
SCHOOL PROGRAMS SOCIAL INCLUSION PROGRAMS COMMUNITY ENGAGEMENT 248
DOWN SYNDROME ASSOCIATION OF QUEENSLAND COMMUNITY
$370,206 20,223 STATS 201 1,994 TOUCH FOOTBALL SPECIALISED
COMPETITIONS RETENTION REWARDS CULTURAL RECOGNITION/PARTNERSHIPS JUNIOR RUGBY LEAGUE
GC KARYN MURPHY CUP 15,178 ADOPTED TITANS CUP & CHALLENGE “It’s a great feeling to help make a difference in the
8,127 community. I just LOVE it! It makes me happy that we can add REPORT TITANS TITANS TOUCH 29 NINES FOOTBALL TRI SERIES some fun and laughs for the kids” 109
~ KONRAD HURRELL Gold Coast TitansGold | CoastCommunity Titans Strategic| Strategy Plan Plan 2018-2019 2018-2019 9 BRISBANE TOOWOOMBA Ash Ta rod Walla n Elliot - egan Hipg ylo Jar ce da Ru Ke ra r - en n v - R r a e T u B w - o a N n Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council o y a e w w B r a o a a n o y y g
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“Our club is very community based, I grew up on the coast playing Junior ADOPTED m an Ja es atthews y Don - Ry - B M - K on Gra ila ll yo th ft Rugby League at Runaway Bay Seagulls. It’s extremely important to me that we m i g n o W le A n b G il T u h J o e r k s give back to the grass roots volunteers, coaches, referees and players as they REPORT t e s t s y
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GROUP 1 110 GRAFTON are the life blood of our game“
10 Gold Coast Titans | Community Strategic Plan 2018-2019 ~ JARROD WALLACE Gold Coast Titans | Community Strategic Plan 2018-2019 11 Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council ACTION PLAN 2018-2019 TITANS CLUB COMMERCIAL IMPERATIVES
THE ROLE OF COMMUNITY
Sustain and grow fans and Advocate, lead and act as role models for positive change on the social issues aligned with our values. members SOCIAL IMPACT Build upon existing social inclusion programs through long term, measurable partnerships.
• Protect and enhance the NRL AND club’s brand BRAND & REPUTATION • Meaningful visibility and awareness of Titans Programs in the Community • Recognition of club’s community investment
Enhance and support existing game development programs. GAME DEVELOPMENT Open new doors to grow the game in all levels of the game – grassroots, women and girls, elite and touch football. Grow participation
Create new avenues for the community to interact, engage and connect with clubs and the game more broadly. COMMUNITY BUILDING Building upon effective partnerships and aligning with game wide initiatives to increase leverage and credibility.
Provide leadership and development opportunities for our players. ADOPTED ELITE PLAYER DEVELOPMENT Build upon the ‘giving back’ culture by providing players with the education and training to deliver all Titans Community Programs. Improve
Provide a value add for club and sponsors. financial REPORT FINANCIAL SUSTAINABILITY Working towards all self-funded community programs, to create opportunities to attract sponsorship for the club. outcomes
Provide a new avenue for revenue streams by building upon non for profit Gold Coast Titans Community Foundation. 111
12 Gold Coast Titans | Community Strategic Plan 2018-2019 Gold Coast TitansGold | CoastCommunity Titans Strategic| Strategy Plan Plan 2018-2019 2018-2019 13 DSAQ FAST FACTS Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council
PLAYER ENGAGEMENT OUR FRAMEWORK 100% The Community and Game Development department is all about identifying issues TITANS IN THE COMMUNITY FAN SATISFACTION important to the Titan’s Community (including members, staff and players) and working with our key partners and experts in the field to drive change. COMMUNITY DEVELOPMENT COMMUNITY RELATIONS COMMUNITY ASSISTANCE 100% SOCIAL MEDIA REACH
RESPECT & EDUCATION HEALTH & RESPONSIBILTY & SKILL WELLBEING 1.2M
SCHOOL GRASS ROOTS CHARITY PARTNERS
• School holiday clinics • JRL Ambassadors • Teacher ambassador • JRL Junior Rewards • Competitions • Volunteer Person of the Year
“Gold Coast Titans/Down Syndrome Association partnership put ADOPTED • Sports Person of the Year • Touch Football in place a unique and unimaginable opportunity for people with
Down Syndrome to engage with professional sportsmen and be REPORT TITANS TOURS COMMUNITY REQUESTS & AMBASSADOR MATCH DAY COMMUNITY
EVENTS DONATIONS & ADVOCACY ACTIVATIONS/TICKETING acknowledged by the fans” 112
14 Gold Coast Titans | Community Strategic Plan 2018-2019 ~ CALLY WARD (DSAQ PARENT AND MEMBER) Gold Coast TitansGold | CoastCommunity Titans Strategic| Strategy Plan Plan 2018-2019 2018-2019 15 Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council TITANS COMMUNITY PILLARS BLUEPRINT
HEALTH & WELLBEING RESPECT & RESPONSIBILITY EDUCATION & SKILLS Pillars A powerful voice around healthy lifestyles: Reinforcing socially inclusive Our ability to improve educational and Mentally & Physically. and cohesive communities employment outcomes
Marquee Welfare HEALTH WISE CHARACTER WISE CAREER WISE & Ed Issues
NRL STATE OF MIND NRL VOICE CULTURAL NRL SCHOOL TO WORK Marquee AGAINST RECOGNITION Community Mental literacy & wellness in association VIOLENCE School attendance, aspirational building, with leading mental health agencies. mentoring and skills for Indigenous students. Issues
External Partners ADOPTED
Funding QLD Government Department of the Prime Minister & Cabinet Department of the Prime Minister & Cabinet “Seeing players visit my school as a young kid put a smile on my (PMC)
face and all the boys have had similar memories. It’s why we love REPORT • Ronald McDonald House • White Ribbon Workplace Accreditation • Indigenous school based programs Titans Programs • Titans Tackle Bullying • Reconciliation Action Plan - Innovate • Titans school holiday clinics getting out in the community, we genuinely get a kick out it” 113 • Touch Football Specialised • Titans Domestic Violence Program • Titans teacher ambassador program & Initiatives • Eat Well, Play Well, Stay Well • NAIDOC Day • My Hero Reads Too • Player Ambassador Programs • Down Syndrome Association Queensland • Titans Learning Centre ~ ANTHONY DON Gold Coast TitansGold | CoastCommunity Titans Strategic| Strategy Plan Plan 2018-2019 2018-2019 17 Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council COMMUNITY PARTNERS 2018 - 2019 GOLD COAST TITANS COMMUNITY FOUNDATION
The TFH Gold Coast Titans are dedicated The Foundation structure provides • Junior Development to the pursuit of excellence and sustainable transparency and reliability to ensure (Titans Academy) success as a professional rugby league donors have confidence that their CHARITIES PLAYER WELLBEING/EDUCATION Club. A community focused, donations are allocated for their intended • Community (Participation/Social) commercially motivated organisation, we purpose and directly support the will always endeavour to connect and nominated project/s. • High Performance (Coaching/SSSM) engage with any individual or group we Donors can select a specific project/pillar meet, and be driven to make a difference The Gold Coast Titans Community they wish to donate to. Donations are fully to their lives. Foundation runs in partnership with the Australian Sports Foundation. tax deductible and each donation will play Donations received into the Foundation It encapsulates key areas that businesses a vital role in ensuring the development of provide for the funding needs of specific and individuals can contribute to in order these critical areas. club projects over and above what normal to help the club achieve its operating revenue would fund. The charter strategic objectives: of the Foundation is to market and raise funds for approved football club projects.
“Gold Coast Titans play a crucial role in the community, particularly in promoting an active healthyADOPTED lifestyle and encouraging participation in sport. The Australian Sports Foundation is proud to
partner with the Titans in raising funds to support their work among the Gold Coast community. REPORT 114 ~ PATRICK WALKER - CEO AUSTRALIAN SPORTS FOUNDATION
18 Gold Coast Titans | Community Strategic Plan 2018-2019 Gold Coast Titans | Community Strategic Plan 2018-2019 19 Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council COMMUNITY KEY INITIATIVES Our six major initiatives to achieve our 2019 Goals.
DELIVER COMMUNITY OUTCOMES GROW OUR FAN BASE GENERATE POSITIVE PRESENCE, GROW PARTICIPATION AT ALL LEVELS ACHIEVE DEEPER ENGAGEMENT INCREASE FINANCIAL SUSTAINABILITY PROFILE AND BRAND Create, deliver and promote programs that provide Consolidate the current fan base and generate new Create a comprehensive program for grassroots Engage more deeply with the Rugby League family Consolidate the communities financial base by: positive community outcomes through: fans by: growth through: using digital and social media through: Grow profile and positive presence through: • Maintaining a focus on efficiency and attracting • Paired back framework and delivery model that • Building upon our ‘Community Club’ • Campaign for more funding for heartland • A single, integrated national development model. • Investment in quality and growth of our digital community sponsorship. aligns and empowers the game’s stakeholders. reputation to attract news fans. and social media presence. strategies that strengthen support for the game • Build upon our grassroots strategy by growing • Ensuring all funding is aligned to the strategic • The use of current and former players who inspire • Directly engaging with members and fans at in traditional areas. school based competitions and partnerships • Building a detailed knowledge of every plan and is performance based. others through their involvement. targeted community events. between schools/JRL Clubs. participants interaction. • Integrated strategies for promoting Titans in the • Building strategies to optimise sponsors add • Measure and evaluate programs consistently and • Working closely with membership to create new community across marketing, communications, • Providing tools to enable grassroots Clubs to • Titans in Community website to increase ons and exposure through community programs. effectively to establish the Titans as the partner of community programs for Grassroots Membership. corporate partnerships and government relations. grow, sourcing funding for co-investment in exposure, data acquisition, database management • Implementation and promotion of Gold Coast choice for Government programs and investment. local facilities and a volunteer assistance strategy and online initiatives. • Fine tuning Clubhouse membership to create • Increasing the profile of elite player in non-sporting Titans Community Foundation to provide (Gold Coast Titans JRL Rewards Program) • A focus on building positive legacies in our more scope to sign up members. media, events and activities. • The establishment of a Community media unit that another a revenue stream. community – Commonwealth Games, Gold Coast • Working with the NRL to continue the growth in generates new content, products and • Using our strategic partnerships with recreational • Using our Charity Partners (White Ribbon and City Council Partnerships. gender and culturally specific participation technologies that enhances the Titans brand. forms of the game and charity partners to widen Ronald McDonald House) to gain national programs to attract and retain a diversifying • Commitment to create further opportunities and our exposure to new demographics. exposure of community work done by players. participation base, targeted participation support for people with disabilities through our • Creation of Club Promotion team to work across • Formulation of Communication and Marketing initiatives for players in both local and regional partnerships Touch Football Specialised, Disabled Community, Membership, Marketing and strategy for our Not For Profit donations to areas as part of our commitment to servicing Surfing Australia and Down Syndrome Operations/Events to increase club profile at Gold Coast Titans Community Foundation. our catchment. Association QLD. community events. • Capitalising on partnerships with recreational • Aboriginal and Torres Strait Islander people to feel forms of the game (Touch Football, ADOPTED a sense of pride and opportunity through their Touch Football Specialised) involvement with the club – Reconciliation Action Plan, NAIDOC Day, Indigenous Round, Deadly Choices, School to Work Program.
• Working with our Pasifika players and cultural REPORT communities to support programs that enrich people’s lives. 115 • Work with the NRL on enhancing and championing RL’s commitment to gender diversity and increase representation of women at all levels. 20 Gold Coast Titans | Community Strategic Plan 2018-2019 Gold Coast Titans | Community Strategic Plan 2018-2019 21 Economy, Planning & Environment Committee Meeting 24 July 2019 & Environment Economy, Planning Meeting 30 July 2019 776th Council CONTACT
RENEE COHEN Community & Game Development Manager P: 5656 5650 E: [email protected]
TFH High Performance Centre, 76-122 Napper Road, Parkwood QLD 4214
TITANS.COM.AU ADOPTED “I’ve been at the club for nine years now and community engagement has always been an important part of what we do. #THRUNTHRU REPORT The players love doing it and we just want to see a smile on every kids face” 116
~ RYAN 22JAMESGold Coast Titans | Community Strategic Plan 2018-2019 Gold Coast Titans | Community Strategic Plan 2018-2019 23 776th Council Meeting 30 July 2019 117 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT 776th Council Meeting 30 July 2019 118 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT
Infrastructure Charge Notice Attachment 4 (1 of 6)
To: Titans Oxenford Community Club Limited C/- Storey & Castle Planning, SUITE 12 / 1 Nerang Street NERANG QLD 4211
Cc: Council of The City of Gold Coast C/- Cs - Parks & Recreational Services, PO BOX 5042 GOLD COAST MC QLD 9726
Land to which The land to which the charges in this notice apply is. charges apply Property description LOT197 RP142508 Property address 18 Oberon Way OXENFORD
Total levied charge payable $ 160,552.15 +ADJUSTMENTS
Due date for Total payable prior to the earliest of the following events: when the change payment happens or final plumbing inspection being undertaken or issue of a certificate of classification or final inspection certificate for building work being issued.
