12 - 14 philip avenue, broadbeach · melbourne vic 3000 . land to which charges apply the land to...

12 - 14 PHILIP AVENUE, BROADBEACH

EXCLUSIVE OF PODIUM TREATMENTINCLUSIVE OF PODIUM TREATMENT

The following shadow diagrams represent times as noted for Summer Solstice.

DISCLAIMER: Survey topography, building heights and fence heights used to produce these shadow diagrams have been produced by others. Shadow diagrams have been calculated and drawn to the best of our ability with all due care taken to ensure their accuracy.

5.0 SHADOW ANALYSIS

5.03 3PM SUMMER

Rothe Lowman Property Pty Ltd ACN 005 783 997 2016-04-22 Philip Ave_DA Submission 36

719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016

386 Adopted Report



The following shadow diagrams represent times as noted for Winter Solstice.

5.0 SHADOW ANALYSIS


5.04 9AM WINTER



387 Adopted Report





5.0 SHADOW ANALYSIS

5.05 12PM WINTER



388 Adopted Report





5.0 SHADOW ANALYSIS

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389 Adopted Report

Bermuda Street

Trickett Street

Mer

edith

Driv

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Hooker Boulevard

First Avenue

Salerno Street

Robina

Parkway

T E Peters Drive

Bea

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oad

Rudd Street

Rio Vista Boulevard

Margaret Avenue

Queensland Avenue

Oceanic Drive

Atlantic Avenue

Sunshine

Boulev ard

Old B

urleigh Road

Via Roma

Santa Cruz Boulevard

Garf iel d

Ter ra

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embrance

Drive

Pacific Avenue

Nor

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Terra

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Sur fer sPar ad ise

Bo ul ev a rd

Bro adb eac h

Boul evar d

Cheltenham Drive

Alla

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Stre

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Ron Penhaligon Way

Rem

emberance Drive

Cavill Mall

Markeri Street

Benow

aRoad

Upt

on S

treet

Cam

pbel

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Ross S

treet

Bund

all R

oad

Gol

dC

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Highw

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Ashmore Road

Hedges

Avenue

Nerang Broadbeach Road

Cottesloe Drive

Esplanade

Gooding Drive

Monaco Street

Fremar Stree t

Nielsens Road

MERMAIDWATERS

MERRIMAC

BUNDALL

ROBINA

BROADBEACHWATERS BROADBEACH

MERMAIDBEACH

CARRARA

CLEARISLANDWATERS

SURFERSPARADISE

MIAMI

BENOWA

BURLEIGHWATERS

CoralSea

Nerang River

Clear Island Waters Lake

LakeIntrepid

Mudgeerab

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SirBruceSmallLake

Zone map - map 27 Broadbeach

1 2 3 46 7 8 9 10

12 13 14 155

16 17 18 1911

20 21 22 2324 25 26 27 2829 30 31 32 3334 35 36 37 38 3940 41 42 43

ZM-27

0 250 500 m

Approx Scale @ A3 1:25,000Projection:

MGA94 Zone 56

Disclaimer:© City of Gold Coast, Queensland 2015 or © State of Queensland 2015. No warranty given in relation to the data (including accuracy,reliability, completeness or suitability) and no liabilityaccepted (including without limitation, liability in negligence) for any loss, damage or costs (includingconsequential damage) relating to any use of the data. Data must not be used for direct marketing or be used in breach of the privacy laws.

Map Version 2.0002 Dec 2015Data Source:Zone - CoGCFunctional Road Hierarchy- CoGCWaterways - CoGCCadastre (24 May 2013) - State

Residential zones category

Centres zones category

Recreation zones category

Industry zones category

Other zones category

Functional road hierarchy

Environment zones category

Tourism zones category

Special purpose, Special development areas precinct

State strategic road - (State)

Regional road - (State)

Distributor road - (CoGC)

Sub-arterial road - (CoGC)

Arterial road - (CoGC)

District road - (State)

Unzoned

Community facilities

Emerging community

Extractive industry

Extractive industry, Extractive industry indicative bufferInnovation

Innovation, Bond University precinctInnovation, Gold Coast cultural precinct

Limited development (constrained land)

Mixed use

Special purpose

Township

Low density residential

Low density residential, Large lot precinctLow density residential,Calypso Bay precinct

Medium density residential

Medium density residential, Calypso Bay precinct

High density residential

Centre

Neighbourhood centre

Neighbourhood centre, West Burleigh historic township precinct

Sport and recreation

Sport and recreation, Bond University precinct

Open space

Conservation

Low impact industry

Low impact industry, Future low impact industry precinct

Medium impact industry

Medium impact industry, Future medium impact industry precinct

High impact industry

High impact industry, Future high impact industry precinct

Waterfront and marine industry

Major tourism

Major tourism, Island resorts precinctMajor tourism, Sea World precinctMajor tourism, Wildlife park precinct

Sport and recreation, Bundall equestrian area precinct

RuralRural, Rural landscape and environment precinctRural residential

Rural residential, Rural residential landscape and environment precinct

Mixed use, Fringe business precinct

Township, Commercial precinctTownship, Large lot precinct

Mixed use, Bermuda Point precinct

Local government area boundary

Cadastre boundary

Waterway or waterbody

City Plan

ATTACHMENT 4.3


390 Adopted Report

Document: #55740105 Page 1 of 6

Infrastructure Charge Notice To: PHILIP AVENUE PTY LTD

C/- URBIS PTY LTD LEVEL 7 RIO TINTO 123 ALBERT STREET BRISBANE QLD 4000

Cc: PHILIP AVENUE PTY LTD

C/- KORDA MENTHA LEVEL 24 / 333 COLLINS STREET MELBOURNE VIC 3000

Land to which charges apply

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

Property description LOT 1 - 5 BUP2043, LOT8 B83824 Property address 12 PHILIP AVENUE BROADBEACH

Total levied charge payable $ 3,620,000.00

+ADJUSTMENTS AND/OR REVIEWS

Due date for payment

Total payable prior to the earliest of the following events: when the change happens or final plumbing inspection being undertaken or issue of a certificate of classification or final inspection certificate for building work being issued.

Payment details

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

Adjustments to charge

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

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

(b) The increase for the PPI index for the period starting on the day the levied charge was levied and ending on the day it is paid, adjusted by reference to the 3-yearly PPI index average.

‘3-yearly PPI index average’ and ‘PPI index’ have the meanings given in the Sustainable Planning Act 2009. As the levied charge amount is current at the date of issue, the total charges due at the date of payment may be greater.

Offsets and/or Refunds

Offsets (if applicable) will be provided consistent with the provisions of Council’s Local Government Infrastructure Plan (LGIP). If applicable, details of the offset amounts will be quantified on this Infrastructure Charge Notice.

Failure to pay charge

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

ATTACHMENT 4.4 (Page 1 of 6 pages)


391 Adopted Report


Authority for charge

The charges in this notice are payable in accordance with the Sustainable Planning Act 2009.

GST The Federal Government has determined that contributions made by developers to Government for infrastructure and services under the Sustainable Planning Act 2009 are GST exempt.

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].


392 Adopted Report


Infrastructure Charge Notice

Friday, 01 July 2016 Application PN76376/01/DA2 Site address 12 PHILIP AVENUE, BROADBEACH Application number & code 201600630 MCU Application description MULTIPLE DWELLINGS X 177 Officer name Sarah Nixon

Charge calculation

Qty Rate Gross Charge Amount Multiple Dwelling 1 Bedroom 94 Dwellings @ $ 20,000.00 $ 1,880,000.00 Multiple Dwelling 2 Bedroom 73 Dwellings @ $ 20,000.00 $ 1,460,000.00 Multiple Dwelling 3+ Bedroom 10 Dwellings @ $ 28,000.00 $ 280,000.00 $ 3,620,000.00

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

$ 3,620,000.00 $ 0.00 $ 3,620,000.00

Office Use Only $ 2,009,100.00 OTHINF $ 1,216,320.00 SEWINF

$ 394,580.00 WTRINF $ 3,620,000.00


393 Adopted Report


INFORMATION NOTICE

DECISION TO GIVE AN INFRASTRUCTURE CHARGES NOTICE

Council of the City of Gold Coast has issued this Infrastructure Charges Notice as a result of the additional demand placed upon trunk infrastructure that will be generated by the development.

SUSTAINABLE PLANNING ACT 2009 APPEAL RIGHTS FOR INFRASTRUCTURE CHARGES NOTICE

478 Appeals about infrastructure charges notices (1) The recipient of an infrastructure charges notice may appeal to the court about the decision to

give the notice. (2) However, the appeal may be made only on 1 or more of the following grounds-

(a) the charge in the notice is so unreasonable that no reasonable relevant local government could have imposed it;

(b) the decision involved an error relating to-

(i) the application of the relevant adopted charge; or (ii) the working out, for section 636, of additional demand; or (iii) an offset or refund;

(c) there was no decision about an offset or refund; (d) if the infrastructure charges notice states a refund will be given – the timing for giving the

refund.

(3) To remove any doubt, it is declared that the appeal must not be about-

(a) the adopted charge itself; or

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

(i) the establishment cost of infrastructure identified in an LGIP; or (ii) the cost of infrastructure decided using the method included in the local

government’s charges resolution.

(4) The appeal must be started within 20 business days after the day the recipient is given the relevant infrastructure charges notice.


394 Adopted Report


SUSTAINABLE PLANNING ACT 2009 APPEAL RIGHTS TO A BUILDING AND DEVELOPMENT COMMITTEE FOR INFRASTRUCTURE CHARGES NOTICE

535 Appeals about infrastructure charges decisions (1) The recipient of an infrastructure charges notice may appeal to a building and development

committee about the decision to give the notice. (2) However, the appeal may be made only on 1 or more of the following grounds-

(a) the decision involved an error relating to-

(i) the application of the relevant adopted charge; or (ii) the working out, for section 636, of additional demand; or (iii) an offset or refund;

(b) there was no decision about an offset or refund; (c) if the infrastructure charges notice states a refund will be given – the timing for giving the

refund.

(3) To remove any doubt, it is declared that the appeal must not be about-

(a) the adopted charge itself; or

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

(i) the establishment cost of infrastructure identified in an LGIP; or (ii) the cost of infrastructure decided using the method included in the local

government’s charges resolution.

(4) The appeal must be started within 20 business days after the day the recipient is given the relevant infrastructure charges notice.


395 Adopted Report


How to pay methods

Pay by mail Ordinary mail

Simply enclose this Notice and your cheque or money order made payable to Gold Coast City Council in an envelope and post it to this address: Council of the City of Gold Coast PO Box 5042 GCMC QLD 9729

Customer Service Centre in person Pay at any Customer Service Centre with cash, cheque, or debit card (no surcharge), MasterCard or Visa (maximum $50,000 using credit card) Payments by credit card will incur a 0.60% surcharge.

Customer Service Centres Monday to Friday 8.15am to 4.30pm Broadbeach 61 Sunshine Boulevard, Mermaid Waters Bundall 8 Karp Court, Bundall Burleigh Heads Park Avenue, Burleigh Heads

Coolangatta The Strand, Marina Parade, Coolangatta

Helensvale Cnr Lindfield Road and Sir John Overall Drive, Helensvale Nerang 833 Southport Nerang Road, Nerang Palm Beach 26 11th Avenue, Palm Beach

Southport 47 Nerang Street, Southport Upper Coomera Cnr Abraham Road and Reserve Road, Upper Coomera

How to contact us

07 5582 8866 or 1300 69 4222 (7am to 6pm, Monday to Friday), or from outside of Australia call +61 7 5582 8866

Council of the City of Gold Coast PO Box 5042, GOLD COAST MC QLD 9729

Visit us at any Customer Service Centre Open hours; cityofgoldcoast.com.au

goldcoast.qld.gov.au


396 Adopted Report

ITEM 5 CITY DEVELOPMENT BRANCH DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - LOT 1 ON RP116507, LOT 190 ON RP91634, LOT 201 ON RP93659 , LOT 23 ON RP65819 , LOT 4 ON RP97035 , LOT 11 ON SP260587 – 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH DIVISION 13 PN20115/01/DA1

Refer 147 page attachment

1 OVERVIEW

Site address 1488 - 1496 Gold Coast Highway, Palm Beach Application description

Application for Development Permit for a Material Change of Use (Code assessment) to establish Multiple Dwellings (112 dwelling units)

Decision due date 27 July 2016

Proposal

The development involves the establishment of 112 Multiple Dwellings on site consisting of the following:

Site Area 3,571m2

Building Height 7 Storeys

Gross Floor Area 10,566m2

Site Coverage • Podium (Ground to Level 2) 40.2% • Mid Rise (Level 3) 51.0% • Mid Rise (Level 4 to 6) 42.8%

Plot Ratio 1:2.95

Apartment Mix

• 1 Bedroom (54% or 61 dwellings) • 1 Bedroom plus Study (3% or 3

dwellings) • 2 Bedroom (35% or 39 dwellings) • 3 Bedroom (8% or 9 dwellings)

Development Configuration

Basement level 2

• 57 Car parking spaces • 7 Tandem spaces

Basement level 1

• 61 Car parking spaces

• 13 Tandem spaces

Ground Floor

• 14 Visitor car parking spaces

• 12 x 1 Bedroom • 2 x 2 Bedroom • 1 x 3 Bedroom

Level 1 to 2

• 20 multiple dwellings per floor • 14 x 1 Bedroom • 1 x 1 Bedroom plus study • 5 x 2 Bedroom


397 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1

Level 3

• 5 x 1 Bedroom • 1 x 1 Bedroom plus study • 9 x 2 Bedroom • 2 x 3 Bedroom

Level 4 to 5

• 13 multiple dwellings per floor • 5 x 1 Bedroom • 4 x 2 Bedroom • 2 x 2 Bedroom plus study • 2 x 3 Bedroom

Level 6

• 6 x 1 Bedroom • 6 x 2 Bedroom • 2 x 3 Bedroom

Level 7

Rooftop garden, private open space

Residential Density • 1 dwelling per 31.88m2 • 1 bedroom per 21.13m2

A total of 112 dwellings and 169 bedrooms

Car Parking

• A total of 152 car parking spaces are provided

• 138 Residential car parking spaces • 20 Tandem car parking spaces • 14 Visitor car parking spaces on the

ground level; and • 38 visitor bicycle spaces are provided

Vehicle and pedestrian access

• All residents and guests will access via Nyrang Avenue.

• Pedestrian access from the Gold Coast Highway may be gained via a common foyer and lift

• Pedestrian access from Nyrang Avenue may be gained via the visitor car parks in the basement using the lift


398 Adopted Report


Main Issues/Resolution

Issue Resolution

Frontage setbacks

The applicant is proposing a five (5) metre setback at the northern frontage of the development to Gold Coast Highway. The ground level setback is maintained at six (6) metres; however there is minor encroachment of the fourth floor balcony into the setback area above the ground floor. Council officers have reviewed the application and consider that the proposed balcony does not impact on the amenity of the adjoining properties. As a result, Council officers are satisfied with the proposed frontage setback.

Communal Open Space

The applicant has provided a recreational capacity analysis of the proposed communal open space and private open space, as well as the public open space existing within the area. The provided analysis has been reviewed by Council officers and it is considered satisfactory to warrant the amount of communal and private open space provided within the development.

Traffic A Traffic Impact Assessment report was submitted with the application and assessed by Council’s Traffic Assessment team. It was considered that the application would have minor impacts on the volume of traffic within Nyrang Avenue, however Council officers have recommended conditions of approval to alleviate these impacts.

Density The applicant is proposing a residential density of one (1) bedroom per 21.13m², which is considerably greater than the prescribed City Plan provisions of RD5 being one (1) bedroom per 50m². Council officers have reviewed the proposed development and it is considered that the development is adequately placed along Gold Coast Highway to connect to infrastructure and to be sufficiently serviced by public transport. The applicant has achieved the required number of car parking spaces specified within the City Plan and Council’s Transport Assessment officers are satisfied that the development will pose minimal impacts on the traffic network capacity.


399 Adopted Report


In accordance with the overall outcomes of the Medium density residential zone which supports increased density for developments within this zone and where there is adequate connection to infrastructure, the proposed design minimises any amenity impacts on neighbouring sites through the provisions of satisfactory setbacks and adequate landscaping, avoiding shadows over habitable rooms, maximising deep planting along boundaries and preventing direct views from rooms into rooms of adjoining residences.

As a result, Council officers are supportive of the proposed density for the reasons mentioned above.

Submissions Objections Support

Not Applicable Not Applicable Key issues raised by submitters

Not Applicable

Referral agencies State Assessment and Referral Agency (SARA) – conditions have been provided.

Officer's recommendation

Approval

REPORT STRUCTURE

1 OVERVIEW 2 EXECUTIVE SUMMARY 3 APPLICATION INFORMATION 4 BACKGROUND 5 PROPOSAL 6 SITE & ENVIRONMENT

6.1 Characteristics of site 6.2 Characteristics of surrounding environment

7 PLANNING ASSESSMENT 7.1 Assessment against City Plan 7.2 Assessment of development infrastructure requirements

8 CONSULTATION 8.1 Internal Referrals 8.2 External Referrals

9 CONCLUSION 10 NOTIFICATIONS 11 RECOMMENDATION


400 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 2 EXECUTIVE SUMMARY

Council is in receipt of an application for a Development Permit for Material Change of Use (Code Assessment) to establish Multiple Dwellings (112 dwelling units) within a seven (7) storey residential development located at 1496 Gold Coast Highway, Palm Beach.

Pursuant to the City Plan, the subject site is located within the Medium density residential zone. According to the building height overlay map, the subject site has a code assessable building height of 29 metres and a residential density of RD5 being one (1) bedroom per 50m2. The development has a proposed building height of 24.4 metres from the proposed ground level and 27.9 metres to the uppermost projection and a residential density of one (1) bedroom per 21.13m2.

The proposed development has been assessed against the Overall Outcomes, Performance Outcomes and Acceptable Outcomes listed within the aforementioned Zone Code, Multiple accommodation code, General Development Provisions Code and all applicable overlay codes.

The application ensures an appropriate outcome can be achieved for the site through the inclusion of conditions of approval included in the Officer’s recommendation, to ensure compliance with the relevant Performance Criteria.

The application was referred to the State Assessment and Referral Agency (SARA) as the proposed development is located within 25 metres of a State controlled road. Council have received a response from SARA, imposing conditions relating to the future road resumption along Gold Coast Highway.

It is considered that the proposal demonstrates an acceptable outcome for the area and is consistent with the intentions of the City Plan. Therefore, the application is recommended for approval, subject to reasonable and relevant conditions.

3 APPLICATION INFORMATION

Real property description Lot 1 on RP116507 , Lot 190 on RP91634 , Lot 201 on RP93659 , Lot 23 on RP65819 , Lot 4 on RP97035 , Lot 11 on SP260587

Applicant J.F.C. Developments Pty Ltd, C/- Enhance Urban Planning

Owner at time of lodgement J F C Developments Pty Ltd & J.F.C. Developments Pty Ltd & J.F.C. Developments Pty Ltd

Current owner J F C Developments Pty Ltd & J.F.C. Developments Pty Ltd & J.F.C. Developments Pty Ltd

Site area 3,571m2 Date application received 15 February 2016 Date entered decision 24 May 2016 Zone Medium Density Residential Zone precinct (if applicable) N/A Decision type Development Permit for Material Change of Use (Code

Assessment) to establish 112 Multiple Dwellings


401 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 4 BACKGROUND

The subject site is a combination of six (6) lots that are proposed to be amalgamated by the applicant.

The following lots are improved by the following existing structures:

• 1486 Gold Coast Highway: Single-storey, three bedroom detached dwelling; • 1488-1490 Gold Coast Highway: Single-storey flats, associated car ports and a

shopfront occupied by an oriental massage centre; • 1492 Gold Coast Highway and 5 Nyrang Avenue: Flats, carports and vacant land; • 1494 Gold Coast Highway: Double-storey, three bedroom detached dwelling; • 1496 Gold Coast Highway: Vacant land

The abovementioned structures will be demolished in order to construct the proposed development.