Payment Payment of the charges must be made in accordance with the “How to pay details methods” section of this notice.
Adjustments The levied charge will automatically increase by the lesser of the following: to charge (a) The difference between the levied charge and the maximum adopted charge the local government could have levied for the development when the charge is paid; and (b) The increase worked out using the PPI, adjusted according to the 3-yearly PPI average, for the period starting on the day the levied charge is levied and ending on the day the charge is paid.
‘3-yearly PPI average’ and ‘PPI’ have the meanings given in the Planning Act 2016.
As the charge amount stated above is current at the date the notice was generated, the total charges due at the date of payment may be greater.
Offsets and/or Offsets (if applicable) will be provided consistent with the provisions of the Refunds Planning Act 2016 and Council’s Charges Resolution. If applicable, details of the offset are provided on this Infrastructure Charge Notice.
Failure to pay A levied charge is, for the purposes of recovery, taken to be rates of the local charge government that levied it.
Document: #73254005 Page 1 of 6 776th Council Meeting 30 July 2019 119 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT
Authority for The charges in this notice are payable in accordance with the Planning Act 2016. charge
GST GST does not apply to payments or contributions made by developers to Government which relate to, or relates to, an application for the provision, retention, or amendment of a permission, exemption, authority or licence (however described) under the Planning Act 2016.
Enquiries Enquiries regarding this Infrastructure Charge Notice should be directed to the Developer Contribution Group on Ph: (07) 5582 9030, during office hours, 9.00am to 5.00pm, Monday to Friday or e-mail [email protected].
Document: #73254005 Page 2 of 6 776th Council Meeting 30 July 2019 120 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT
Infrastructure Charge Notice
Saturday, 13 April 2019 Application PN127206/16 Site address 18 Oberon Way, OXENFORD Application number & code MCU/2018/1220 Application description CLUB (TITANS OXENFORD COMMUNITY CLUB LIMITED) Officer name Rachael Sullivan
Charge calculation
Charges Resolution No. 1 of 2018 Qty Rate Gross Charge Amount Assembly 2,469 sq m Gross Floor Area @ $ 72.82 $ 179,792.58 $ 179,792.58 Net Charge Summary Gross Charge Amount Applied Credit Amount Net Charge Amount $ 179,792.58 $ 19,240.43 $ 160,552.15
Applied credit Standard lot credit less sewer applied. details
Office Use Only $ 83,691.91 OTHINF $ 60,416.43 SEWINF $ 16,443.81 WTRINF $ 160,552.15
Document: #73254005 Page 3 of 6 776th Council Meeting 30 July 2019 121 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT
DECISION NOTICE DECISION TO GIVE AN INFRASTRUCTURE CHARGES NOTICE Pursuant to section 119 of the Planning Act 2016, on the insert date, the City decided to give this infrastructure charges notice. The date the development application was approved is set out on the first page of the decision notice approving the development application. Appeal rights
You have appeal rights in relation to this notice. An appeal may be made against an infrastructure charges notice on 1 or more of the following grounds:
(a) the notice involved an error relating to:
(i) the application of the relevant adopted charge; or
Examples of errors in applying an adopted charge:
• the incorrect application of gross floor area for a non-residential development
• applying an incorrect ‘use category’, under a regulation, to the development
(ii) the working out of extra demand, for section 120 of the Planning Act 2016; or
(iii) an offset or refund; or
(b) there was no decision about an offset or refund; or
(c) if the infrastructure charges notice states a refund will be given – the timing for giving the refund; or
(d) for an appeal to the Planning and Environment Court – the amount of the charge is so unreasonable that no reasonable relevant local government could have imposed the amount.
To remove any doubt, the Planning Act 2016 declares that an appeal against an infrastructure charges notice must not be about:
(a) the adopted charge itself; or
(b) for a decision about an offset or refund:
(i) the establishment cost of trunk infrastructure identified in a local government infrastructure plan; or
(ii) the cost of infrastructure decided using the method included in the local government’s charges resolution.
An appeal must be started within 20 business days after the infrastructure charges notice is given to you.
An appeal may be made to the Planning and Environment Court or to a development tribunal.
An appeal is started by lodging a notice of appeal with the registrar of the Planning and Environment Court or a development tribunal, as applicable. The notice of appeal must be in the approved form, succinctly state the grounds of the appeal and be accompanied by the required
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fee.
An appellant to the Planning and Environment Court must give a copy of the notice of appeal, within 10 business days after the appeal is started, to the persons identified in section 230(3) of the Planning Act 2016. A person who is appealing to the Planning and Environment Court must comply with the rules of the court that apply to the appeal.
Chapter 6, Part 1 and Schedule 1 of the Planning Act 2016 sets out further information about appeal rights.
Document: #73254005 Page 5 of 6 776th Council Meeting 30 July 2019 123 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT
How to pay methods
Pay by mail Customer Service Centre in person Ordinary mail Pay at any Customer Service Centre with cash, cheque, or debit card (no surcharge), MasterCard or Simply enclose this Notice and your cheque or money order made payable to Gold Coast City Council Visa (maximum $50,000 using credit card) in an envelope and post it to this address: Payment by credit card will incur a surcharge.
Council of the City of Gold Coast PO Box 5042 GCMC QLD 9729 Customer Service Centres Monday to Friday 8.15am to 4.30pm Broadbeach 61 Sunshine Boulevard, Mermaid Waters
Bundall 8 Karp Court, Bundall
Burleigh Heads Park Avenue, Burleigh Heads
Coolangatta The Strand, Marina Parade, Coolangatta Helensvale Cnr Lindfield Road and Sir John Overall Drive, Helensvale Nerang 833 Southport Nerang Road, Nerang
Palm Beach 26 11th Avenue, Palm Beach
Southport 47 Nerang Street, Southport
Upper Coomera Cnr Abraham Road and Reserve Road, Upper Coomera
How to contact us
07 5582 8866 or 1300 69 4222 Council of the City of Gold Coast (7am to 6pm, Monday to Friday), or from outside of PO Box 5042, GOLD COAST MC QLD 9729 Australia call +61 7 5582 8866
Visit us at any Customer Service Centre goldcoast.qld.gov.au
Open hours; cityofgoldcoast.com.au
Document: #73254005 Page 6 of 6 776th Council Meeting 30 July 2019 124 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT
ITEM 2 CITY DEVELOPMENT REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Refer 81 page attachment 1 APPLICATION SUMMARY
Application information Address 2709-2723 Gold Coast Highway, Broadbeach.
Lot 1 RP119599, Lot 2 RP119599, Lot 1 B83818, Lot and plan Lot 21 B83818, Lot 23 B83818, Lot 24 B83818, Lot 25 B83818, Lot 27 B83818, Lot 28 B83818 & Lot 1 SP269390. 3,722m2; and Site area 53,260m3 of volumetric lot beneath the Gold Coast Highway service road. Properly made date 21 December 2018.
City Plan version Version 6.
Zone / Precinct Centre zone.
Acid sulfate soils; Airport environs; Building height (HX – no building height limit); Overlays Coastal erosion hazard; Light rail urban renewal area (Primary focus area); and Residential density (RD8 - one bedroom per 13m2 of site area). Multiple dwellings (458 units), Short-term Proposed use accommodation (418 units), Food and drink outlet, Office and Shop. Categories of development and Code assessment. assessment Main Place Developments Pty Ltd (Applicant); Zone Planning Group (Planning consultant); BDA (Project architect); ADG (Civil and structural engineer); Applicant and Applicant’s Bitzios (Traffic consultant); consultancy team Bennett and Bennett (Surveyor); FORM (Landscape architect); Acoustic works (Acoustic consultant); MRA (Waste management consultant); and Windtech (Wind engineer). Land owner Main Place Developments Pty Ltd. 776th Council Meeting 30 July 2019 125 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
The Potter Group – No persons associated with Applicant / land owner associated either the Potter Group or Main Place persons Developments are documented within the application material.
Correspondence received No pieces of correspondence from the public were received. Decision due date 12 August 2019.
Department of State Development, Manufacturing, Referral agencies Infrastructure and Planning (the Department) for proximity to a State Transport Corridor, being the Light Rail. Officer’s recommendation Approval, subject to conditions.
2 PROPOSAL
The purpose of this report is to assess an application for a Development permit for a Material change of use (Code assessment) for a Multiple dwelling (458 units), Short-term accommodation (418 units), Food and drink outlet, Office and Shop at 2709-2723 Gold Coast Highway, Broadbeach. The site is located on a service road of the Gold Coast Highway which, for the purpose of this report, will be referred to as the Gold Coast Highway service road to distinguish between the service road and the Highway.
Table 5.5.4 of the City Plan categorises the proposal as subject to Code assessment as the proposal does not exceed the height identified on the building height overlay map and the proposed land uses are listed as development requiring Code assessment.
Schedule 1 of the City Plan defines the proposed land uses as follows:
Multiple dwelling: “Premises containing three or more dwellings for separate households.”
Short-term accommodation: “Premises used to provide short-term accommodation for tourists or travellers for a temporary period of time (typically not exceeding three consecutive months) and may be self-contained.
The use may include a manager’s residence and office and the provision of recreation facilities for the exclusive use of visitors.”
Food and drink outlet: “Premises used for preparation and sale of food and drink to the public for consumption on or off the site. The use may include the ancillary sale of liquor for consumption on site.” 776th Council Meeting 30 July 2019 126 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Office: “Premises used for an administrative, secretarial or management service or the practice of a profession, where no goods or materials are made, sold or hired and where the principal activity provides for one or more of the following: business or professional advice; service of goods that are not physically on the premises; office based administrative functions of an organisation.”
Shop: “Premises used for the display, sale or hire of goods or the provision of personal services or betting to the public.”
The development proposal is outlined in the table below.
Development proposal Multiple dwelling; Short-term accommodation; Land uses Food and drink outlet; Office; and Shop. Northern tower: 68 storeys; Height Southern tower: 68 storeys; and Maximum building height: 216m. Podium height 4 storeys (inclusive of a mezzanine) and 14m. 458 Multiple dwelling units; and Number of units 418 Short-term accommodation serviced apartments. Totalling 876 units. 1,076 Multiple dwelling bedrooms (34 × one bed, 286 × two beds, 84 × three beds, 48 × four beds and six × four bed penthouse Number of suites); and bedrooms 418 Short-term accommodation bedrooms (all one bed serviced apartments). Totalling 1,494 bedrooms. One bedroom per 2.49m2 of site area (including Shor-term Density accommodation). Podium Setbacks (to outer North East (Main South (2707 West (Gold most projection) (Queensland Place) Gold Coast Coast Highway Avenue) Highway service road) 776th Council Meeting 30 July 2019 127 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
service road) 0m 0m 2.4m 0m
Tower North East (Main South (2707 West (Gold (Queensland Place) Gold Coast Coast Highway Avenue) Highway service road) service road) 0m 3m 6m 3m
Basements: Four levels of basement car parking Ground level: Food and drink outlets, Shops and lobby’s on ground level Mezzanine, levels 1 & 2: Food and drink outlets, Offices and car parking Level 3 and level 3 mezzanine: Communal open space areas Development Levels 4-22: Short-term accommodation layout Levels 23-64: Multiple dwellings Level 65: Sub-penthouse Level 66: Penthouse Level 67: Private open space (pool, BBQ, gardens etc.) Level 68: Services Figure 1 below depicts the development layout. 776th Council Meeting 30 July 2019 128 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Figure 1 – North/south section of the proposed development (source: BDA, dated March 2019). The development includes a sub-strata volumetric lot beneath the Gold Coast Highway service road. The lot is owned by the applicant and forms part of this development application. The lot is proposed to be Sub-strata used for car parking associated with the development within four volumetric lot basement levels. Figures 2-4 depict the location of the sub-strata lot and basement car parking. The volumetric lot is further discussed in the Background section (section 3 below). 776th Council Meeting 30 July 2019 129 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Figure 2 – Basement level 4 plan (source: BDA, dated March 2019).
Figure 3 – East/west section showing the volumetric lot beneath the road (hatched in red) (source: BDA, dated March 2019).
Figure 4 – Volumetric survey 3D view (source: BDA, dated March 2019).
776th Council Meeting 30 July 2019 130 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
The construction of the basement involves the removal of the portion of the Gold Coast Highway service road west of the subject site. This area comprises 55 on-street car parking spaces that will temporarily be removed whilst the basement is constructed. The proposal also involves removing the 11 mature Norfolk Island Pine trees from between the on-street car parking spaces west of the site. These trees are not in peak condition due to on-going maintenance to keep the branches from impacting the overhead powerlines. As part of this proposal, the overhead powerlines will be relocated underground and Cook Island Pine trees will replace the Norfolk Island Pine trees.