Pre-Lodgement Meeting

A Prelodgement meeting was held on the 6th of October 2015 where concerns regarding building height and density were raised and subsequently addressed by the applicant as part of the submitted application.

5 PROPOSAL

The proposed development is to establish a seven (7) storey residential medium rise building containing a total of 112 dwellings. The applicant is proposing to amalgamate six (6) residential lots with a total area of 3517m².

The proposed development which contains 112 Multiple Dwellings and totalling 169 bedrooms is broken up into the following configurations:

• 61 x 1 bedroom dwellings, • 3 x 1 bedroom dwelling plus study, • 39 x 2 bedroom dwellings and • 9 x 3 bedroom dwellings

The proposed residential density within the development is 1 dwelling per 31.88m2 and bedroom density of 1 bedroom per 21.13m2. The ground floor covers a total Gross Floor Area (GFA) of 1454m2. The proposed development height is 24.4 metres with no more than 27.9 metres to the uppermost projection. An area of 341m2 distributed across two (2) areas has been designated for communal open space. The communal open space area contains

• An outdoor terrace located on the fourth floor consisting of a landscaped communal seating area and viewing platform overlooking the eastern perspective;

• Residents lounge and multifunctional space located of level four (4); and

• Pool and BBQ recreation area. Vehicular access will be via Nyrang Avenue only. A total of 138 residential car parking spaces, 14 visitor parking spaces and 38 bicycle spaces will be located over two (2) basement levels and at ground level. Pedestrian access to the site will be via Nyrang Avenue and the Gold Coast Highway.


402 Adopted Report


Figure 1: Ground Floor proposed layout.

Figure 2: Ground Floor Landscape, Open Space and Recreational Plan.

6 SITE & ENVIRONMENT

The site is irregularly shaped due to the amalgamation of Lots 1 on RP116507 , Lot 190 on RP91634 , Lot 201 on RP93659 , Lot 23 on RP65819 , Lot 4 on RP97035 & Lot 11 on SP260587, generating a complied site area of 3,571m2. The joint frontage is approximately 120 metres to the Gold Coast Highway and 17 metres to Nyrang Avenue. The existing site is generally flat with no discernible level changes.


403 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWA,Y PALM BEACH - DIVISION 13 PN20115/01/DA1

Figure 3: Contextual Map identifying site location in relation to surrounding features.

6.1 Characteristics of site

The subject site contains the following:

• 1486 Gold Coast Highway: Single-storey, three bedroom detached dwelling;

• 1488-1490 Gold Coast Highway: Single-storey flats, associated car ports and a shopfront occupied by an oriental massage centre;

• 1492 Gold Coast Highway and 5 Nyrang Avenue: Flats, carports and vacant land;

• 1494 Gold Coast Highway: Double-storey, three bedroom detached dwelling; and

• 1496 Gold Coast Highway: Vacant land


404 Adopted Report


Figure 4: Aerial photograph of subject site boundary lines as a result from amalgamated lots.

6.2 Characteristics of surrounding environment

The immediate surrounding environment is comprised mostly of Medium Density Residential dwelling structures. Development and additional environmental features within the site's vicinity include:

North: Immediately adjoining the site to the north is a recently constructed three storey apartment building with basement. Further north is the Burleigh Headlands and Tallebudgera Creek.

East: East of the Gold Coast Highway is a mix of low to medium density apartment buildings up to seven stories in height.

South: Immediately adjoining the site is a two story detached dwelling.

West: A series of two and three-storey walk-up apartment blocks.

The site is within approximately 150 metres from Tallebudgera Beach and approximately 450 metres to Tallebudgera.


405 Adopted Report


Figure 5: Proximity of proposed development to surrounding features.

7 PLANNING ASSESSMENT

The application is Code Assessable under the City of Gold Coast City Plan. 7.1 Assessment against City Plan

Pursuant to the City Plan, the subject site is located within the Medium density residential zone. The proposed development is defined as a Multiple Dwelling and will provide 112 separate household dwelling units for permanent living within a seven storey residential development.

The subject development application was lodged on the 16th February 2016 and entered the decision making period on the 25 May 2016.

The proposed development, which seeks to establish Multiple Dwellings, triggers code assessment pursuant to the tables of assessment identified in the City Plan.

The definition of the land-use proposed is as follows:

Multiple Dwelling: Premises containing three or more dwellings for separate households.

7.1.1 Assessment against the relevant zone code

The subject site is located in the Medium density residential zone. The proposed Multiple Dwelling development will provide 112 dwellings and 169 bedrooms.


406 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 The purpose of the Medium density residential zone is to provide for a range and mix of dwelling types including dwelling houses and multiple dwellings supported by Community uses and small-scale services and facilities that cater for local residents. An assessment of the application has identified that the following overall outcomes were applicable:

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

Overall Outcome

(a) Land uses –

(i) include a range of medium density residential uses, predominantly permanent accommodation.

(ii) such as Multiple dwellings, Dual occupancies, Dwelling houses on small lots and Community residences are included in the zone to provide a mix of dwelling types and increase residential density;

(iii) including Relocatable home parks and Rooming accommodation may be included to deliver housing choice, providing they do not reduce the potential to supply a sufficient number of medium density residential dwellings and do not detract from the residential amenity of the area;

(iv) include neighbourhood centres and standalone small scale non-residential development consistent with the Strategic framework;

(v) which carry higher potential for impacts on amenity such as Car washes, Childcare centres, Health care services, Food and drink outlets, Service stations, Shops, Veterinary services, Community care centres, Educational establishments, and Places of worship may be considered if appropriately designed and located and not detract from the residential amenity of the area; and

(vi) involving tourist-related development such as Short-term accommodation and Tourist parks may be considered where they can be supported by City services. and do not compromise the amenity or character of the zone and local area.

(vii) do not detract from the residential amenity of the area.

Officer’s Comments:

With regards to outcomes (a)(i) and (a)(ii), the development proposes a medium density residential land use in the form of Multiple Dwelling development that proposes a mix of dwelling unit sizes and bedroom breakdown. The development proposes 1, 2 and 3 bedroom units, ranging in size from 59m² to 118m² (with balconies ranging in size from 9m² to 30m²).

Land uses mentioned within outcome (a)(iii), (a)(v) and (a)(vi) are not proposed as part of the application.

Officers have assessed the proposed plans in detail and consider the development to comply with outcome (a)(vii) as it does not detract from the residential amenity of the area. A review of the potential impacts generated by the development on the north and south facing units has been undertaken and it is considered that there are minimal impacts with regards to visual amenity, privacy, overshadowing, noise and traffic.

As a result of the discussion above, it is considered that the proposal complies with the Land Use Overall Outcome of the Medium density residential zone code.


407 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 Overall Outcome

(b) Housing is provided at a form, scale and intensity that is appropriate for the zone and each particular locality it is in where the following outcomes are satisfied:

Orderly and economically efficient settlement pattern

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

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

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

Housing needs

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

Design and amenity

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

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

(vii) whether adjoining residential amenity is unreasonably impacted;

(viii) achievement of a high quality urban design;

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 (b) (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.


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

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


Officers consider the development to comply with the Housing Overall Outcome of the Medium density residential zone code as it provides housing at a form, scale and intensity that is appropriate for the zone. Orderly and economically efficient settlement pattern

The development is considered to be adequately serviced by public transport with the northward heading bus stop located 60 metres from site and the southerly heading bus stop 110 metres from the site.

The subject site is centrally located between the Burleigh Heads and Palm Beach Activity Centres and east of the Industrial areas located along the Pacific Motorway, which is approximately three (3) kilometres from the site.

A review of the network capacity for sewer and water has determined that the network has sufficient capacity to accommodate the development. The Applicant has submitted sewer and water capacity assessment reports and Gold Coast Water are satisfied that adequate capacity exists within the network to accommodate the development. Transport Assessment have reviewed the proposed development and are satisfied the development will not have an unreasonable impact on the existing network. Housing needs

The development proposes a medium density residential land use in the form of a Multiple Dwelling development that proposes a mix of 1, 2 and 3 bedroom units ranging in size from 59m² to 118m² (with balconies ranging in size from 9m² to 30m²). Officers are satisfied the development complies with this outcome. Design and amenity

Officers are satisfied that the building form and height complies with outcome (b)(v). The proposal has been reviewed by Council Architects who have provided the following comments:

• The proposal has high quality architectural and urban design merit through the following:

• The main building form appropriately addresses the Gold Coast Highway with a lower scale 4 storey building form that addresses the lower residential scale along Nyrang Avenue.

• The design incorporates good building articulation with a number of geometric protrusions, feature wall panels, deep recesses and large amount of glazing that contributes to a visually appealing and high quality building.

• The proposal commendably contains a variety of high quality materials, colours, feature panel walls and screening elements resulting in a rich, vibrant design.

• The proposal includes high quality integrated landscaping around the site to soften the large amount of hardscape material and to soften the scale of the development.


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Special feature trees and landscaping will provide visual amenity and allow for good wayfinding.

• The proposal includes appropriate deep cantilevered glazed balconies that act as sun shading elements to east and west windows that reduce solar heat absorption and glare to habitable spaces and these elements successfully form part of the overall architectural language.

• The ground floor incorporates an engaging street frontage to the Gold Coast Highway through the main pedestrian entrance to the lobby, along with individual entrances to the ground floor apartments. These provide activation and passive surveillance to the street.

• The proposal includes a large rooftop communal recreation space for the amenity of residents that includes a good variety of passive and active areas and a good balance of softscape and hardscape materials.

• The proposal is commended for ensuring all air conditioning units are located discretely and are a screened from view.

• The proposal is commended for incorporating feature external lighting to architectural elements such as to the soffits of the main entrance, uplighting to the main roofs soffits, and to the communal terraces on the sides of the building.

As a result of the discussion above, it is considered that the proposal complies with the Overall Outcome of the Medium density residential zone code.

Overall Outcome

(c) Character consists of –

(xi) urban neighbourhoods that vary from pockets of detached housing on smaller lots to medium or higher intensity places containing medium-rise buildings;

(xii) well serviced and compact urban neighbourhoods that offer a level of amenity appropriate to the intensity of the area; and

(xiii) walking and cycling paths, street trees and local streets for shared car and bike use.


The development complies with outcome (c)(xiv) as the built for is consistent with the existing character of the area and the there is an appropriate transition from the taller building structures east of Gold Coast Highway to medium rise buildings and detached dwellings to the west of the highway. The proposal can be adequately serviced by all necessary infrastructure and will be appropriately designed to minimise the amenity impacts on the adjacent residences.

As a result of the discussion above, it is considered that the proposal complies with the Overall Outcome of the Medium density residential zone code.


410 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 Overall Outcome

(d) Built form –

(xiv) has a building height that does not exceed that indicated on the Building height overlay map;

(xv) contributes to a transitioning density from lower intensity areas to higher intensity areas near centres, the high rise coastal spine and areas well serviced by public transport;

(xvi) is setback from road frontages to promote an urban setting and interface with the street;

(xvii) is setback from side and rear boundaries to protect the amenity of adjoining residences; and

(xviii) has varying site cover to reduce building dominance and provide areas for landscaping.

(e) Lot design –

(xix) supports a mix and variety of housing forms envisaged in the zone; and

(xx) addresses site constraints.


The development complies with outcome (d) and the associated sub-sections. The building height does not exceed the Building Height Overlay and it is considered that the proposed development does contribute to a transitioning density variation between the high density buildings east of Gold Coast Highway and the low rise buildings/detached dwellings west of the highway. An appropriate setback from the Gold Coast Highway has been achieved in addition to the required land dedication for the widening of Gold Coast Highway by the Department of Transport and Main Roads.

A review of the development by Council’s Architects have provided some comments with regards to the building design to address outcome (d)(xviii):

• The proposal has high quality architectural and urban design merit through the following:

• The main building form appropriately addresses the Gold Coast Highway with a lower scale 4 storey building form that addresses the lower residential scale along Nyrang Avenue.

• The design incorporates good building articulation with a number of geometric protrusions, feature wall panels, deep recesses and large amount of glazing that contributes to a visually appealing and high quality building.

• The proposal commendably contains a variety of high quality materials, colours, feature panel walls and screening elements resulting in a rich, vibrant design.

As a result of the discussion above, it is considered that the proposal complies with the Overall Outcomes of the Medium density residential zone code.

The application complies with the acceptable outcomes of the Medium density residential zone except as follows:


411 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 Acceptable outcome 1 – Setbacks

Acceptable outcome 2 – Site Cover

Acceptable outcome 5 – Density

Performance Outcome Acceptable Outcome

PO1- Setbacks:

a assist in the protection of adjacent amenity; b allow for access around the building; c contribute to the streetscape character; andd allow for on-site car parking.

Officer’s Comments

The application proposes an alternative for the front setback from the frontage of Gold Coast Highway as opposed to the required 6 metres. Officers have reviewed the proposed setback and it is considered that the minor encroachment of frontage setback by the one of the fourth floor balconies is minor and will not impact on the amenity or streetscape character of the surrounding area. The development is considered to comply with the Performance Outcome 1- Setbacks of the Medium density residential zone code.


PO2 - Site Cover

a is balanced between built form and green areas for landscaped public open space;

b contributes to neighbourhood character and amenity;

c promotes slender bulk form; d promotes an open, attractive and distinct

skyline; and e facilitates small, fast moving shadows.


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The application proposes an alternative outcome for site coverage. The applicant is proposing a site coverage of 51% of net site area for the third storey of the building only. Acceptable outcome 2 of the Medium Density Residential Zone requires that the site coverage does not exceed 50% of net site area. Officers have reviewed the proposed minor inconsistency with the alternative outcome and it is considered that there will be no impacts to the neighbouring character as a result of the minor exceedance of the site coverage alternative outcome. The development is considered to comply with the Performance Outcome 2 – Site Coverage of the Medium Density Residential Zone.


PO5 – Density For Dwelling houses density is one Dwelling house per lot. OR Density does not exceed that shown on Residential density overlay map. OR Where not identified on the overlay map, density does not exceed one dwelling per 400m2.

OR For Residential care facilities and Retirement facilities there is no performance outcome provided. OR For Rooming accommodation, accommodating more than four unrelated people, density does not exceed one bedroom per 133m2


The development proposes a medium density residential land use in the form of Multiple Dwelling development that proposes a mix of dwelling unit sizes and bedroom breakdown. The development proposes 1, 2 and 3 bedroom units, ranging in size from 59m² to 118m² (with balconies ranging in size from 9m² to 30m²). The development is considered to be adequately serviced by public transport with the northward heading bus stop located 60 metres from site and the southerly heading bus stop 110 metres from the site. The subject site is centrally located between the Burleigh Heads and Palm Beach Activity Centres and east of the Industrial areas located along the Pacific Motorway, which is approximately three (3) kilometres from the site. A review of the network capacity for sewer and water has determined that the network has sufficient capacity to accommodate the development. The Applicant has submitted sewer and water capacity assessment reports and Gold Coast Water are satisfied that adequate capacity exists within the network to accommodate the development. Transport Assessment have reviewed the proposed development and are satisfied the development will not have an unreasonable impact on the existing network.


413 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 The development is considered to comply with the Performance Outcome 5- Density of the Medium density residential zone code. 7.1.2 Assessment against the Strategic Framework

The application is subject to Code Assessment and an assessment of the proposal against the Purpose and Overall Outcomes of the Medium density residential zone code and other applicable Codes determines that the development complies with the City Plan.

For a Code Assessable application, the Strategic Framework must have regard to where there may be a conflict with the code. However in this case, the development is considered to generally comply with the Purpose and Overall Outcomes of the relevant Codes and is therefore also considered to comply with the provisions of the Strategic Framework. A brief review of the framework has been undertaken to demonstrate complete compliance against the City Plan.

The application has been assessed having regard to the strategic framework, as follows: • Creating Liveable Places – Element Urban Neighbourhoods

Strategic intent

The proposed development is in keeping with the future development aspirations of the city as shown below:

• “Provides housing choices and diverse lifestyle opportunities in mixed use centres and specialist centres, neighbourhood centres and urban neighbourhoods

• Housing is provided in a form, height and scale consistent with the function, amenity and desired future character of local areas and centres, and promotes a sense of community cohesion and wellbeing. Housing is attractive and well-designed.

• Varied building height and form throughout the city reinforces local identity, creates a sense of place and supports housing choice and affordability and the function and desired future appearance of each local area.

• High intensity urban activity optimises land well-serviced by public transport, infrastructure and community facilities and provides mixed use centres and specialist centres and urban neighbourhoods with improved amenity.

• Medium and higher intensity housing occurs in mixed use centres and specialist centres and urban neighbourhoods.”

Creating liveable places

The proposed development is consistent with the following applicable strategic outcomes within Creating Liveable Places: Strategic Outcomes Officer's comments

(2) Provides housing choices and diverse lifestyle opportunities in mixed use centres and specialist centres, neighbourhood centres and urban neighbourhoods

The proposed development offers a mix of 1, 2 and 3 bedroom units, therefore achieves this outcome.


414 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 (3) Housing is provided in a form, height and scale consistent with the function, amenity and desired future character of local areas and centres, and promotes a sense of community cohesion and wellbeing. Housing is attractive and well-designed.

The proposed development promotes an efficient land use pattern by providing a residential land-use within an existing residential area located close to existing transport and social infrastructure;

The development supports the overarching aim to create a more compact urban form, whilst offering a range of unit sizes to meet differing household expectations and price points. As previously state herein, Officers have reviewed the building design and it is considered appropriate.

(5) Varied building height and form throughout the city reinforces local identity, creates a sense of place and supports housing choice and affordability and the function and desired future appearance of each local area.

The seven (7) storey building will provide a varied building height west of Gold Coast Highway, from the traditional low rise apartment buildings and two (2) storey dwellings identified within this area. The proposed development is in response to the overarching intent of the zone for higher density in well serviced sites and the direction of the City Plan to reinforce and evolve the local character of the area through good urban design within the local area.

(6) High intensity urban activity optimises land well-serviced by public transport, infrastructure and community facilities and provides mixed use centres and specialist centres and urban neighbourhoods with improved amenity

The proposal is well serviced by public transport through regular bus services along Gold Coast Highway and the long term intent for the light rail route to be extended along Gold Coast Highway. The subject will be adequately serviced by all necessary infrastructure, with the applicant providing all subsequent documentation to support this.

(10) The light rail urban renewal area is a cohesive corridor of distinctive, high quality urban environments that optimises accessibility to light rail services and economic development opportunities.

Investigation for light rail urban renewal area (Identified in Strategic Map 2 – Settlement Plan). The long term planning of the City Plan has identified the Gold Coast Highway as a possible route for the Light Rail.

Officer’s comments:

The comments above adequately demonstrated that the proposed development meets the strategic outcomes of Creating Liveable Places theme. The proposed development will enhance and evolve the current character of the area to be in line with the anticipated growth of the City by providing a distinctive high quality development.

The proposed development is of high quality, providing a range of versatile living options, visual connectivity and surveillance for residents, whilst ensuring surrounding residents are appropriately screened to maintain privacy.

Element – Urban Neighbourhoods The development application is consistent with specific outcomes of Urban Neighbourhoods including:


415 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 Strategic Outcomes Proposed Development

(1) Urban neighbourhoods are compact, pedestrian-friendly, offer housing choice and high amenity and provide access to facilities, services, public transport, employment and essential infrastructure.

The development promotes an efficient land use pattern by providing a high quality residential development consistent with the surrounding area that has excellent connectivity to public transport North, South and West of the site.

(3) Certain locations not within or near high frequency public transport corridors reflect long-term locations of medium and high intensity development and have the potential for increased public transport services

Ensures the proposed land-use maximises the use of existing transport, sewer, water and stormwater infrastructure. Provides direct access to existing and future public transport and cycling infrastructure.