Basement construction
Figure 5 – Photo of the existing overhead powerlines and Norfolk Island Pine trees (source: DBI, dated March 2019). Podium: 96.6%; and Site cover Towers: 50.8%. Minimum separation 15.5m; and Tower separation Maximum separation 30m (between units). 776th Council Meeting 30 July 2019 131 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Figure 6 – Tower separation (source: BDA, dated March 2019). Tower floorplate Each tower is 946m2. Multiple dwellings: 78,822m2; Short-term accommodation: 35,006m2; Gross floor area Food and drink outlet and shop: 1,496m2; and (GFA) Office: 600m2. Totalling: 115,924m2. 2 2 2 Total use area 2,096m (1,496m retail space and 600m office space). (TUA) (non- residential) 3,104m2 with majority of the communal area located on top of the podium (level 3) and within a mezzanine above on level 3 within the towers. The communal areas include multiple pool and spa areas, decks, terraces, dining areas, kitchen facilities, amenities, landscaping, gyms, lounges, saunas, gardens, a meeting room, arbours, games rooms and theatres.
Communal space
Figure 7 – Level 3 plan showing the primary communal area (source: BDA, dated March 2019), also available in attached plan set.
Figure 8 – Level 3 mezzanine plan showing the internal communal areas (source: BDA, dated March 2019) , also available in attached plan set. 776th Council Meeting 30 July 2019 132 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Multiple dwellings: Ranging between 14m2 (Type A - one bedroom 2 Private open unit) up to 426m (Type P1 penthouse that includes a rooftop pool and terrace); and space Short-term accommodation: Ranging between 5m2 (Serv. Type B and F) up to 14m2 (Serv. Type A and D). Car parking is proposed within four levels of basement and two levels of podium and broken down as follows: Multiple dwelling resident spaces: 604; Car parking Short-term accommodation spaces: 105; Permanent residential visitor spaces: 46; and Non-residential spaces: 17. Totalling: 772 spaces. Multiple dwelling resident: 96 spaces; Short term accommodation: 9 spaces; Bicycle parking Residential visitor: 77 spaces; and Non-residential: 41 spaces. Totalling: 223 spaces. Main Place (Four driveways) One entry/exit driveway provides access to the podium car parking levels. One entry driveway is provided to the refuse collection dock and one exit driveway from the refuse collection dock. One entry/exit Vehicle access driveway provides access to the basement parking levels and connection through to the Gold Coast Highway service road. Gold Coast Highway service road (one driveway) One entry/exit driveway provides access to basement parking levels and connection through to Main Place. The development includes two pedestrian crossings into the development from the footpath area between the Gold Coast Highway and the service road. These crossings align with the signalised pedestrian linkages to the Broadbeach North Light Rail Station. The northern crossing connects pedestrians into the northern end of the Pedestrian development, along Queensland Avenue and into Broadbeach. The movement and central connection directs pedestrians into the development’s central connectivity plaza and offers linkage options in a northern, southern and south- eastern direction. A cross-block link is proposed to align with the existing cross-block link within the Phoenician building east of the site. A pedestrian crossing is proposed at this location of Main Place to improve the safety of this connection. Figure 9 below demonstrates the pedestrian linkages and connections in yellow. 776th Council Meeting 30 July 2019 133 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Figure 9 – Pedestrian and traffic circulation plan (source: BDA, dated March 2019). A service dock is proposed at the ground level off Main Place. This is proposed to accommodate waste collection vehicles only. Two on-street passenger set-down/pick-up zones are proposed on the Gold Coast Highway service road. These zones have been Servicing designed to accommodate a coach. All other servicing requirements are proposed to be accommodated from existing on-street loading zones in Main Place, which are signed for use by commercial vehicles only. The following (above ground) components of the development are proposed outside of the property boundary and within Council’s road reserves: Ground level and mezzanine (see Figures 10 & 11 below) Components of Awnings along the northern, eastern and western boundaries; and development Covered outdoor future dining areas (subject to future roadside within the road dining permits) on the northern and western edges of the reserve development; Level 1 and 2 (see Figure 11 below) Portions of the podium façade treatments on the northern, eastern and western boundaries. 776th Council Meeting 30 July 2019 134 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Figure 10 – Ground level mezzanine floor plan showing components outside of the property boundary (source: BDA, dated March 2019).
Figure 11 –Section of Queensland Avenue showing the components outside the property boundary (source: BDA, dated March 2019).
776th Council Meeting 30 July 2019 135 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
The development is proposed to be constructed over three stages. Stage 1 involves the construction of the basement and podium levels. Stage 2 involves the construction of the southern tower and stage 3 involves the construction of the northern tower.
Staging
Figure 12 – Staging plan (source: BDA, dated March 2019). A range of wind mitigation design and landscaping elements are proposed, including but without limitation: 2-3m high porous screen on the median strip within the southern driveway access; Impermeable screening from ground to the top of the roadside dining structures; Wind mitigation 2m high impermeable screening along the northern edge of the ground level mezzanine Food and drink outlet; 2.5m high impermeable screening along the northern, eastern and western aspects of level 3 (communal area); and Dense landscaping on the perimeter and through the centre of level 3 (communal area). Residential and Short-term accommodation waste Waste Residents and guests will dispose of rubbish via waste chutes in each of the towers. The development comprises two residential waste 776th Council Meeting 30 July 2019 136 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
rooms; the northern residential waste room is located in the refuse servicing area on the ground level and the southern residential waste room is located on the ground mezzanine level. Commercial waste The development comprises two commercial waste rooms each on the ground level. The northern commercial waste room is located within the refuse servicing area and the southern commercial waste room is located in the centre of the building adjacent to the podium vehicle access ramp. Waste storage and disposal The bulk bins are proposed to be carted and emptied via a bin lift system into two compacting ‘roll-on-roll-off’ bins (RoRo bins) located within the refuse servicing area. The ro-ro bins will be emptied bi- weekly. The refuse servicing area includes 5.4m clearance height to cater for the servicing clearance requirements of the ro-ro bins. Cooking waste is proposed to be disposed of into oil drums within the refuse servicing area and will be serviced by a waste oil tanker when necessary. The development proposes to treat captured stormwater via two bio-retention systems located on level 3 (communal area), a 360 Eviropod located on the and a Stormwater 360 filter device located in basement level 1. The site is presently 100% impervious area. The proposal will result in 99% impervious area and therefore the development will result in Stormwater a slight reduction in flow into the stormwater network. Stormwater detention is not proposed. The site comprises multiple points of lawful discharge via kerb adapters to Main Place, Queensland Avenue and the Gold Coast Highway service road. The proposal will maintain the existing lawful point of discharge into the stormwater infrastructure within Queensland Avenue. The submitted Acoustic report recommends: Glazing treatments are provided to the commercial tenancies within the podium; Glazing treatments are provided to the level 3 (communal area) pools under the towers; Acoustics A variety of different glazing treatments are provided to all residential and Short-term accommodation units at all levels; and Mechanical ventilation or air-conditioning to be provided to all apartments.
776th Council Meeting 30 July 2019 137 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
To facilitate the construction of the basement the proposal includes relocation/reinstatement/permanent removal of the following infrastructure and services: A water main within the service road – decommissioned with alternate minor connections to be made to maintain efficiency within the network; A public sewer rising main within the service road – major permanent relocation into Main Place with the portion of the existing main in front of the subject site to be decommissioned. This relocation proposes works within Victoria Park from the existing sewer pump station. A private rising main that connects to the Convention Centre – minor relocation southward of the existing location; Multiple telecommunications within the service road – to be Services/ relocated west of the basement into a common underground infrastructure corridor; relocation, Existing gully-pits, kerb and channel and stormwater mains within reinstatement the service road – to be reinstated within the existing locations; and/or removal Gold Coast Highway service road, footpaths, signage, street lights, street trees – temporary road closure during basement construction proposed to be reinstated following the completion of the basement construction; Public car parking spaces – the perpendicular 2 hour spaces are proposed to be reinstated and the 15 x 15 minute spaces located on the western frontage are proposed to be replaced by four set- down bays; and Overhead powerlines between the Gold Coast Highway and the service road – to be undergrounded west of the basement. The development also proposes improvements to the streetscape through a central public plaza, tree and ground cover planting, awnings, pedestrian crossings and footpath treatments that align with the Surf Parade design.
776th Council Meeting 30 July 2019 138 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
The following floor plans and perspectives provide an overview of the proposed development.
Figure 13 - Perspective of the proposed development as viewed from the western side of the Gold Coast Highway service road looking east-south-east (source: BDA, dated March 2019).
776th Council Meeting 30 July 2019 139 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Figure 14 – Perspective of the proposed development as viewed from the Convention Centre looking east-south-east (source: BDA, dated March 2019).
776th Council Meeting 30 July 2019 140 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Figure 15 – Ground floor plan (source: BDA, dated June 2019).
Figure 16 – Short-term accommodation (serviced apartments) levels 5-9 & 17-21 floor plan (source: BDA, dated March 2019). 776th Council Meeting 30 July 2019 141 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Figure 17 – Multiple dwelling floor plan levels 23-27 & 35-39 (source: BDA, dated March 2019).
Figure 18 – Multiple dwelling floor plan levels 41-45 & 54-57 (source: BDA, dated March 2019). 776th Council Meeting 30 July 2019 142 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
3 BACKGROUND Volumetric lot
On the 3rd of September 2009, an application was made to the Department of Natural Resources, Mines and Energy (DNRME) for a permanent road closure in strata for the issue of a volumetric deed of grant for a 53,260m3 sub-strata portion of the Gold Coast Highway service road. As part of this process, DNRME wrote to Council requesting that advice be provided pertaining to the subject sub-strata’s requirement for its dedicated purpose (as road reserve). The application sought to utilise the sub-strata volumetric lot for car parking purposes associated with a future development.
Council, at its 551st meeting held on the 22nd of February 2010, resolved (minute no. G10.0222.010) to notify DNRME that Council raises no objection to the proposed permanent closure and volumetric deed of grant of road reserve at 2721 Gold Coast Highway, Broadbeach, subject to compliance with conditions.
On 1 March 2010, Council advised DNRME of its no objection to the permanent road closure subject to conditions.
On 18 May 2010, DNRME notified the applicant that the permanent road closure had been approved and made an offer to the granting of tenure of the sub-strata portion of the road reserve. On 19 May 2010, the applicant notified DNRME of their acceptance of the offer and paid the asking costs.
On 17 January 2014, following a request for compliance with conditions, Council notified the applicant that the conditions attached to the advice provided to DNRME on 1 March 2010 had been complied with.
The volumetric lot beneath the road reserve (Lot 1 on SP269390) forms part of this development application, see Figures 3 & 4 above.
Mixed use development Council, at its 583rd meeting held on the 22nd of November 2010, resolved (minute no. G10.1122.006) to approve a Development permit for a Material change of use for a Mixed Use Development (52 storeys in height) comprising of an Apartment Building (containing a total of 520 bedrooms), Resort Hotel (containing a total of 173 hotel suites), Offices and land uses located at the podium and ground levels being Café, Restaurant, Commercial Services, Convenience Shop, Shop, Take-Away Food Premises and Car Park, subject to conditions. On the 19th of January 2011, the applicant sought to negotiate a number of the conditions of the approval. On the 25th of May 2011, following an unfavourable decision of the conditions negotiation, the applicant filed an appeal to the Planning and Environment Court in respect to conditions imposed by Council pertaining the subject development application. On 25 September 2013, a final order (Appeal no. 1764 of 2011) was issued that allowed the appeal, subject to minor changes to the development. This development approval has not lapsed. 776th Council Meeting 30 July 2019 143 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Figure 19 – Main Place development perspective form western side of the Gold Coast Highway looking east-south-east (source: DBI, dated May 2010).
Figure 20 – Main Place development Ground floor plan, (source: DBI, dated September 2010). 776th Council Meeting 30 July 2019 144 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Minor change to the application
As part of the response to information request, the applicant made a change to the development application to reconfigure the multiple accommodation unit mix. The number of multiple dwelling units was reduced by 48 from 506 to 458 units. The number of multiple dwelling bedrooms was increased by 48 from 1,028 to 1,076 bedrooms. The change resulted from the amalgamation of two of the north-western units into four bedroom units.
4 KEY CONSIDERATIONS
The key considerations of the proposal include:
Density
The proposal results in a density of one bedroom per 2.49m2 of site area. The site is mapped as RD8 - one bedroom per 13m2 of site area. The development exceeded the prescribed density for the site, however, it was determined that the density is accommodated within a high intensity built form outcome. Such intensity is contemplated for the site as the site is located within a Principal centre, is opposite the Broadbeach North Light Rail Station and is a gateway site into Broadbeach centre. Further, the application has been supported by a Sewer and water capacity assessment, and Traffic impact assessment where it was determined that subject to an upgrade of additional emergency storage capacity at a nearby sewer pump station, Council’s infrastructure networks will cater for the demand resulting from the proposed density.