(4) Urban neighbourhoods vary from pockets of detached housing on smaller lots to medium or higher-intensity places containing medium or high-rise buildings

Supports the overarching aim to create a more compact urban form, whilst offering a range of unit sizes to meet differing household expectations and price points.

(5) Housing includes a mix of tenure, size and type to assist with affordability and location options, and to support occupants from various social and cultural backgrounds including key workers

(8) The Building height overlay map shows the building height pattern and desired future appearance for local areas within urban neighbourhoods. This map also shows areas where building heights change abruptly to achieve a deliberate and distinct contrast in built form within and between low, medium or high rise areas where building heights change abruptly to achieve a deliberate and distinct contrast in built form within and between low, medium or high rise areas

Distinguished by a striking, modern design that is envisaged to significantly improve the appearance of the built environment within the northern end of Palm Beach.

Officer’s comments:

The proposed development has addressed strategic outcomes 1, 3, 4, 5 and 8 of the element Urban Neighbourhoods. The above table indicates the strategic outcomes in line with the Strategic Outcomes of the Urban Neighbourhoods element

7.1.3 Assessment against the relevant overlay codes

The proposed development is required to be assessed against the following overlay codes: • Acid Sulfate Soils Overlay Code The site is identified as being subject to acid sulfate soils at or below 5m AHD. Council’s Environmental Assessment section reviewed the proposal when it was originally lodged and did not consider it necessary to provide any conditions to address acid sulfate soils, as the proposed development will integrate with the existing structures on site, with no further excavation required.


416 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 The proposed development is considered to comply with the requirements of the Acid Sulfate Soils Overlay Code.

• Building height The proposed development is considered to comply with the requirements of the Building Height Overlay Code.

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

• Flood Overlay Code The proposed development is considered to comply with the requirements of the Flood Overlay Code.

• Transport Noise Corridor The proposed development is considered to comply with the requirements of the Transport Noise Corridor Overlay Code

7.1.4 Assessment against the relevant development codes

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

• Multiple Accommodation Code

• General Development Provisions Code

• Driveways and Vehicular Crossings Code

• Solid Waste Management Code

• Transport Code

• Vegetation Management Code The development is considered to comply with the abovementioned development codes except as follows:

Multiple Accommodation Code

The application complies with the purpose and the overall outcomes of the Multiple Accommodation Code for the reasons discussed in detail below:

Purpose

The purpose of the Multiple Accommodation code is to encourage high quality, attractive, well designed developments that promote a high standard of living for residents and makes a positive contribution to the character of the city.

Officer’s comments

The development is designed and sited to create an attractive streetscape using high quality materials which is visually complementary to the surrounding character of the area. The building design and appropriateness has been discussed in detail previously when addressing the Medium density residential zone code.

Outcome

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


417 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 Officer’s comments

The development is designed and sited to create an attractive streetscape using high quality materials which is visually complimentary to the surrounding character of the area. The building design and appropriateness has been discussed in detail previously when addressing the Medium density residential zone code.

Outcome

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


The development is designed and orientated to address the Gold Coast Highway visually; however all vehicle access is to be taken from Nyrang Avenue to the rear and pedestrian access to be from both Nyrang Avenue and Gold Coast Highway. The development proposes internal pedestrian paths through the site that have been design with the CPTED (Crime Prevention Through Environmental Design) principles in mind.

Outcome

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


A detailed Landscape plan has been provided with the application which has been reviewed and accepted by Council’s Landscape Assessment officers.

Outcome

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


For reasons previously discussed above in outcomes (b) the development is designed and orientated to address Gold Coast Highway visually and has an internal pedestrian network that connects adequately to all street frontages.

Council’s Transport Assessment officers have reviewed the proposed traffic impact assessment and it is considered acceptable.

Outcome

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


For reasons previously discussed, the development provides a diversity of housing types, specifically with regards to unit sizes, which will meet the city’s existing and future residential needs.

Outcome

f) Development is designed to add visual interest to the streetscape and contribute positively to the local and wider city character and image.


For reasons previously discussed, the development is of a high architectural standard that will positively add visual interest to the streetscape character of the Gold Coast Highway


418 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 Outcome

g) Multiple dwellings, Short-term accommodation, Resort complexes, Residential care, Retirement facilities and Rooming accommodation uses up to 32 metres in height, promote a high standard of living and care for residents through their design, recreation facilities and location.


For reasons previously discussed, the development is of a high architectural standard that will positively contribute to the future residents and will have minimal negative amenity impacts on the existing residents surrounding the development.

The application complies with the acceptable outcomes of the Multiple Accommodation Code except as follows:

Acceptable outcome 4.1 – Design and appearance

Acceptable outcome 10.3 – Communal open space


PO4

Building form, orientation and articulation promotes sub-tropical design excellence and innovation.


The development is considered to comply with the Performance Criteria as Officers are satisfied that the development is of a high architectural standard which consists of a building design that compliments the existing and anticipated future character of the area.

This has been discussed in detail previously when addressing the provisions of the Medium density residential zone code.


419 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 Performance Outcome Acceptable Outcome

PO10

Where the development includes five or more dwellings, communal open space is provided on site that:

(a) is accessible, useable and safe;

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

(c) provides outdoor recreational areas required to service the open space needs of residents or guests of the development;

(d) aesthetically complements buildings on the site;

(e) enhances the attractiveness of the development;

(f) provides opportunities for social interaction;

(g) is designed and located to reduce internal and external impacts on the amenity of residents and neighbouring premises; and

(h) creates a pleasant streetscape by establishing landscaped (incorporating shade trees where practicable) areas adjoining the frontages of the development.


In accordance with the requirements of the Acceptable Outcomes of the Medium Density Residential Zone, 3,178m² of communal open space would be required. The applicant has proposed an alternative solution to the requirement being 341m² which has been supported by a Recreational Capacity Analysis, which states the following:

• The building has a total capacity of 215 people;

• At 90% capacity (being the most likely maximum number of people within the proposed development at any one time) being 193 people;

• A maximum of 33%, or 63 people within the building (including their guests) would use the communal open space area/s at any one time; and

• The communal recreation space analysis demonstrated that 92 people can recreate comfortably in the area, which equates to 341m² of accessible, varied, functional and attractive communal open spaces for residents and their guests (see figure 5 below).

As a result of the abovementioned comments, it is considered that the onsite communal open space and the numerous areas of public open space surrounding the site sufficiently cater for the recreational needs of the future residents of the development.


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Figure 5 - Recreational Capacity Analysis.

7.2 Assessment against the State Planning Policy – Not Applicable

7.3 Assessment against the State Planning Regulatory Provisions – Not Applicable

7.4 Assessment of development infrastructure requirements

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

8 CONSULTATION

8.1 Internal Referrals

The subject application was made available for referral to representatives from the following departments through the Development Assessment Review Team (DART) process on the 16th February 2016.


421 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 List of available referrals of reference Arborist City Architect City Assets Environmental Assessment Geotechnical Engineering Gold Coast Water Health and Regulatory services

Hydraulics and Water Quality Landscape Assessment Open Space Assessment Plumbing and Drainage Subdivision Engineer Transport Assessment

Their assessment of the application forms part of this report and is recommended conditions are included within this report.

Internal Referrals

Comments and/or Conditions

11.1 Health and Regulatory Services

Conditions relating to the following were provided:

• Acoustic management;

• The management of solid waste; and

• Hours of operation for outdoor recreational spaces.

11.2 Transport Assessment

Transport Assessment has undertaken an assessment of the proposed development against the relevant provisions of the City Plan with a detailed discussion provided below.

Turning Warrants Assessment

The intersection of Gold Coast Highway / Tallebudgera Drive is State-controlled, therefore Council has assessed only the operation of the Tallebudgera Drive / Nyrang Avenue intersection. The applicant has presented the results of a turning warrants assessment, undertaken in accordance with Austroads Guide to Road Design Part 4A, to determine whether turning treatments (right or left turn lanes) are needed for access to Nyrang Avenue.

With respect to left turns, the applicant concludes that there is currently a need for a ‘Basic Left’ (BAL) turn treatment at Nyrang Avenue, and the addition of development traffic does not result in a requirement for a higher-order treatment. Regardless, a BAL treatment does not represent a separate turning lane, but simply requires that the corner radius at the intersection allows vehicles to turn into Nyrang Avenue without crossing the centre line. Given that left turners are not opposed (and therefore unlikely to unduly delay through vehicles), and the fact that there is also a bicycle/parking lane on Tallebudgera Drive which may allow turning vehicles to decelerate out of the traffic lane, no road works are considered necessary at this location as a result of the proposed development.

The applicant has also presented a turning warrants assessment for right turns at the intersection. The applicant has concluded that a Short Channelised Right Turn treatment [CHR(S)] would be required based on current traffic demand. The applicant goes on to say that the development would not trigger the need


422 Adopted Report


for a higher-order treatment, and therefore should not be required to undertake any road works at this location. The applicant also says that as SIDRA intersection modelling indicates the intersection operating within acceptable performance thresholds, that no turning treatments are required. However, SIDRA intersection modelling is based on capacity considerations, whereas turning warrants determine if separation between through and turning vehicles is required for safety reasons, based on traffic demand. Therefore, a capacity analysis alone is not an appropriate representation of safe intersection operation.

Regardless, the applicant’s turning warrants assessment based on current demand (for right turn) incorrectly reports the level of treatment warranted. The chart shows a higher volume of right turning vehicles than was recorded in the applicant’s surveys, and therefore indicates a higher level of treatment is needed. Transport officer’s own turning warrants assessment using the applicant’s traffic surveys indicates that the current traffic demand warrants a Basic Right (BAR) turn treatment. The addition of development traffic would require an upgrade to a Short Channelised Right [CHR(S)] turn treatment.