Basement construction impacts
The construction of the basement requires the removal of the northern portion of the Gold Coast Highway service road. Officers had concerns with the construction impacts to the continued operation of the business south of the subject site. Officers have recommended a condition that requires the applicant to maintain full vehicle and pedestrian access to the area south of the subject site on the Gold Coast Highway service road. This will allow the six parallel 15 minute parking spaces and 12 perpendicular 2 hour metered parking spaces located within the Gold Coast Highway service road south of the site to continue to be made available and accessible for the customers of the businesses south of the subject site during the construction of the basement. Officers were also concerned with the construction impacts to pedestrians accessing the Light Rail Station. A condition has been recommended requiring the provision of a Construction management plan where measures and plans are required to maintain pedestrian connectivity and safety to the service. Further, a Temporary road closure permit is also required to be lodged to Council for assessment, where pedestrian connectivity and safety surrounding the construction zone site will be managed. 776th Council Meeting 30 July 2019 145 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Streetscape design
The ground level achieves a pedestrian prioritised environment where a cross-block link maintains a characteristic of the existing development on the site. Ground and mezzanine commercial uses will provide strong and defined building edges that engage with the public realm. Majority of vehicle movements are contained to Main Place to reduce vehicle and pedestrian conflicts. The existing signalised crossings from the Light Rail Station align with proposed pedestrian crossings delivering quality wayfinding. The 3.5m and 6.3m wide footpaths surrounding the northern and western frontages coupled with street trees, awning, outdoor dining and the plaza result in a comfortable and engaging streetscape. Officers consider the development promotes a functional, attractive, safe and accessible streetscape environment.
5 SITE CONTEXT
5.1 Subject site and surroundings
The subject site comprises nine standard allotments and one volumetric sub-strata allotment. The site results in a combined area of 3,722m2 and the volumetric lot beneath the Gold Coast Highway service road is 53,260m2. The site encompasses the majority of the urban city block that is bound by Queensland Avenue to the north (26.2m frontage), Main Place to the east (123.9m frontage), a cross-block pedestrian link to the south and the Gold Coast Highway service road to the west (120.1m frontage).
The site is not encumbered by any easements and is devoid of any vegetation, with the exception of the Norfolk Island Pine trees west of the Gold Coast Highway service road. The site is connected to Council’s infrastructure networks, telecommunications and electricity. The site is improved by a number of single and double storey commercial tenancies. The buildings predominantly host Shops and Food and drink outlets. The site is opposite the Broadbeach North Light Rail Station and two signalised crossings provide safe pedestrian passage to this service.
The Gold Coast Highway service road is the site’s primary frontage with vehicle access and servicing undertaken within Main Place. Main Place acts as a service lane for the subject site, the sites to the south, the Phoenician and the commercial building on the corner of Victoria Avenue and Surf parade. Main Place is a one-way street and includes multiple loading bays. The Gold Coast Highway service road includes 15 parallel 15 minute parking spaces and 37 perpendicular 2 hour metered parking spaces in front of the site. An existing arcade provides a pedestrian connection between the Gold Coast Highway service road and Main Place within 2713 Gold Coast Highway.
During the construction of the basement, access into and out of the service road will be limited to the southern end of the road onto Victoria Avenue. During construction six parallel 15 minute parking spaces and 12 perpendicular 2 hour metered parking spaces will continue to be made available and accessible for the customers of the businesses south of the subject site.
776th Council Meeting 30 July 2019 146 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Qube
Queensland Ave
Light Rail Staion
The Phoenician
Main Place
Subject site
GC Highway Service road Figure 21 – Aerial photo of the subject site (source: ArcGIS, 2019).
5.2 Immediate and local context
The area surrounding the site is described as follows:
North North of the site is Queensland Avenue and further north is Qube, a recently constructed residential tower atop a tower base. North of Qube development ranges from single storey dwellings to high-rise apartment buildings. 776th Council Meeting 30 July 2019 147 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
East East of Main Place is the Phoenician, a permanent and Short-term accommodation building that includes shops and restaurants on the ground level. A pedestrian connection provides access from Main Place through to Surf Parade within the Phoenician. Further east of the Phoenician is Surf Parade, comprising restaurants, shops and offices beneath short and long- term accommodation.
South The site adjoins a pedestrian thoroughfare to Main Place to the south. Further south are single and double storey commercial tenancies and
Victoria Avenue and Park. Pacific Fair Shopping Centre is located south east of the site.
West West of the site is the Broadbeach North Light Rail Station and the Convention Centre. Further west is Broadbeach Waters comprising low-rise development within low intensity, canal fronting neighbourhoods.
5.3 City wide context
The subject site is located within Broadbeach. Broadbeach is identified as one of the City’s principal centres, providing employment, civic, retail and community facilities for a large population. The site is close to the Convention Centre, the Star Casino, Pacific Fair, entertainment and dining activities, Broadbeach Beach and foreshore parklands. The site is well connected by the Light Rail, Gold Coast Highway and Hooker Boulevarde. Quality pedestrian connections provide access to local services and facilities. 776th Council Meeting 30 July 2019 148 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Subject site
Figure 22 – Aerial photo of the subject site in context to the surrounding area (source: BDA, dated March 2019).
6 PLANNING ASSESSMENT
Table 5.5.4 of the City Plan categorises the proposed development as Code assessment and therefore, the application has been assessed in accordance with Section 45(3) of the Planning Act 2016, which reads:
Section 45(3) of the Planning Act 2016 identifies:
(3) A code assessment is an assessment that must be carried out only –
(a) against the assessment benchmarks in a categorising instrument for the development; and
(b) having regard to any matters prescribed by regulation for this paragraph.
6.1 State planning instruments
The application has been assessed against the following instruments:
Instrument Comment 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, 776th Council Meeting 30 July 2019 149 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
risk and resilience (coastal hazards). South East Queensland Regional The proposal is consistent with the goals, elements and Plan strategies; and the Southern Sub-regional directions of the South East Queensland Regional Plan 2017 (ShapingSEQ). Schedule 10 – development The proposal triggers assessment against the assessment of the Planning Assessment benchmarks listed within Schedule 10, Regulation 2017 Part 9, Division 4, Subdivision 2, Table 4 for Material change of use of premises near a State transport corridor or that is a future State transport corridor of the Planning Regulation 2017 due to the site’s proximity to the Gold Coast Light Rail. This is discussed in section 8.2 within this planning report.
6.2 Local categorising instruments
The application has been assessed against the following instruments:
Local categorising instrument Comment Temporary Local Planning The proposal does not trigger assessment against any Instrument temporary local planning instruments. The proposal does not trigger assessment against a Variation approval variation approval. The proposal is within the City Plan area of the City of Gold Coast. This is discussed in section 6.3 below. Local Government Infrastructure Plan City Plan (Version 6) The proposed density will exceed the current emergency storage capacity of the sewer pump station within Victoria Park. A condition has been recommended requiring a monetary contribution or the provision of the works required to facilitate capacity in the sewer network. These works are non-trunk.
6.3 City Plan
The following is an assessment of the application against the City Plan.
6.3.1 Assessment against the Strategic framework
The proposal is Code assessment and does not trigger assessment against the Strategic framework. 776th Council Meeting 30 July 2019 150 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
The Planning Act 2016 requires Code assessable development (Bounded assessment) to be carried out only against the Assessment benchmarks stated in the categorising instrument (City Plan) and have regard to matters prescribed by the regulation.
Section 43(2)(c) of the Planning Act 2016 states for Code assessment, a Strategic outcome (strategic framework) is not an Assessment benchmark.
5.3.2 Assessment against the codes
Under the City Plan, compliance with a code can be achieved by either compliance with the Purpose and Overall outcomes of the code, or, compliance with either the Performance outcomes or Acceptable outcomes. Acceptable outcomes are generally quantifiable provisions, with the Performance and Overall outcomes generally qualitative and performance based.
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 Commercial design code; code; Driveways and vehicular Airport environs overlay crossings code; code; General development Coastal erosion hazard provisions code; overlay code; and Healthy waters code; Light rail urban renewal High-rise accommodation overlay code. design code; Solid waste management code; Transport code; and Vegetation management code.
5.3.2.1 Assessment against the zone code
The proposal has been assessed against the Centre zone code.
The Centre zone code does not contain Acceptable outcomes or Performance outcomes for assessable development to be tested against. Therefore, the proposed development is assessed against the Purpose and applicable Overall outcomes of the zone code. Where outcomes are specific to other centres within the City (Coomera, Surfers Paradise etc.), they have been omitted from this assessment.
The Purpose of the Centre zone code reads as follows: 776th Council Meeting 30 July 2019 151 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
“(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.” Officer’s comment The proposal includes Multiple dwelling, Short-term accommodation, Food and drink outlet, Office and Shop land uses. The business, entertainment and retail land uses are located within the ground and mezzanine levels and the residential and tourist accommodation is located above the podium. The large scale mixed use development will support Broadbeach as a Principal centre through consolidating growth in a location surrounded by established services and activities.
The relevant land use Overall outcomes of the Centre zone code read:
“(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; (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; 776th Council Meeting 30 July 2019 152 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
(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; (viii) include nightclub entertainment uses only occur in the Surfers Paradise specialist centre, Broadbeach principal centre or Coolangatta major centre; and (ix) include Party houses only in the party house area identified on the Party house area overlay map. (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. (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. Principal centres (iii) Principal centres provide high order services, employment, retail, civic and community facilities for catchments of 200,000+ people and provide for over 15,000 jobs. They provide a practical distribution of higher order centre facilities throughout the city and support regional activities and services as well as some city-wide services as required. Services include: (A) civic, entertainment, cultural and recreational facilities; (B) the full range of education facilities including major tertiary education services; (C) Commonwealth, State or City of Gold Coast services and facilities (such as courts, district offices, service centres); (D) major health services including hospitals; (E) private and public sector offices (including administration, finance and professional services); (F) district community facilities; (G) regional shopping and retail facilities; and (H) business and visitor accommodation. (iv) Principal centres are: 776th Council Meeting 30 July 2019 153 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
(A) Broadbeach principal centre maximises its proximity to high frequency public transport services and a unique cluster of major tourism and leisure infrastructure. It is a major employment area with diverse employment opportunities anchored by Pacific Fair, the Oasis Centre, the Gold Coast Convention Centre and Jupiters Casino. It accommodates a range of tourist, retail, residential and business activities and day and night time leisure and entertainment facilities. Broadbeach’s status as a principal centre recognises its unique infrastructure accessibility. Over the next 10 to 20 years it is expected that Broadbeach will diversify its business and employment mix and double the number of in-centre jobs, building upon its iconic beachfront location and infrastructure. Additional community services, health facilities and cultural events support the increased residential and tourist population. To protect the increasing permanent residential population and improved amenity, specific night-time uses are either controlled or have their operations restricted.” Officer’s comment The mixed use development provides commercial land uses located within the podium and permanent and tourist accommodation within the towers. The mix of uses will support the consolidation of residents within the City’s mixed use centres and create a vibrant and liveable environment. The type of development proposed, being residential and business related activities, is consistent with the intended use of land within Broadbeach Principal centre. The 14m high podium and dual 68 storey towers contribute to development intensity that supports the hierarchy of Broadbeach Principal centre within the centres network. The proposed Food and drink land uses and Shops on the ground and mezzanine levels will create a lively place for Broadbeach residents. The submitted Acoustic report recommends that the alfresco dining area associated with Food and drink outlet uses is limited for use between 7am and 10pm, daily. This will ensure that the proposed Food and drink outlet land uses do not affect the amenity of the permanent and short-term occupants. Officers have recommended a condition be imposed to reflect these hours of operation. It should be noted that officers have not recommended a condition limiting the commercial uses operating within the curtilage of the building as the Overall outcomes above encourages a mix of day and night time activity within mixed use buildings, such as that proposed. These hours of operation are considered an appropriate balance of amenity and activity intensity. The development proposes a residential density of one bedroom per 2.49m2 of site area. The high density outcome supports the existing Light Rail infrastructure and other services within Broadbeach. The density will also contribute a considerable permanent residential population to Broadbeach. The additional population will support Broadbeach’s role as an employment hub for the City. The proposed land uses are considered to be land uses commonly associated and anticipated within the City’s centres. The proposed uses will not unreasonably compete with other City centres and officers consider that the scale and function of the proposal aligns with the City’s desired settlement pattern.
776th Council Meeting 30 July 2019 154 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Principal Centres - Broadbeach The proposal is located close to the Broadbeach North Light Rail station and two signalised crossings provide direct and convenient access to this service from the subject site. The development’s scale and intensity will support this high frequency public transport service. The mix of permanent and short-term accommodation will support Broadbeach’s function of tourism and employment. The site is in close proximity to Pacific Fair Shopping Centre, the Oasis Centre, the Convention Centre and Star Casino. The permanent residential component of the development will support this cluster of employment. The Food and drink outlet, Office and Shop land uses within the podium will contribute to day and night time tourist and business related activities. The 2,096m2 of Food and drink outlets, Office and Shop will assist to diversify and double Broadbeach’s in-centre jobs within the next 10 to 20 years. Officers consider the proposal to comply with the land use Overall outcomes of the Centre zone code. The character Overall outcomes of the Centre zone code read:
“(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” Officer’s comment
The commercial land uses within the podium interface the public realm and provide an attractive frame to the street fronts and pedestrian areas. The Food and drink outlets and Shops will contribute to a vibrant day and night time atmosphere that will deliver a gateway entrance into Broadbeach. The development includes awnings along the primary frontages of Queensland Avenue and Gold Coast Highway service road. The pedestrian footpaths along these frontages range between 3.5m and 6.3m in width, creating a safe and accessible pedestrian environment. The development includes street trees to the primary frontages and the replacement of the Norfolk Island Pine trees within the Gold Coast Highway service road with Cook Island Pine trees in the same locations. The proposal includes a Central Plaza that is flanked by commercial ground level uses and Office uses above. The Plaza will provide an area for social interaction and relaxation. Officers consider that the proposal complies with the character Overall outcomes of the Centre zone code. The built form Overall outcomes of the Centre zone code read: 776th Council Meeting 30 July 2019 155 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
“(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 Broadbeach principal centre: parts of Broadbeach are 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 major entertainment, open space and retailing focal points, create safe, legible access corridors and movement systems with a focus on light rail stations.” Officer’s comment
The proposed dual 68 storey towers atop a 14m high podium that extends for a length of 120m provides a high development intensity. This development intensity is consistent with Broadbeach Principal centre’s hierarchy within the Centres network. The development leverages from the site’s proximity to the Light Rail station and high visibility from the surrounding road network and public spaces. 776th Council Meeting 30 July 2019 156 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
The subject site is mapped as ‘HX’ on the Building height overlay map. Therefore, the proposed building height of 68 storeys complies with the built form provisions for building height. The proposed building height will assist in further defining Broadbeach’s centre urban legibility. The towers will be the tallest buildings within Broadbeach based on existing towers. The tallest approved tower on the Star Casino site is 74 storeys (Tower 3). The proposed 68 storeys will be consistent with this building height.
The scale of the podium results in considerable bulk. This facilitates the 2,096m2 of commercial floor space at the lower levels of the development and is reflective of the elongated shape of the site. The bulk is offset somewhat through the architectural treatments to the podium, these are discussed in 5.3.2.3 section below.
The development comprises 96.6% podium site cover and 50.8% combined tower site cover. The podium site cover varies considerably to that of the tower site cover. The variation in site cover distinguishes the podium from the towers and reduces the dominance of the buildings. For the most part, the podium is built to the front property boundaries. The ground and mezzanine levels include commercial uses that interface the primary frontages to strengthen and activate the street edge. The Central Plaza provides a sense of arrival for pedestrians crossing into the development from the Light Rail station before making their way into Broadbeach. The design of the ground level tenancies provides flexibility in their future re-use through minimal structural walls and columns. The services corridors can be accessed by all tenancies allowing these tenancies to be divided if required into smaller tenancies. Further, bi-fold doors are provided to majority of the frontages allowing smaller tenancies direct access to the public realm. The proposal will provide housing choice within a high intensity, mixed use building format. The development provides the following permanent accommodation and short-term accommodation mix: 458 Multiple dwelling units o 34 × one bedroom units; o 286 × two bedroom units; o 84 × three bedroom units; o 48 × four bedroom units; and o Six × four bedroom penthouse suites. 418 × one bedroom Short-term accommodation serviced apartments. The units are within nine different typologies and when the development is marketed this unit mix will provide a range of differing price points in the residential market.
776th Council Meeting 30 July 2019 157 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Additional built form outcomes – Broadbeach Principal centre The proposed dual towers comprising 68 storeys of building height will advance the City’s skyline. The subject site is a gateway into the Broadbeach principal centre and is the desirable location for Broadbeach’s tallest towers. The development will improve pedestrian connectivity to the Broadbeach North Light Rail station through two additional pedestrian crossings that align with the signalised pedestrian connections to the station. The northern crossing will allow pedestrians to traverse along Queensland Avenue into Broadbeach via Surf Parade and the southern crossing will allow pedestrians to head north to Queensland Avenue, cut through the development via the cross-block link or head south towards Victoria Avenue. The development has a clear focus on connectivity to the Light Rail and pedestrian prioritisation. Officers consider the proposal to comply with the built form Overall outcomes of the Centre zone code. The site is shown on the Residential density overlay map as RD8 or one bedroom per 13m2 of site area. The development results in a density of one bedroom per 2.49m2 of site area and therefore, exceeds that shown on the Residential density overlay map. Assessment of the above Overall outcomes is required. The Overall outcomes of the Centre zone code relating to development where density exceeds that shown on the Residential density overlay map read: “(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; 776th Council Meeting 30 July 2019 158 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
(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 (f) (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 benefit bonus elements.” Officer’s comment Orderly and economically efficient settlement pattern The subject site is located 40m from the Broadbeach North Light Rail Station. The development provides safe and convenient access to this service via two new pedestrian crossings, see Figure 23 below. The site is located within proximity to Pacific Fair, the Oasis Centre, the Oracle, the Gold Coast Convention Centre and Jupiters Casino. These facilities provide a significant contribution to employment within the City and the proposed high density permanent accommodation will support the consolidation of growth around these services.
776th Council Meeting 30 July 2019 159 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Figure 23 – Ground floor plan showing the locations of the pedestrian crossings to the Light Rail (source: BDA, dated June 2019). Broadbeach comprises public recreational spaces that include foreshore parkland, Victoria Park, Federation Park, Victoria Avenue and Broadbeach Beach (patrolled beach). These spaces will support the permanent and short-term residents’ needs. The tower floorplates are oriented to maximise views of the ocean and the hinterland for the benefit for future residents. Council’s Water and Waste section have assessed the provided Sewer and water capacity assessment and determined that there is sufficient capacity within Council’s potable water network to cater for the proposed density. Water and Waste have determined that there is a shortfall in additional emergency storage at the sewer pump station within Victoria Park as a result of the proposed density. Water and Waste have recommended a condition for the applicant to contribute $287,839.30 towards the infrastructure upgrade or elect to provide the upgrade. This upgrade will ensure that sufficient sewer infrastructure is available to service the demand of the development’s proposed density. Council’s Transport Assessment section have assessed the provided Traffic impact assessment (TIA) and provided the following comments: “The TIA assesses the impact of the proposed development upon the following intersections: Gold Coast Highway/Victoria Avenue Gold Coast Highway/Australia Avenue Surf Parade/Victoria Avenue Surf Parade/Queensland Avenue Queensland Avenue/Main Place The TIA determined that the proposed development will generate an additional 328 AM peak hour trips and 177 PM peak hour trips on the surrounding road network. 776th Council Meeting 30 July 2019 160 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
An assessment has been undertaken at each intersection for the year 2032 with the proposed development traffic. The analysis has shown that the proposed development results in some worsening to the performance of surrounding intersections. However, all intersections were shown to operate within acceptable performance thresholds and no mitigation works are required. Housing needs As discussed above the proposal comprises nine differing permanent unit accommodation typologies containing a mix of one to four bedroom apartments. This will diversify the apartment mix in Broadbeach. Design and amenity The dual towers, proposed to a height of 68 storeys, are reflective of the building height intents of the City Plan which seek to further define the City’s iconic skyline. The site is mapped within a Primary focus area of the Light rail urban renewal overlay code which seeks to transform the City onto a highly connected, compact City with vibrant centres that efficiently utilise land. The proposal supports urbanisation and consolidation of the Broadbeach principal centre and the Broadbeach North Light Rail Station. The development outcome contributes to the intended and desired building height and settlement pattern of Broadbeach and the intentional City shape. The proposed cross-block thoroughfare from the Gold Coast Highway service road to Main Place will retain and enhance the existing arcade thoroughfare on the subject site. This thoroughfare is an important link for locals as it provides direct connectivity to the Phoenician cross-block link and into Surf Parade. The development also proposes ground level Shops and Food and drink outlets which are a characteristic of the subject site and will retain the continuation of commercial land uses along the Gold Coast Highway service road southward to Victoria Avenue. The site does not contain any elements of cultural significance. The tower setback to the south is 6m to outer most projection (OMP). If similar tower setbacks were to be replicated on the adjoining site to the south (currently low-rise commercial), a minimum tower separation of 12m would be achieved. Subject to a responsive design, a 12m high-rise tower separation is considered to provide sufficient distance to mitigate visual and acoustic privacy impacts, retain outlooks and provide access to natural light and ventilation between towers. The development interfaces the Phoenician to the east. The Phoenician comprises units that have balconies that interface the proposed development. The balconies currently overlook the unscreened plant equipment, rooftops and car parking and servicing areas. The proposed development will provide an improved visual outcome for residents within the Phoenician through the location of the communal open space on top of the podium, screening of the car parking, planting within the podium levels and visual appeal in the architectural language of the towers. The proposed northern tower will be separated a minimum of 13m from the western balconies of the Phoenician northern building and the southern tower will be separated 13.9m from the Phoenician southern building. These distances are an appropriate separation from buildings to maintain an acceptable level of privacy and amenity. The development will not unreasonably impact the amenity of surrounding residents. 776th Council Meeting 30 July 2019 161 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
In relation to the building design, Council’s Office of the City Architect has provided the following comments: “Generally the architectural language of the podium and tower achieves a very high quality architectural and urban design outcome through a unique, sophisticated, geometric design. The podium has a highly articulated and activated façade that enhances and reinforces the desired high quality streetscape within the Broadbeach centre zone. The tower achieves a high level of articulation through the faceted expressed tower form, faceted and angled glazing, extensive balcony edges, very high quality materials, colours and finishes. The overall composition has a very high visual appearance, attractive, refined detailed façade, and will contribute to the iconic city skyline.” The development is considered to achieve a high quality urban design. Environment There are no site constraints that impact on the ability to facilitate the proposed development. The applicant has not proposed community benefits under SC6.5 City Plan policy – Community benefit bonus elements. However, the proposal provides aspects of development that are listed within the Policy and provide a public benefit: Public Plaza Pedestrian thoroughfare Undergrounding of the overhead powerlines Seating and street furniture Footpaths and pedestrian facilities Public toilets Amalgamation of nine sites creating a 3,722m2 lot The development achieves compliance with the Housing outcomes of the zone code. The proposal is demonstrated to achieve compliance with the applicable Overall outcomes of the Centre zone code.
5.3.2.2 Assessment against the Overlay codes
The proposal has been assessed against the following Overlay codes: Acid sulfate soils overlay code; Airport environs overlay code; Coastal erosion hazard overlay code; and Light rail urban renewal overlay code. Officers have undertaken an assessment of all relevant provisions of the abovementioned Overlay codes. The development achieves compliance with all Acceptable outcomes of the Acid sulfate soils overlay code, the Airport environs overlay code and Coastal erosion hazard overlay code. Further discussion of the development’s compliance with the outcomes of the Light rail urban renewal overlay code is required and provided below. 776th Council Meeting 30 July 2019 162 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Light rail urban renewal overlay code
The Light rail urban renewal overlay code does not contain Acceptable outcomes or Performance outcomes for assessable development to be tested against. Therefore, the proposed development is assessed against the Purpose and applicable Overall outcomes of the Overlay code.
The Purpose of the Light rail urban renewal overlay code reads as follows:
“(1) The purpose of this overlay code is to ensure development provides high quality urban environments that optimise the pedestrian environment and accessibility to light rail services and economic development opportunities. (2) This overlay code supports development opportunity as a catalyst for transforming the city into a highly-connected, compact city with vibrant centres, specialist precincts and urban renewal corridors that will efficiently use land and offer an interesting and unique street life.” Officer’s comment
The development proposes a high quality ground level pedestrian focused environment with direct and safe linkages to the Light Rail station, through to Main Place and into Broadbeach. The proposal will revitalise and transform the strip of aging commercial tenancies into a vibrant transit oriented development. The resulting development intensity makes efficient use of the site’s proximity to services and infrastructure and supports Broadbeach’s role in the centres hierarchy.
The Purpose of the overlay code is achieved through the Overall outcomes. The ‘Creating communities’ Overall outcomes read:
“(a) Place making helps development contribute to strengthening communities’ local character through: (i) neighbourhood analysis that evaluates the distinct local character patterns, opportunities, and challenges and how the proposed development enhances them; (ii) master planning for larger sites to coordinate the staged development of multiple buildings, new internal streets, or parks across larger sites; (iii) locating and designing development to respect and complement the scale, character, form and setting of on-site and adjacent properties; (iv) public art opportunities or similar for high-rise sites and sites that interface with public open space to enhance the quality of the development, the public realm and the city; and (v) direct, safe, and accessible pedestrian and cycling connections that connect through to adjacent routes, streets, parks, open space, and transit stations.” 776th Council Meeting 30 July 2019 163 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Officer’s comment High-rise mixed use development is a common characteristic of the Broadbeach area. The proposal aligns with this character pattern and therefore will strengthen the local character of the area. The development proposes to retain a cross-block thoroughfare from the Gold Coast Highway service road to Main Place linking with the thoroughfare in the Phoenician. This thoroughfare is an important connection for locals accessing the Light Rail station. The proposal enhances this connection by enlarging the entry points and including a pedestrian crossing within Main Place. Further, the Phoenician thoroughfare will be visible from the development’s Central Plaza providing for good wayfinding.