In Transport officer’s opinion, the priority is to allow space for through vehicles to manoeuvre around right turning vehicles, to limit any delays. Based on the intersection configuration and road pavement available, Transport officers consider it appropriate for a treatment similar to a Basic Right (BAR) turn treatment to be installed (as opposed to a fully channelised short right turn lane). Given that there is a kerbside parking/bicycle lane and about 6 m of pavement (measured from the centreline to the kerbline), it should be a fairly straightforward for the applicant to undertake such works, simply by changes to linemarking.

The applicant will be conditioned to submit a ‘Functional Layout Plan’ to Council showing the required treatment, in accordance with a BAR treatment from Austroads Guide to Road Design Part 4A.

Daily Capacity – Nyrang Avenue

The applicant also assessed the capacity of Nyrang Avenue with regard to additional development traffic volumes. Nyrang Avenue is defined in Council’s Land Development Guidelines (’03 Planning Scheme) as a ‘Residential Street’, with a daily capacity of 750 vehicles. The applicant’s surveys indicate that Nyrang Avenue carries an average of 314 vpd.The development is expected to generate in the order of 321 vpd. The total daily traffic volume on Nyrang Avenue is therefore expected to be in the order of 635 vpd, not exceeding the LDG capacity threshold. Therefore, no works are required to Nyrang Avenue as part of the development proposal.

• The provision of car parking;

• The provision of bicycle parking;

• The inclusion of sightlines; and

• Auxiliary Lane requirements along Tallebudgera Drive.

11.3 Subdivision Engineering


• Telecommunications; and


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• The amalgamation of lots.

11.4 Architect The City Architect’s Office is supportive of the proposed development having provided the comments previously discussed within the Zone code assessment:

11.5 Gold Coast Water


• Sewerage services;

• Building within Council easement restrictions; and

• Water services.

11.6 City Infrastructure


• The nature, design and location of the vehicular crossings.

11.7 Plumbing and Drainage


• Compliance Permit for sewerage works;

• Individual sub metering;

• Compliance Permit for water supply; and

• Compliance Permit for fire services.

11.8 Environmental Assessment


• Requirements for Operational Works (Vegetation Works) application; and

• Acid sulphate soil investigation.

11.9 Hydraulics and Water Quality


• The site’s hydraulic condition;

• A flood emergency management plan;

• Compliance with the submitted stormwater management plan;

• Gross pollutant traps;

• Building floor levels; and

• The requirement for a dewatering management plan.

11.11 Landscape Assessment


• Required landscaping approvals;

• Frontage fencing;

• Green walls; and

• Planter boxes.

11.12 Geotechnical engineering


• The proposed basement excavation; and

• Ground anchors.


424 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 8.2 External Referrals

8.2.1 Concurrence agencies

The application was referred to the Department of Infrastructure, Local Government and Planning for matters relating to development impacting on State transport infrastructure. A response dated 24 May 2016, advised the State has provided conditions of approval relating to the application. (SARA reference: SDA- 0316-028750).

9 CONCLUSION

After a detailed assessment of the proposed development, it has been determined the proposed development complies with the Purpose and Overall Outcomes of the relevant Codes.

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

It is recommended the application be approved, subject to conditions.

10 NOTIFICATIONS

The following notifications should be registered on the rates card in relations to this resolution:

Noise/Acoustic

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

Stormwater (Management Plan)

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

Study/Media Rooms

There are development approval conditions prohibiting the conversion of study and/or media rooms into additional bedrooms. All property owner(s) must ensure compliance with these conditions. Please refer to Gold Coast City Council’s PN file and Decision Notice for further information. A copy of Council’s Decision Notice is available for viewing via Gold Coast City Council Planning and Development Online website www.goldcoastcity.com.au/pdonline.


425 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 12 RECOMMENDATION

It is recommended Council of the City of Gold Coast (Council) resolve that:

Real property description Lot 1 on RP116507 , Lot 190 on RP91634 , Lot 201 on RP93659 , Lot 23 on RP65819, Lot 4 on RP97035, Lot 11 on SP260587

Address of property 1488 - 1496 Gold Coast Highway, Palm Beach Area of property 3,571m2 Decision type Development permit for material change of use for

Multiple Dwellings (112 dwelling units) Further development permits Operational Works (Landscape Works), Building Work

and Operational Works (Works for Infrastructure) Further compliance permits Water Supply, Sewerage Works, Compliance assessment required for documents or works

Waste Management Plan

NATURE OF DECISION

A Council approves the issue of a development permit for material change of use for Multiple Dwellings (112 dwelling units), subject to the following conditions:

APPROVED DRAWINGS

1 Development to be generally in accordance with specified plans/drawings

The development must be carried out generally in accordance with the approved plans/drawings listed below, stamped and returned to the applicant with this decision notice.

Plan No. Rev. Title Date Prepared by

4.3 B Pedestrian and Traffic Circulation June 2016 BDA 4.4 A Landscape Open Space &

Recreation May 2016 BDA

4.4 A Upper Level Open Space & Recreation

May 2016 BDA

5.1 A Development Summary May 2016 BDA 6.3 A Materials and Colours May 2016 BDA 6.4 A Waste Management May 2016 BDA 6.5 A Setbacks – Ground to Level 3 May 2016 BDA 6.6 A Setbacks – Level 4 to Level 6 May 2016 BDA 7.1 A Basement Plan 2 May 2016 BDA 7.2 A Basement Plan 1 May 2016 BDA 7.3 A Ground Floor Plan May 2016 BDA 7.4 A Level 1 Floor Plan May 2016 BDA


426 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 7.5 A Level 2 Floor Plan May 2016 BDA 7.6 A Level 3 Floor Plan May 2016 BDA 7.7 A Level 4 Floor Plan May 2016 BDA 7.8 A Level 5 Floor Plan May 2016 BDA 7.9 A Level 6 Floor Plan May 2016 BDA 7.10 A Roof Plan May 2016 BDA 7.11 A Unit types A, A1, B May 2016 BDA 7.12 A Unit types C, D, E May 2016 BDA 7.13 A Unit types F, F1, F2 May 2016 BDA 7.14 A Unit types G, G1, G2 May 2016 BDA 7.15 A Unit types I, J, K May 2016 BDA 7.16 A Unit types L & M May 2016 BDA 7.17 A East Elevation May 2016 BDA 7.18 A North Elevation May 2016 BDA 7.19 A South Elevation May 2016 BDA 7.20 A West Elevation May 2016 BDA 7.21 A Section A May 2016 BDA 7.22 A Section B May 2016 BDA 7.23 A Section C May 2016 BDA 7.24 A Section D & E May 2016 BDA

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

2 Changes requiring further approval

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

The Sustainable Planning Act 2009 sets out the procedures for changing approvals where the change can be classified as a permissible change. If the change is not a permissible change, a new development approval is required.

Timing

At all times.


427 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 3 Decision notice and approved plans/drawings to be

submitted with subsequent application

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

Timing

As indicated within the wording of the condition.

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

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

Timing

At all times.

5 Use of Studies

Rooms illustrated on the floor plans of the various dwelling units as ‘Study’ must not be converted into additional bedrooms. The community management statement for the building is to preclude the ‘Study’ areas being converted to a bedroom at any time. A Notation to this effect has been attached to the property.

Timing

At all times

HEALTH AND REGULATORY SERVICES

6 Waste management plan

The development must be designed and constructed in accordance with the approved Waste Management Plan (WMP) prepared by Mark Rigby & Associates dated December 2015 (Reference No. MRA15-099). . Any proposed changes to the approved WMP must be submitted to, and approved by, Council prior to implementing any proposed structural changes.

Timing

Prior to commencement of the use.

7 Waste chute – design and construction

The waste chute must be located in accordance with plans prepared by BDA Architecture dated May 2016 (Reference No. 382200 Issue A), and be designed and constructed in accordance with the following requirements: a Adequate strength for its purpose, including additional

reinforcing where necessary at joins, bends and hopper intersections,

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

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

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

d Installed in a fire rated duct and ventilated in

Timing Prior to occupation


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compliance with building requirements of the National Construction Code – Building Code of Australia

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

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

8 Waste disposal points – design and construction

A waste disposal point / hopper must be located on each residential floor in accordance with plans prepared by BDA Architecture dated May 2016 (Reference No. 382200 Issue A), and be designed and constructed in accordance with the following requirements: a Located to ensure the handle of the hopper is at least

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

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

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

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

Timing

Prior to occupation

9 Bulk bins – storage point within building structure

The bulk bin storage point within the building must be located and constructed within a purpose-built storage room, in accordance with Basement Plan 1 prepared by BDA Architects dated May 2016 (Reference 382200 Issue A). The design and construction of the storage room must comply with the following requirements: a Air-locked b Fly and vermin proofed c Used solely for the storage of waste d Constructed hardstand area with a solid concrete base

or acceptable equivalent e Graded to fall to a drainage point f Drainage point to be connected to sewer in accordance

with trade waste requirements g Provided with a hosecock for cleaning the bins h Fire rated and ventilated in accordance with the

‘National Construction Code – Building Code of



429 Adopted Report


Australia’ i The doors must be wide enough to allow for the easy

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

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

k Graded floor to fall to a drainage point/s, connected to sewer in accordance with trade waste requirements

l Adequate artificial lighting must be provided m Must permit unobstructed access for removal of the

containers to the service point and for positioning of the containers correctly in relation to the waste chute

10 Bulk bins – Servicing Point

The bulk bin servicing point must be located in accordance with Ground Floor Plan prepared by BDA Architects dated May 2016 (Reference 382200 Issue A), and be designed and constructed in accordance with the following requirements: a Sufficient access and clearance for the waste collection

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

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

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

d Located at least five (5) metres from any door, window or fresh air intake within the development or any adjoining site

e Constructed hardstand with a solid concrete base or acceptable equivalent

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

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

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

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


11 Acoustic design and construction

a The development must be designed and constructed in accordance with the recommendations outlined in the acoustic report prepared by Acoustic Works dated

Timing As indicated in the wording of the condition


430 Adopted Report


9 May 2016 (Reference No. 2015443 R04 1486-1494 Gold Coast Highway, Palm Beach RTN ENV.doc).

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

12 Acoustic compliance report

An acoustic compliance report prepared by a suitably qualified acoustic consultant shall be submitted to Council and approved. The report shall certify that the development has been designed and constructed in accordance with the established noise criteria and recommendations outlined in the approved acoustic report.