Through the amalgamation of the nine lots, the development results in a masterplan for majority of the city block whereby cohesion of the public realm is established.
The proposal includes a pedestrian focused environment that connects persons safely to the Light Rail service, Broadbeach and the development.
The proposal comprises a 14m high podium that is 96.6% in site cover and two residential towers with large floor plates. This built form intensity is contrary to the single and double storey commercial building’s south of the site. However, in the context of a Principle centre development intensity outcome, the proposal has been found to achieve the built form, density and character Overall outcomes of the Centre zone code and therefore, is considered an intended outcome for the site. The development to the south currently underutilises the land and will be redeveloped in the future into a similar outcome to that proposed herein. Further, the proposed scale, form and character of the proposal is consistent with the recently completed Qube development on the northern side of Queensland Avenue which includes a three storey podium and tower form. The top of the Phoenician’s podium extends to a height of 11.8m and is built close to the Main Place boundary. Therefore, the proposed podium is considered to be of a similar scale to that of the nearby podiums and will complement surrounding built forms.
Council’s Office of the City Architect has provided the following assessment of the development against the above Overall outcomes:
“The proposal achieves the Overall Outcome for Creating communities OO(3)(a)(i),(iii) as the proposal incorporates appropriate podium scale with high quality, visually appealing, activated facades that respects the scale of the commercial precinct and enhances the streetscape. The podium design achieves human scale and includes fine grain detailing that reinforces the unique character of this important Broadbeach precinct. The podium façade consists of highly articulated, visually appealing composition of horizontal and vertical blade elements and canopies to all street frontages to enhance the pedestrian environment and streetscape. The architectural language clearly indicates the locations of entrances and arcades for good wayfinding and amenity of patrons and public. 776th Council Meeting 30 July 2019 164 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
The Overall Outcome for Creating communities OO(3)(a)(iii) is achieved as the proposal incorporates articulated tower forms in a faceted design with good tower separation distances and setbacks that achieves the desired intended character, allows for distinct open skyline and clear view corridors for the amenity of adjoining properties.” Whilst the development does not specifically include public art displays the design of the podium and towers will make a positive contribution to the visual amenity of the local area. The Public Plaza area and surrounding public space provides areas for future public art opportunities.
The development is considered to comply with Overall outcomes 8.2.12.2(a) of the Light rail urban renewal overlay code.
The ‘Streets and spaces for people’ Overall outcomes read:
“(b) Built form interfaces with the street to create strong defined building edges and provides opportunities to engage with street life by: (i) integrating balconies, building overhangs and canopies into the built form that are carefully designed and scaled to support the street and positioned to maximise function and pedestrian comfort; (ii) protecting sunlight and sky views within the surrounding network of streets, parks, public and private open space, and other shadow sensitive areas; (iii) providing high quality pedestrian environments that are adequately spaced between the built form and kerb to safely and comfortably accommodate movement, streetscape elements, and at-grade active uses; (iv) the inclusion of streetscape and landscape design elements that are high- quality, sustainable and positively engage the built form with adjacent streets, parks, and open space; (v) providing entrances that are well-defined, clearly visible from pedestrian paths and orientated to front new or existing streets; (vi) highly visible and accessible public open space provided at-grade to complement, connect, and extend the existing network of public streets, parks and open space; and (vii) within mixed use and specialist centres, opportunities for social interaction, cultural expression, artwork and meeting places are encouraged and provide attractive and safe, legible and connected pedestrian and public space environments.” Officer’s comment
The proposal includes awnings along the Gold Coast Highway service road and the Queensland Avenue frontages that overhang into the public realm providing comfort for pedestrians. The plans also exhibit roadside dining structures within the road reserve. These structures will contribute to a vibrant and lively streetscape atmosphere consistent with the intent of the overlay code. 776th Council Meeting 30 July 2019 165 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
The site has a length to breadth ratio of 4.1:1. This ratio dictates the shape of the buildings on the site and in turn results in towers with a long floor plate in a north/south direction. The towers will cast a relatively long shadow on the surrounding area, however, due to the orientation of the buildings the shadows will move relatively quickly around the surrounding area. The scale of the towers will result in the loss of sky views. The subject site is nominated as ‘HX’ (no building height limit) on the Building height overlay map and therefore, the City Plan acknowledges that sky views will be reduced within this location of the City. The minimum tower separation of 15.5m will permit views of the sky from the surrounding area and the roads and public open space maintain sky views within the local area.
The footpaths surrounding the development’s Gold Coast Highway service road and Queensland Avenue frontages are between 3.5m and 6.3m wide. The footpath is 6.3m wide at the entrances to the lobbies/reception areas to ensure persons arriving and leaving the site from the drop-off/pick-up zone do not impact the flow of pedestrian traffic. The pedestrian connections to the Broadbeach North Light Rail station include pedestrian crossings and signalised crossings for safe access to this service.
The proposal includes streetscape planting of trees and ground covers and the reinstatement of the pine trees between the perpendicular parking spaces within the Gold Coast Highway service road. These elements will make a positive contribution to the public realm.
The development includes clearly identifiable lobbies/reception areas on the Gold Coast Highway service road frontage. The awnings in this location are lifted to a height of 5.6m (typically 3m elsewhere surrounding the site) to allow buses sufficient vertical clearance when manoeuvring into the drop-off/pick-up zone. This provides for easily identifiable entry points for visitors and residents’ guests. These entrances are provided off the site’s primary frontage being Gold Coast Highway service road.
The proposed Central Plaza provides 200m2 of public space. The space is central to the development and is a decision point for pedestrians crossing into the development from the Light Rail station; choosing to walk north, south or east through the cross-block thoroughfare. The proposal comprises a strong focus on pedestrian movements, safety and prioritisation. These elements contribute to public interaction and socialisation within the surrounding public spaces.
Council’s Office of the City Architect has provided the following assessment of the development against the above Overall outcomes:
“The ground plane incorporates wide, covered public footpaths to the street frontages and a covered central plaza area that provides amenity, good wayfinding, and connection from the Light Rail Station to an internal cross block link to the rear laneway. The streetscape design also incorporates feature street trees and landscaping that will provide shade and enhance the public realm.”
The development is considered to comply with Overall outcomes 8.2.12.2(b) of the Light rail urban renewal overlay code.
The ‘Design buildings to foster ‘street life’’ Overall outcomes read: 776th Council Meeting 30 July 2019 166 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
“(c) The building form interfaces with the street, creating strongly defined building edges and providing opportunities to engage with street life. Built form, uses that activate the street, tree planting and pedestrian facilities improve the comfort, environmental and visual quality of streetscapes. (d) Quality building form at the street-level interacts and enhances street life by: (i) identifying and framing viewpoints from the public realm to prominent visual man-made areas like major intersections, transit nodes, street corridor terminuses, or natural features like the ocean, rivers, and parklands; (ii) setbacks and street level design that promotes positive public to private realm transition and appropriate level of access and surveillance based on the nature of the uses; (iii) locating low-rise buildings or podiums to frame active edges of streets, parks, open space, and to reinforce street corners; and (iv) walkable catchments to light rail stations activating the street edges with animated frontages sleeved by small, well-glazed, individually accessed, and grade-related tenancies.” Officer’s comment
The development is proposed to be built to all front boundaries creating a strongly defined building edge. The podium is a similar height to the Qube podium and in combination the podiums will frame Queensland Avenue.
The ground level includes Food and drink outlets and Shops that directly interface with the street, cross-block link and the Central Plaza area. These tenancies are provided with bi- folding doors that allow a public/private realm transition creating a vibrant and engaging environment. The mezzanine level includes a Food and drink outlet interfacing Queensland Avenue and level 1 and 2 comprise Offices that overlook the Central Plaza. The Offices will provide passive surveillance of the Plaza area.
The development is considered to comply with Overall outcomes 8.2.12.2(c & d) of the Light rail urban renewal overlay code.
The ‘Design buildings to foster distinct Gold Coast character’ Overall outcomes read:
“(e) Local character reflects a combination of built form and mix of uses, and is characterised by the following areas and their outcomes: (i) building form is characterised by either: (A) medium rise buildings that have a ‘perimeter form’ with buildings generally built to street edges, interspersed or ‘fractured' by public spaces, landscaped areas or pedestrian access ways; and (B) high rise buildings with a clearly defined ‘tower and podium form’, where podiums are built to the street edge and may be interspersed or ‘fractured' by public spaces, landscaped areas or pedestrian access ways. (ii) mix of uses are characterised by: 776th Council Meeting 30 July 2019 167 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
(A) ‘Primary focus areas’ encompass the established centres of Surfers Paradise and Broadbeach and allow for the highest concentrations of activity, commerce and intensity of buildings utilising tower and podium form; (B) ‘Frame areas’ are high density neighbourhoods which allow for a range of intense built form outcomes and activity and commerce of a scale that services the local neighbourhood requirements and supports the light rail stations; and (C) ‘Transition areas’ are medium density neighbourhoods and ensure the logical tapering of built form intensity and height down to adjacent lower intensity neighbourhoods. (iii) ‘Primary focus areas’ and ‘Frame areas’ encourage innovative high rise towers that advance the Gold Coast’s iconic skyline and are free from a height designation. Appropriate height will be determined by design criteria and site context; (iv) ‘Transition areas’ are purposely low-to-medium rise ensuring a definitive shift in built form and the delivery of buildings that provide more affordable housing choices; (v) public transport hubs and centres support a mix of uses and activities with fine-grain non-residential uses concentrated at the street edge and lower levels or where fronting meeting places including squares, open spaces and urban parks; (vi) mixed use neighbourhood centre level activity is intended to grow around public transport hubs that are not already established within the network of centres; (vii) the light rail urban renewal area provides a mix of small scale retail and commercial uses and activities; a mix of types and intensity of housing; and a safe and accessible street environment where pedestrians, cyclists and public transport take priority over private cars; (viii) building types and locations reinforce concentrations of activity and often protect local appearance. Not all light rail urban renewal areas will accommodate high-rise buildings; and (ix) above-ground car parking structures, including the ground floor level, are located behind a viable depth of commercial or residential floor space for the majority of the street frontage. Alternative treatments, such as integrated and curated artwork, layered facades with screening and textured depths or adaptive reuse of above-ground car parking for future habitable uses, must be of a high standard of design and appearance to complement the character of the local area.” 776th Council Meeting 30 July 2019 168 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Officer’s comment
The subject site is mapped within a Primary focus area on the Light rail urban renewal overlay map. The development comprises a built form character of an intensive tower and podium form. The podium is fractured by the Central Plaza which extends from ground level up to the underside of level 3 (communal area). The development is proposed to be 68 storeys and 216m in height contributing to the Gold Coast’s iconic skyline. The proposed building height is consistent with Broadbeach’s standing within the Centres hierarchy, being a Principle centre. The building height is proportionate to the podium intensity and as a whole the development is appropriate for its context and surroundings.
The proposal includes a concentration of non-residential uses built to the street edge and flanking the Central Plaza. Non-residential uses are also proposed within the cross-block thoroughfare and within the podium above the ground level. These uses will complement the Light Rail station.
The development is considered to comply with Overall outcomes 8.2.12.2(e) of the Light rail urban renewal overlay code.
5.3.2.3 Assessment against development codes The proposal has been assessed against the following development codes: Commercial design code; Driveways and vehicular crossings code; General development provisions code; Healthy waters code; High-rise accommodation design code; Social and health impact assessment (SHIA) code; Solid waste management code; Transport code; and Vegetation management code.
Officers have undertaken an assessment of all relevant provisions of the abovementioned codes. The development complies with the relevant Acceptable outcomes of the Commercial design code, Driveways and vehicular crossings code, Healthy waters code, Solid waste management code and the Social and health impact assessment (SHIA) code. Further assessment of the following provisions is required:
PO1 and 2 of the General development provisions code relating to amenity PO8 relating to shadow impacts of the General development provisions code PO1 and PO2 relating to tower base of the High-rise accommodation design code PO4 and PO5 relating to tower form design of the High-rise accommodation design code PO11 relating to communal open space of the High-rise accommodation design code 776th Council Meeting 30 July 2019 169 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
PO12 relating to private open space of the High-rise accommodation design code PO5 and PO6 and OO2(e)(ii) relating to servicing of the Transport code PO10 relating to bicycle parking supply of the Transport code PO12 relating to the design of bicycle parking facilities of the Transport code PO24 relating to internal connection between driveways of the Transport code
General development provisions code Amenity Performance outcome Acceptable outcome PO1 AO1 Development mitigates any negative effects No acceptable outcome provided. to amenity, health and safety from existing surrounding activities having regard to: (a) noise; (b) hours of operation; (c) traffic; (d) signage; (e) visual amenity; (f) wind effects; (g) privacy; (h) vibration; (i) contaminated substances; (j) hazardous chemicals; (k) odour and emissions; and (l) safety. PO2 AO2 The proposed development prevents loss of No acceptable outcome provided. 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; (j) hazardous chemicals; (k) odour and emissions; and (l) safety. 776th Council Meeting 30 July 2019 170 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Officer’s comment The General development provisions code does not provide Acceptable outcomes for the prevention of loss of amenity and threats to health and safety. As such, the development must be assessed against PO 1 & 2 of the General development provisions code. (a) Noise Council’s Health and Regulatory Services section assessed the provided Acoustic report and determined that the development achieves compliance with the relevant noise criteria. Health and Regulatory Services provided conditions requiring the development to comply with the recommendations contained within the report. These recommendations include: Glazing treatments are provided to the commercial tenancies within the podium; Glazing treatments are provided to the level 3 (communal area) pools under the towers; A variety of different glazing treatments are provided to all residential and Short- term accommodation units at all levels; and Mechanical ventilation or air-conditioning to be provided to all apartments. Officers have recommended a condition for the development to be undertaken and maintained in accordance with the submitted Acoustic report. (b) Hours of operation The subject site is located within a safe night precinct and within a Principal centre. Therefore, officers have not recommended conditions limiting the commercial uses’ hours of operation. Officers have recommended conditions for the operation of alfresco dining to be conducted between the hours of 6:30am to 10:00pm, daily. Officers have also recommended a condition limiting the use of the communal areas to between the hours of 7:00am and 10:00pm, daily. These conditions are recommended to limit noise impacts on existing nearby residents in the Phoenician and the newly constructed Qube and the future residents of the proposal. (c) Traffic The applicant has submitted a Traffic impact assessment. Council’s Transport Assessment has assessed the provided report and determined that some worsening will occur to the surrounding intersections as a result of the proposal, however, all intersections will operate within acceptable performance thresholds. The development proposes works on the Gold Coast Highway service road, Main Place and Queensland Avenue. These works include: Works on Gold Coast Highway service road In order to construct the basement, the Gold Coast Highway service road will need to be closed fronting the subject site for the duration of the basement construction. The works will see the temporary removal of footpaths, signage, street lights, street trees and the perpendicular 2 hour car parking spaces. This aspect has been thoroughly assessed by Council’s Transport and Traffic Branch and the following comments have been provided: “The closure of the road during the basement construction will require the submission of a road closure application to Council which will be assessed by the 776th Council Meeting 30 July 2019 171 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
relevant department within Transport and Traffic Branch. The road closure permit will address any required conditions during construction to mitigate impacts on the road, parking and pedestrian networks. The sensors for the on-street parking spaces on the Gold Coast Highway service road were recently removed by Council to facilitate a new asphalt overlay and have not yet been replaced.” A Material change of use development approval under the Planning Act 2016 has a currency period of 6 years. Should Council officers reinstall the parking sensors prior to the commencement of construction, officers have recommended a condition requiring the sensors to be removed and reinstalled at no cost to Council. “Closure of the Gold Coast Highway service road during basement construction will result in lost revenue from existing car parking bays on this section of road. The lost revenue was estimated to be $120,000.00 for a 12 month period. Transport and Traffic Branch has advised that the lost revenue can be compensated through the road closure permit that the applicant will require to close the road during construction of the basement. This provides a payment of $48.30 per day per parking bay to the City for loss of regulated parking. Transport and Traffic Branch is supportive of the proposed new layout for the Gold Coast Highway service road and has recommended that a condition be imposed requiring the provision of relevant signs and lines to MUTCD standard. Wording in the condition also provides for the required standard of the road pavement for the replacement road. Transport and Traffic Branch has also recommended a condition to remove and reinstall existing parking ticket machines.” The development also involves the permanent removal of 15 x 15 minute parallel, non- paid car parking spaces along the Gold Coast Highway service road. The car parking spaces will be replaced by a widened verge, landscaping, dining, footpaths and four x five minute parking spaces. The development will provide 17 x non-residential car parking spaces within the podium levels resulting in a net gain of six non-residential parking spaces. Officers support the relocation of parking spaces from the kerbside onto the site as this outcome results in an enhanced pedestrianised environment with improved streetscape amenity. Traffic and Transport Branch are supportive of this outcome. Works on Main Place The applicant has proposed to relocate the existing loading zones on Main Place to allow waste collection vehicles to turn in and out of the subject site. The existing service bays are utilised by the Phoenician, the commercial uses on the subject site and south of the site and maintenance vehicles associated with the Light Rail. It is important to note that the overall length of loading zones on Main Place is not reduced by the proposed relocation of bays. The proposed modifications to the loading zones have been supported by Council’s Transport and Traffic Branch. 776th Council Meeting 30 July 2019 172 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Works on Queensland Avenue The applicant has proposed works on Queensland Avenue to widen the verge fronting the subject site, resulting in a narrowing of the road pavement, see Figure 24 below. The proposed works to Queensland Avenue have been supported by Council’s Transport and Traffic Branch as the kerb line will align with the recent footpath widening on the corner of Surf Parade and Queensland Avenue. Transport and Traffic Branch has advised that removal and replacement of sensors within the car parking spaces on the Queensland Avenue frontage is not required. Transport and Traffic Branch has also recommended a condition for the removal and reinstatement of the existing parking ticket machines, similar to the Gold Coast Highway service road frontage.
Figure 24 – Queensland Ave plan showing the proposed verge widening and line marking (source: BDA, dated June 2019). (d) Signage The elevations and perspectives show indicative locations for future signage. The signage is subject to a Local law permit and does not form part of this application. An advice note has been included within the officer’s recommendation advising of the requirement for a Local law signage permit. 776th Council Meeting 30 July 2019 173 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
(e) Visual amenity To facilitate the construction of the basement, the 11 mature Norfolk Island Pine trees located between the Gold Coast Highway and the Gold Coast Highway service road are to be removed. These trees are not in a healthy condition due to on-going maintenance to keep the branches from impacting the overhead powerlines. As part of this proposal, the overhead powerlines will be relocated underground and Cook Island Pine trees will replace the Norfolk Island Pine trees. Officers have recommended conditions to underground the power lines and replace the Norfolk pines with Cook Island Pines. The Cook Island Pine trees have been a recommended as a preferred tree species from Council’s Arboricultural Assessment and Open Space Assessment as basement will confine the root growth area to the 3m deep services zone within the Gold Coast Highway service road and Cook Island Pine trees are a smaller species than Norfolk Island Pine trees. The development includes above ground level built form elements outside the subject site within the road reserve, these include: Ground level and mezzanine (see Figures 25 & 26 below) Awnings along the northern, eastern and western boundaries; and Covered outdoor future dining areas (subject to future roadside dining permits) on the northern and western edges of the development; Level 1 and 2 (see Figure 26 below) Portions of the podium façade treatments on the northern, eastern and western boundaries.
Figure 25 – Ground level mezzanine floor plan showing components outside of the property boundary (source: BDA, dated March 2019).
776th Council Meeting 30 July 2019 174 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Figure 26 – Section of Queensland Avenue showing the components outside the property boundary (source: BDA, dated March 2019). Officers consider that whilst not typically supported, the podium screening and planter boxes outside the property boundary are appropriate in this instance as the width of the site makes it very difficult to achieve parallel vehicle parking and isle widths and podium screening within the bounds of the site. The podium screening and planter boxes will provide a quality visual outcome (see below comments from the Office of the City Architect) and allow the efficient use of the site. The locations of the planter boxes will not be seen from the ground level surrounding the site as the awnings will act as a visual barrier. However, the planters will contribute to the visual amenity and appeal of the development as viewed from the surrounding buildings. The planters will soften the stark appearance of the top of the awnings and contribute internally to users of the podium level 1. Awnings are commonly accepted as a public benefit and sought by the provisions of the High-rise accommodation design code and the Light rail urban renewal overlay code. Officers have recommended a condition requiring the provision of structural certification from an RPEQ of the awnings, planter boxes and architectural podium screening above the road reserve. Officers have recommended a condition for the applicant or their successor/s in title to enter into a maintenance agreement for the above-mentioned aspects of the development that are located outside the property boundary. The proposal provides a quality visual amenity outcome. The Office of the City Architect has provided the following comments in relation to the building’s design: 776th Council Meeting 30 July 2019 175 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
“The composition and architectural language of the podium has a sophisticated, urban visual appeal that will enhance the Broadbeach centre zone character.” “…the tower forms achieve a stream lined, compact profile within the city skyline. The proportions of the faceted and angular towers and the articulated façades create an attractive and vibrant composition.” The surrounding area does not contain any visually offensive activities that require mitigation measures. (f) Wind effects The dual 68 storey towers within an area that comprises established high-rise development has the potential for wind impacts. To assess these impacts the application is supported a Wind impact report (based on wind tunnel model testing). The report appropriately indicates where high wind impact is likely to occur from the down draft of the towers to the ground plane, podium recreation area and tower balconies. The proposal incorporates the recommended design mitigation measures outlined in the report achieving the desired pedestrian comfort and safety levels on the ground, mezzanine, podium rooftop and tower through additional screening elements and raised balustrades. The development appropriately addresses wind impacts and will result in an acceptable level of amenity for future and neighbouring residents and pedestrians. (g) Privacy The proposed eastern facing units are separated by 13m and 13.9m from the western facing balconies of the Phoenician. This separation is considered an appropriate distance within a Principal centre to maintain the expected level of amenity for existing and future residents. (h) Vibration A Construction management plan has been conditioned to be provided. This plan will require measures and procedures to be put into place to limit the potential for vibration impacts to arise. (i) Contaminating substances The site is not a registered contaminated land site. The adjoining sites are not registered contaminated land sites. (j) Hazardous chemicals The application does not propose any hazardous chemicals to be stored on the site. The surrounding activities are mostly residential and low key commercial. These activities are unlikely to house any hazardous chemicals. (k) Odour and emissions The mixed use development is not anticipated to generate any odour and emissions beyond what is expected within a Centre zone environment. (l) Safety The conditioned Construction management plan will ensure the development remains a safe site to any persons on or surrounding the subject site during construction. A temporary road closure permit is required to be obtained for the closure of the Gold Coast Highway service road during the construction of the basement. This process will 776th Council Meeting 30 July 2019 176 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
investigate safe paths of travel for pedestrians accessing the Light Rail service during the basement construction period. The development will create a safe environment through the provision of a highly pedestrianised ground level environment that will include pedestrian crossings, wide footpaths, line marking and lighting. Officers have recommended conditions requiring the provision of lighting to promote community safety and mechanical surveillance (CCTV). This will result in improved safety for pedestrians of the site. Officers consider that the proposed development achieves compliance with PO1 and 2 of the General development provisions code. 776th Council Meeting 30 July 2019 177 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Shadow impacts Performance outcome Acceptable outcome PO8 AO8.1 The building is designed and located to The width of the shadow cast in any direction ensure that the shadow cast by the by each level of the building, excluding building does not detract from a balconies and lift wells, does not exceed comfortable living and ground level twice the width of the shadow cast in any environment and the access of adequate other direction. 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; Figure 9.4.4-1 (d) the location of the shadow on non- Illustration showing width ratio shadow residential areas external to the site; outcome and (e) the effect of the shadow on any other site or other building.
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. 776th Council Meeting 30 July 2019 178 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Figure 9.4.4-2 Illustration showing southern shadow outcome
Officer’s comment The development results in a shadow ratio of 1:2.04 (for each tower). The shadow ratio marginally exceeds the shadow ratio of 1:2 and therefore the development does not comply with AO8.1. The shadow cast by the building in a true south direction has a length of 53.225m and intrudes into the adjoining sites to the south, see Figure 27 below. The proposed shadow does not comply with AO8.2 of the General development provisions code.
Figure 27 – Southern shadow outcome (source: BDA, dated March 2019).
776th Council Meeting 30 July 2019 179 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
To determine compliance with the shadow provisions of the General development provisions code the development has been assessed against PO8. The following diagrams provide an indication of the shadow cast from the proposed development during different times of the year.
9:00am 12:00pm 3:00pm
Figure 28 – December shadow diagrams (source: BDA, dated March 2019).
9:00am 12:00pm 3:00pm
Figure 29 – Equinox shadow diagrams (source: BDA, dated March 2019).
9:00am 12:00pm 3:00pm
Figure 30 – June shadow diagrams (source: BDA, dated March 2019).