Timing Prior to the occupation of the development

13 Acoustic barriers

Acoustic barriers must be designed and constructed in accordance with the recommendation detailed in the acoustic report prepared by Acoustic Works dated 4 December 2015 (Reference No. 2015443 R02 1486-1494 Gold Coast Highway, Palm Beach RTN ENV.doc).


14 Hours of operation of Level 4 outdoor recreational space

The activity is permitted to be undertaken between the hours of 7am and 10pm only.

Timing At all times

AMENITY

15 Sun Screening devices

The proposal should ensure exposed western windows to habitable spaces have suitable sun screening devices to reduce solar gain for the amenity of residents.

Timing

Prior to the occupation of the development

CONSTRUCTION MANAGEMENT

16 Construction management plan

Part A Construction Management Requirements

a The construction management plan must be submitted in accordance with the Application for Construction Management Plan form and Guidelines for Construction Management Plans are available on Council’s website.

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

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

ii Traffic management (including loading and unloading);

Timing

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

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


431 Adopted Report


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

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

v Building waste / refuse disposal; vi Presentation of hoarding to the street; vii Tree management.

c The construction management plan must demonstrate that: i the general public will be adequately protected

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

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

protection of Council assets will be well managed.

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

Part B Road/footpath Closure Requirements

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

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

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

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

works.

CAR PARKING AND ACCESS

17 Off street car parking facilities

a Off-street car parking facilities must be designed, constructed and maintained to the satisfaction of Council, in accordance with AS2890.1 (latest version).

Timing

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


432 Adopted Report


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

c A minimum combined total of 141 off-street car parking spaces must be provided for on-site, where at least 127 spaces are provided for residents and at least 14 spaces are provided for visitors.

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

18 Tandem car parking spaces

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

Timing

At all times.

19 Freely accessible visitor car parking

a All visitor car parking must be accessible, not subject to regulations or restrictions, to bona fide visitors for the duration of any visit to the site.

b Visitor car parking must have no gateways, doors or similar devices, including fobs or swipe cards that restrict access to those parking spaces.

c Visitor car parking must be clearly identifiable through the provision of appropriate signage and line marking. Signage and line marking must be designed, constructed and maintained to the satisfaction Council.

Timing


20 Bicycle parking

a Bicycle parking must be provided and maintained, to the satisfaction of the Chief Executive Officer and at no cost to Council, in accordance with the Cycling Aspects of Austroads Guides (2014) and the following: i A minimum of 112 Class 2 bicycle parking spaces

for residents; ii A minimum of 38 Class 3 bicycle parking spaces

for visitors; b The bicycle parking spaces are to:

i Enable wheels and frame to be located to the device without damaging the bicycle;

ii Be located outside pedestrian movement paths; iii Be accessible from the road; iv Be arranged so that parking and unparking

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

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

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

and viii Be protected from the weather.

Timing



433 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 21 Signs and line marking

In addition to signs and line marking required by AS2890.1, the following must be installed and maintained to the satisfaction of Council: a 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.

Timing


22 Sight lines to pedestrians

Where a driveway is two lane, two way and meets a property boundary to a public roadway, a clear (triangulated) sight line must be provided and maintained. The sight line must be 2 metres wide, provided on the exit side of the driveway, for a length of 2.5 metres back into the site, in accordance with Figure 3.3 – Minimum sight lines for pedestrian safety of AS2890.1. The area within these sight triangles must be kept clear of obstructions.

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

23 Auxiliary lane – Road works (Tallebudgera Drive)

Design and construct a Basic Right turn treatment (BAR) in Tallebudgera Drive, at the intersection of Nyrang Avenue, in accordance with Austroads Guide to Road Design Part 4A: Unsignalised and signalised intersections. The turn treatment is to be constructed within the existing pavement of Tallebudgera Drive. Yellow continuous ‘no stopping’ linemarking is to be installed for the full length of the turn treatment on Tallebudgera Drive to prohibit vehicle parking. The design must be certified by a Registered Professional Engineer of Queensland (RPEQ). An Operational Works application is required for approval for the design and construction of the works. Information note:

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

Timing Prior to the commencement of the use.

ELECTRICAL RETICULATION

24 Telecommunications – MCU

The applicant must: 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 If new pit and pipe infrastructure is required to be installed within the road reserve fronting the site, it must be suitably sized to cater for future installation of fibre optic cables.

Timing

Prior to commencement of the use.


434 Adopted Report


c Provide certification to Council, from the authorised telecommunications carrier/contractor, that the works and infrastructure required above have been undertaken and installed in accordance with telecommunications industry standards (eg. Telstra standards).

25 Electricity supply to MCU developments and private estates

The applicant must submit to Council a copy of the ‘Certificate of Supply’ from an authorised electricity supplier (e.g. ENERGEX) as evidence that underground a low-voltage electricity supply is available to the

development site and all proposed lots / dwellings within the site (i.e. sufficient for the ultimate use of the site).

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

c Any existing overhead electricity lines up to and including 11kV lines within or bounding the site (i.e. along the adjacent verge of Gold Coast Highway must be removed or placed underground.

Timing

Prior to the earlier of Council compliance assessment of subdivision plans or the commencement of the use.

26 Lots to be amalgamated

The following lot numbers: Lot 1 on RP116507 , Lot 190 on RP91634 , Lot 201 on RP93659 , Lot 23 on RP65819 , Lot 4 on RP97035 , Lot 11 on SP260587 must be amalgamated into one lot. The plan of amalgamation must be registered.

Timing

Prior to commencement of the use of the premises.

CITY ASSETS

27 Vehicular crossings

a A vehicular crossing (driveway entry within the road reserve) must be designed and constructed by the applicant (at no cost to Council) in accordance with the following Council Standard Drawing/s for vehicular crossings as applicable: i 05-02-301 Vehicular crossing industrial,

commercial and multi unit residential. b The applicant must apply for and obtain a licence from

Council for the construction of the vehicular crossing/s. c The vehicular crossing/s must be constructed to the

satisfaction of the Chief Executive Officer.

Timing

Prior to commencement of the use on the site.

28 Redundant vehicular crossings

All redundant vehicle crossings must be removed and kerb and channel reinstated in accordance with Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings. The removal and reinstatement must be to the satisfaction of the Chief Executive Officer, at no cost to Council.

Timing

Prior to the commencement of the use.


435 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 29 Reconstruction of kerb and channel / footpath

a The applicant must reconstruct all kerb and channel and footpath for the full frontage/s of the development site at Gold Coast Highway and Nyrang Avenue to meet the requirements of section 3.4 of Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.

b The reconstruction of any service pits or infrastructure necessary to achieve the requirements of Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings when constructing/reconstructing kerb and channel and footpaths is to be at the applicant’s cost and at no cost to Council.

Timing

Prior to the earlier of a request for compliance assessment of the subdivision plan or the commencement of the use of the premises.

30 Removal of redundant stormwater kerb adaptors / service pits

The applicant must, at the applicant’s cost and at no cost to Council, remove any redundant stormwater kerb adaptors and disused service pits from the kerb and channel (including any associated pipework across the footpath).

Timing

Prior to the earlier of a request for compliance assessment of the subdivision plan or the commencement of the use of the premises.

31 Connection to, alteration or realignment of Council infrastructure

a The applicant must, in respect of any connection to, alteration or realignment of Council infrastructure, regardless of its location (i.e. within road/park reserve or private property), do the following: i Ensure that the proposed works comply with

Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings;

ii Apply for and obtain a development permit for operational work (works for infrastructure) for the proposed works;

iii Enter into a bond agreement to ensure damage is not caused to Council infrastructure and to secure the satisfactory completion of the ‘On Maintenance’ period; and

iv Submit ‘As Constructed’ data in accordance with Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.

b The connection to, alteration or realignment, once approved, must be undertaken by the applicant, at no cost to Council, and be to the satisfaction of the Chief Executive Officer.

Information note: Such connection to, alteration or realignment works may include but not limited to, fire hydrants, water service meters,

Timing

Any connections, alterations or realignment must be completed prior to the commencement of the use of the premises, a request for compliance assessment of the subdivision plan or the issuing of a certificate of classification, whichever occurs first.


436 Adopted Report


sewer man hole covers, stormwater drainage infrastructure, reinstatement of disused driveway crossovers with kerb and channel, footpaths, road pavement, kerb and channel, kerb ramps, medians and traffic islands, road furniture, signage and linemarking. Where such works will require the alteration, realignment or in any way impact on other public utility infrastructure (e.g. telecommunications, electricity, gas) the applicant must obtain the necessary approvals from the relevant public utility authority prior to works commencing.

LANDSCAPE WORKS ON PUBLIC LAND

32 Detailed landscape plans for public road reserve to be submitted for approval a The applicant must submit to Council for approval

detailed landscape plans, by making a development application for Operational work (public landscape work).

b Landscape works must not commence in the public road reserve until Council has issued a development permit for Operational work (public landscape work), or unless otherwise approved by a Council Officer from the Open Space Assessment Branch.

c Without limiting the requirements of the City Plan’s Landscape Work Code, the detailed landscape plan must: i Be prepared by a qualified landscape architect or

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

landscape intent (‘SLI’) titled ‘Landscape Design Intent, DA04, for 1486-1494 Gold Coast Highway, Palm Beach prepared by Form Landscape Architects dated 5 May 2016’;

iii Reflect the final approved development layout; iv Comply with City Plan’s SC6.9 – Land

Development Guidelines; i For works in the public road reserve, comply with

the following requirements: A No street trees are to be planted within the

public road reserve identified as potential road resumption;

B Non-standard surface treatment for hardscape elements are not approved within the public road reserve;

C All built structures associated with an entry statement must be located within private property;

D Existing vehicle crossovers along the Gold Coast Highway must be reinstated with turf;

E All built structures, garden beds and retaining

Timing Prior to any landscape works occurring.