776th Council Meeting 30 July 2019 180 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Degree of containment The subject site is within a local area that is shown on the Building height overlay map as HX. Whilst the shadow is not contained to the subject site, the building is elongated in a north-south direction. This results in the narrowest shadow cast by the building is in a southerly direction and this contributes to a fast moving shadow over the surrounding properties and public areas. Whilst the degree of containment is considered to be relatively low, the impacts are acceptable due to the amenity and building height expectations for the local area. Cumulative impact of shadow The area north, east and south of the site contains multiple high-rise buildings that cast shadows over nearby sites and public spaces. West of the site is the Gold Coast Convention Centre which is does not produce shadow impacts. The above shadow diagrams show the shadows cast from buildings within the local area. The diagrams demonstrate that the shadows in the local area are fractured by the separation between towers, parks and the local road network. The greatest degree of cumulative shadow impact occurs during the winter afternoons where the 68 storey buildings’ shadow extends south-eastward to Anne Street. The proposed towers’ shadows will contribute to shading of local streets and communal areas that are located atop podiums. However, as Broadbeach already comprises shadow impacts from existing buildings, the development’s contribution to this shadow impact is relatively low. Officers consider that the buildings’ contribution to cumulative shadow impacts in the local area will not have a detrimental effect on the amenity of residents and visitors to Broadbeach. Effects on the beach The building will not cast a shadow on the beach or foreshore area until the late afternoon period. This is an unavoidable outcome for the City as the sun sets in the west and the Gold Coast’s iconic skyline and tallest buildings are situated along the eastern coastline. Regardless, due to the site being located 475m from the beach, the resulting shadow impact will be limited to the late afternoon period and therefore will not have a detrimental impact to the amenity of the beach and foreshore users. Location on non-residential areas external to the site The building will cast a shadow over non-residential areas external to the site. As shown in the above diagrams, the shadow will be cast over the public pedestrian areas west of the site during all morning periods of the year. Due to the orientation of the site in a north/south direction, the shadow will move quickly over the surrounding area and by midday the shadow impact west of the site will have shifted. 776th Council Meeting 30 July 2019 181 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
During the winter period after midday the shadow will be cast over Victoria Park. However, as described above and shown on the winter shadow diagrams Victoria Park will only be cast in shadow between midday and 3pm in winter and will be unencumbered by shadow throughout the rest of the day and year. Effect on any other site The development will cast a shadow on the Phoenician to the east during afternoon periods throughout the year. The Phoenician includes communal areas located on top of the podium, see Figure 31 below. The Phoenician communal open space will receive solar access to the communal area within the morning and midday periods throughout different periods of the year. This will maintain a comfortable living environment for the residents and visitors of the Phoenician. 776th Council Meeting 30 July 2019 182 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Phoenician communal open space
Figure 31 – Aerial photo of the Phoenician, showing the location of the communal areas (source: ArcGIS, 2019). The development’s shadow is considered to comply with PO8 of the General development provisions code.
High-rise accommodation design code
Tower base
Performance outcome Acceptable outcome PO1 AO1.1 Where podiums are envisaged by the zone, Tower base heights: tower base form respects the framework of (a) are well-proportioned to frame established built form, adjacent streets, adjacent park land and on-site open 776th Council Meeting 30 July 2019 183 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254 parks and public or private open spaces. 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 tower base (podium) is four storeys (inclusive of a mezzanine) and 14m high. The podium height does not match the adjacent built form south of the site. The adjacent building is two storeys and approximately 8m in height, see Figure 32 below. Therefore, the development does not comply with AO1.1. The development is to be assessed against PO1 of the High-rise accommodation design code.
Figure 32 – Section of the proposed podium in comparison to the neighbouring commercial building south of the subject site (source: BDA, dated March 2019). The site is located within the Centre zone and is identified as a Principal centre. The site is also mapped as a Primary focus area on the Light rail urban renewal overlay code. The site’s proximity to services and infrastructure make it a desirable location for the City’s most intensive built form. Intensive built form comprises podiums that often house car parking, foyers, commercial uses and services. Podiums are an envisaged design outcome for the site. 776th Council Meeting 30 July 2019 184 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
The established built form surrounding the site includes Qube to the north, the Phoenician to the east and the commercial building to the south. The podium is sympathetic to the commercial building to the south through maintaining similar setbacks (see Figure 32 above) and including a planter along the dividing boundary to soften the interface at the pedestrian level. The buildings that are located south of the site are not the optimum use of the site having consideration to the City Plan provisions. The proposed podium will provide an acceptable interim impact until the neighbouring site is redeveloped to a higher intensity. At this time it is envisaged that a podium will be established on the site and the disparity between the built forms will be resolved.
The Phoenician podium is a maximum of approximately 11m high along Main Place and extends for the majority of the laneway, see Figure 33 below. Main Place is a one-way service lane and the proposed podium scale will not compromise any character or amenity values of the laneway. The proposed podium will complement the Phoenician podium height and length.
Figure 33 – Section of the proposed podium in comparison to the top of the Phoenician podium (source: BDA, dated March 2019). Qube, located on the northern side of Queensland Avenue, comprises a podium that is 9.5m high and positioned close to the Queensland Avenue property boundary, see Figure 34 below. The proposal includes an increase to the width of the verge on the southern side of Queensland Avenue which will provide greater separation from the kerb to the building. This outcome will reduce the visual disparity between the podium height of Qube and the proposal. The difference in height is approximately one storey and is reflective of the City Plan provisions. Qube is located within the High density residential zone and mapped as a Frame area on the Light rail urban renewal overlay map. The proposed podium intensity on the subject site is reflective of the City Plan’s intentions for the Broadbeach principal centre and Primary focus areas of the Light rail urban renewal overlay code. 776th Council Meeting 30 July 2019 185 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Figure 34 – Section of the proposed podium in comparison to the Qube podium (source: BDA, dated March 2019). The tower base height and length is proportionate to the dual 68 storey tower and reflective of the desired built form intensity for the locality. The tower base form is considered to respect the surrounding built form, roads and public spaces. The development complies with PO1 of the High-rise accommodation design code. Tower base
Performance outcome Acceptable outcome PO2 AO2 Tower base façades reinforce the intended Tower base façades avoid blank, neighbourhood character and enhance the featureless walls by patterning high-quality pedestrian experience. architectural elements, like window bays, canopies, and fenestration.
Officer’s comment
Council’s Office of the City Architect has provided the below comments in relation to the tower base’s design and appearance (Figure 35 below provides a perspective of the podium and façade treatments):
“The podium design complies with AO2 through the scale and high quality, attractive architectural facade that incorporates activated glazed edges, feature horizontal and vertical blade elements, extended cantilevered awnings over the pedestrian walkways to mitigate wind and provide human scale. The composition and architectural language of the podium has a sophisticated, urban visual appeal that will enhance the 776th Council Meeting 30 July 2019 186 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Broadbeach centre zone character. The proposal is commended for incorporating high quality pedestrian streetscape and cross block links that acknowledges the connection from the Light Rail Station leading directly to a Central Plaza and covered arcade walkway to the rear laneway pedestrian link to Surf Parade. These existing important pedestrian connections have been retained for public amenity.
Extended covered awnings have been provided to the pedestrian footpaths for weather protection, amenity, and to mitigate the wind impact from the towers as identified in the Wind impact report. The ground level also incorporates automatic glazed sliding doors on the eastern end of the pedestrian walkway leading to the rear laneway to reduce the wind impact to pedestrians. The incorporation of glazed sliding doors still provides for good visibility, safety and wayfinding.”
Figure 35 – Perspective of the proposed development as viewed from the western side of the Gold Coast Highway service road looking east-south-east (source: BDA, dated March 2019). Officers consider that the proposed podium design achieves compliance with AO2 of the High-rise accommodation design code.
Tower form design
Performance outcome Acceptable outcome PO4 AO4.1 Slender tower form promotes: Tower floor plate is limited to 750m² per (a) open, attractive and distinct skyline; tower (includes all services, lift and stairwell annex, etc.). (b) small, fast moving shadows; (c) view corridors between nearby towers; Note: Balconies are excluded from calculations to encourage larger private (d) efficient interior climate control; and outdoor space areas. (e) balconies as an extension of indoor living space. 776th Council Meeting 30 July 2019 187 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Officer’s comment The development provides tower floor plates of 946m2 and therefore, compliance with AO4.1 is not met. The development has been assessed against PO4. Council’s Office of the City Architect section has provided the following assessment of the proposal against PO4:
“The tower forms achieve a stream lined, compact profile within the city skyline. The towers have an appropriate separation distance of 15.5m that allow view corridors and breaks in the skyline.” The orientation of the tower floorplate in a north/south direction with a shadow width to breadth ratio of 1:2.04 results in fast moving shadows over the surrounding area. The units each comprise balconies or windows for efficient climate control. The development is proposed to be glazed which will further promote efficient interior climate control. All units comprise primary balconies which are accessible from the living room. The tower form complies with PO4 of the High-rise accommodation design code. Tower form design
Performance outcome Acceptable outcome PO5 AO5.2 Tower form mitigates negative visual and New towers are separated a minimum physical impacts, including impacts on distance of 25m from any existing or privacy, by setting back from streets, parks, approved adjacent and on-site tower(s). open space and adjacent properties and tower forms.
Officer’s comment
The on-site towers are proposed to be separated a minimum of 15.5m, see Figure 36 below. The proposed eastern facing units are separated by 13m and 13.9m from the western facing balconies of the Phoenician. Therefore, the proposal does not meet AO5.2 of the High-rise accommodation design code and assessment against PO5 is required. Council’s Office of the City Architect has provided the following comments in relation to the tower form design: “The proportions of the faceted and angular towers and the articulated façades create an attractive and vibrant composition. The towers have an appropriate separation distance of 15.5m that allow view corridors and breaks in the skyline. The towers are also appropriately setback from the street edges and adjoining properties to reduce their dominance at the street level, to not hinder any future development potential on adjoining sites, and to reinforce a clear distinction between the podium and tower forms for legibility. The proximity of the north tower edge to the podium edge and Queensland Avenue is minimised due to the shape of the tower footprint and any wind impact is mitigated by the continuous covered awning over the pedestrian footpath.”
776th Council Meeting 30 July 2019 188 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Figure 36 - Tower separation (source: BDA, dated March 2019).
The development’s separation from the western facing units of the Phoenician is considered acceptable as the units of the proposal are Short-term accommodation up to level 22. These unit typologies do not comprise large balconies as is common for hotel apartments, see Figure 37 below.
Figure 37 – Short-term accommodation floorplate (source: BDA, dated March 2019). Officers consider the proposal to achieve compliance with PO5 of the High-rise accommodation design code. 776th Council Meeting 30 July 2019 189 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254
Communal space areas
Performance outcome Acceptable outcome PO11 AO11.1 Communal space areas: Communal space is provided at a rate of (a) are accessible, useable and safe; 11m² per intended user of the site and is designed for simultaneous use by (b) enhance the attractiveness of the development; individuals and groups. (c) provide opportunities for social AO11.2 interaction; and Landscaping in open communal space (d) create pleasantly shaded outdoor areas: areas. (a) have minimum and average widths of 1.5m and 3m; (b) are at-grade with adjacent footpaths; (c) comprises 50% deep planting; and (d) do not screen views to the street or entries.
Officer’s comment
The development provides 3,104m2 of communal areas, see Figure 38 below. This equates to 7.2m2 per intended user. The development does not meet AO11.1.
The development does not comprise landscaping with average widths of 3m, landscaping at grade due to the basement or 50% deep planting. The development does not meet AO11.2.
Figure 38 – Level 3 plan showing the primary communal area (source: BDA, dated March 2019). The development is assessed against PO11 as follows:
Are accessible, useable and safe The development includes communal areas on the podium and within the lower levels of the towers. These spaces will be accessible to permanent and short-term residents via the lifts. The areas will be lit at night time for safety and being located above ground level only persons with authorised access will be able to utilise the communal areas. The 3,104m2 of communal open space is spread between multiple pool and spa areas, decks, terraces, dining areas, kitchen facilities, amenities, gyms, landscaping, lounges, saunas, gardens, a 776th Council Meeting 30 July 2019 190 Economy, Planning & Environment Committee Meeting 24 July 2019 ADOPTED REPORT ITEM 2 (Continued) REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR A MULTIPLE DWELLING (458 UNITS), SHORT-TERM ACCOMMODATION (418 UNITS), FOOD AND DRINK OUTLET, OFFICE AND SHOP AT 2709-2723 GOLD COAST HIGHWAY, BROADBEACH – DIVISION 10 – MCU/2018/1254 meeting room, arbours, games rooms and theatres. The proposal’s communal areas will be accessible, usable and safe. Enhance the attractiveness of the development The proposal includes planters around the perimeter and scattered throughout the communal recreation deck area. These planters range between 1m and 1.2m deep and will enhance the attractiveness of the development as viewed internally and from surrounding buildings. Provide opportunities for social interaction The large range of facilities described above will provide for areas of social interaction. The kitchen facilities, gymnasium, games room and theatres provide for areas of interaction of users of these spaces, contributing to a sense of community within the development.
Create pleasantly shaded outdoor areas The towers and feature tree planting will provide shade to the recreation deck. The proposal also includes arbours placed around the pool area that will comprise climbing species that will offer shade to users once the growth is established. The communal open space is considered to achieve compliance with PO11 of the High-rise accommodation design code. Private space areas
Performance outcome Acceptable outcome PO12 AO12 Private open space areas are directly Private open space for each dwelling: accessible and functional spaces. (a) mitigate negative wind effects on intended users; (b) has a minimum area of 3m x 3m; (c) is accessible from the living room; and (d) has a maximum gradient not exceeding one in ten.
Officer’s comment
The development provides the following private open spaces (see Figures 39 & 40 below): Multiple dwellings: Ranging between 14m2 (Type A - one bedroom unit) up to 426m2 (Type P1 penthouse that includes a rooftop pool and terrace); and Short-term accommodation: Ranging between 5m2 (Serv. Type B and F) up to 14m2 (Serv. Type A and D).