437 Adopted Report


walls must be setback 600mm from the public road reserve.

d The applicant must provide landscape maintenance schedules as part of the public landscape application in accordance with the City Plan’s SC6.9 – Land Development Guidelines and SC6.10 – Landscape Work Policy.

Timing

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

ACID SULFATE SOILS (ASS)

33 Excavation/filling requiring consideration of acid sulfate soil

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

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

Timing

At all times.

34 Acid sulfate soil investigation

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

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

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

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

features.

35 Preparation of acid sulfate soil management plan

At the completion of the investigation required by the above condition, an acid sulfate soil management plan (‘ASSMP’) directed towards enabling works to be undertaken in a safe and effective manner must be prepared in accordance with: a The Queensland Acid Sulfate Soil Technical Manual

Version 4.0 (November 2002, Dear et al); and b Conditions of this approval.

Timing



438 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 36 Compliance assessment of acid sulfate soil management

plan

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

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

• The City Plan’s Change to Ground Level and Creation of New Waterways Development Code; and

• The City Plan Policy for Acid Sulfate Soils Management. Compliance assessor: Gold Coast City Council When the request for compliance assessment must be made

Before the earlier of: • A development application for operational work; or • Any works commencing on site. The acid sulfate soil management plan is not an approved plan until a compliance certificate has been issued in respect of it.

37 Compliance certificate with future operational work development applications

A copy of the compliance certificate for the acid sulfate soil management plan must be provided with any future operational work development applications for changes to ground level or civil works.

LANDSCAPE WORKS ON PRIVATE LAND

38 Detailed landscape plan to be submitted for approval

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

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

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

Landscape Intent, being plan no 151010 rev DA04,

Timing

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


439 Adopted Report


title STATEMENT OF LANDSCAPE INTENT, date 05/05/2016, prepared by FORM;

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

iv Comply with City Plan Policy – Landscape Work; and

v Demonstrate compliance with the following: A Frontage feature tree species must be

evergreen canopy trees with a minimum bag size of 400 litre or ex-ground at the time of planting;

B All other tree species must be evergreen canopy trees with a minimum bag size of 100litre at the time of planting;

C Bio-basin tree species must be able to match those specified in City Plan Policy – Land Development Guidelines – SC6.9.3 Water Sensitive Urban Design with a minimum bag size of 100 litre at the time of planting;

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

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

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

G Details of soil depth and volume of all planted boxes for all landscape plantings must be demonstrated;

H Feature shrub species must be a minimum 300 litre pot size at the time of planting;

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

J The detailed landscape plan must show locations of, and a cross-sectional detail of the bio-retention systems that are required by the Stormwater Management Plan prepared for the site. The cross-sectional detail must identify the filter media depth and the surface treatment proposed for the systems. The detailed landscape plan must also incorporate an appropriate list of species in the plant schedule which are suitable for a bio-retention area. Planting densities within the bio-retention area must match those specified in City Plan Policy – Land Development Guidelines – SC6.9.3 Water Sensitive Urban Design.


440 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 39 Planter boxes

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

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

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

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

Timing

At all times.

40 Frontage Fencing

Any frontage fencing for this development must comply with one of, or a combination of, the following: a The fence is not forward of the building line; or b The fence is set back a minimum 600mm within the site

boundary and screen shrub plantings are incorporated between the fence and the boundary; or

c The fence includes articulations measuring minimum 600mm x 600mm x 50% of the frontage fence length and screen shrub plantings are included within the articulations; or

d The fence is of pool type or similar and screen shrub plantings are included immediately internal to the fence to provide privacy.

Timing

At all times.

41 Green Walls/Roof, Trellis and Arbors

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

nutritional requirements of these vegetative systems will be consistently met according to best horticultural practices;

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

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

function as intended.

Timing

As indicated in the wording of the condition.


441 Adopted Report


VEGETATION MANAGEMENT

42 Vegetation works OPW application required

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

be removed and which vegetation is proposed to be retained.

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

• greater than four metres in height; • equal to, or in excess of, 40 centimetres in girth

(circumference) measured at 1.4 metres above average ground level irrespective of the domain or LAP;

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

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

Timing

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

HYDRAULICS AND STORMWATER MANAGEMENT

43 No loss of floodplain storage

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

Timing

At all times.

44 No worsening of hydraulic conditions

The development must be designed and constructed so as to result in: a No increase in peak flow rates downstream from the site; b No increase in flood levels external to the site; and c No increase in duration of inundation external to the site

that could cause loss or damage.

Timing

At all times.

45 Alteration of overland flow paths

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

Timing

At all times.


442 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 46 Certification of earthworks compliance with flood

management report

The applicant must submit to Council a certification from a Registered Professional Engineer Queensland (RPEQ) specialising in hydraulics stating that the earthworks comply with the approved flood management report, being “Residential Development 1488 Gold Coast Highway, Palm Beach - Flood Code Assessment Report” dated 18 January 2016 prepared by Michael Bale & Associates Pty Ltd, 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: a Includes existing and proposed triangulated surface

meshes which can be produced by computer terrain modelling software packages such as Civil-Cad, 12D or KEAYS; and

b Has been compared with the pre-development surface levels to ensure that no loss of floodplain storage has occurred.

Information note:


Timing

The certification must be submitted to Council immediately after completion of the earthworks.

47 Building floor levels

a Building floor levels of habitable rooms must be at least 300mm above the Council's designated flood level.

b Building floor levels of garages and non-habitable rooms, constructed at approximately the same level as the main dwelling and attached to the main dwelling, must be at or above the designated flood level.

c Car parks must not be inundated by more than 600mm during 100 year ARI flood events..

Timing

At all times.

48 Stormwater management plan to be complied with

The applicant must submit certification from a Registered Professional Engineer Queensland (RPEQ) specialised in stormwater management confirming that all works have been carried out and completed in accordance with the approved stormwater management plan, being “Residential Development 1488 Gold Coast Highway, Palm Beach – Stormwater Management Plan” dated 14 January 2016 prepared by Michael Bale & Associates Pty Ltd. Information note:


Timing

The certification must be submitted prior to the commencement of the use of the premises.


443 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 49 GPT in basement car park

a A gross pollutant trap (hydrocarbon and litter separator) must be installed within the underground car park areas to treat water prior to discharging to the existing Council stormwater network.

Timing

At all times.

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

Timing

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

50 Agreement to remove hydrocarbons for GPT

a The applicant must ensure that: i Hydrocarbons and other waste captured by the

gross pollutant trap are regularly removed by an appropriately licensed waste removal entity; and

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

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

Timing

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

51 Preparation of dewatering management plan

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

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

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

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

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

and odour issues; f Measures and techniques to manage geotechnical

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

engineering specifications for dewatering effluent

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444 Adopted Report


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

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

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

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

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

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

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

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

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

52 Compliance assessment of dewatering management plan

The dewatering management plan is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed

• State Planning Policy (DSDIP, July 2014); • The City Plan - Changes to Ground Level and Creation of

New Waterways Development Code; • The City Plan Policy – Acid Sulfate Soils Management; and • Guidelines for Dewatering Management Plan (CoGC,

October 2014). Compliance assessor: Council of the City of Gold Coast When the request for compliance assessment must be made


445 Adopted Report


Prior to the earlier of:

• A development application for operational work (inclusive of change to ground level, works for infrastructure, vegetation clearing/tree works or landscape work) or;

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

53 Compliance certificate with future operational work development applications

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

54 Works must be carried out in accordance with the approved dewatering management plan

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

OCEAN FRONT REQUIREMENTS

55 Excavated sand

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

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

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

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

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

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

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

Timing

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

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


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Council.

GEOTECHNICAL

56 Preparation of basement excavation stability assessment report

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

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

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

sections; and iii Inlcude detailed stability calculations

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

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

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

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

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

construction period of at least three months in order to ensure no adverse impact on the stability and integrity of the adjacent properties/structures;

ii Which includes plans and cross-sectional drawings showing the locations and parameters to be monitored, frequency of monitoring and threshold value of any parameter that will trigger immediate cessation of all site works in order to maintain the stability and integrity of the adjacent

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447 Adopted Report


properties/structures; and iii Which includes a contingency plan in the event

that instability of the adjacent properties/structures arises or is detected during the construction period; and

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

57 Compliance assessment of basement excavation stability assessment report

The basement excavation stability assessment report is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed

• City Plan’s Landslide Hazard Overlay Code; • City Plan’s Change to Ground Level and Creation of New

Waterways Code; and • City Plan policy – Land Development Guidelines.

Compliance assessor: City of Gold Coast When the request for compliance assessment must be made

Prior to issuing of any building works approval or any works commencing on site.

The basement excavation stability assessment report is not an approved report until a compliance certificate has been issued in respect of it.

58 Compliance certificate with future building work development applications

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

59 Basement excavation and associated drawings are consistent with approved report

The applicant must submit to Council certification from a

Timing

Prior to the issue of a development permit


448 Adopted Report


Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering confirming that the basement excavation and retention design drawings have incorporated all geotechnical measures recommended in the Council approved basement excavation stability assessment report.

for building works.

60 Basement excavation and dewatering must be carried out in accordance with approved report

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

Timing

At all times while works are occurring.

61 Basement excavation and ground anchoring issues

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

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

b If the proposed basement excavation does require ground anchoring into adjacent Council maintained road reserves, the applicant must, prior to obtaining a development permit for building works or change to ground level ancillary to building works as approved by a private certifier, or prior to the issue of any operational works approval (change to ground level) by Council, obtain a separate Permit from Council to Interfere with a Road – Temporary Ground Anchors (Subordinate Local Law 11.1 Section 5). The applicant is advised to contact (07) 5582 8866 for lodging an application for this permit. A copy of this permit shall be accompanied with the building works application.

Advisory note:

• The installation of any ground anchors into any adjacent private property will require approval of the relevant property owner(s) and is not assessed or approved by Council.

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

Timing

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


449 Adopted Report


PLUMBING AND DRAINAGE

62 Application for compliance permit for sewerage works required

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

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

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

and c comply with Council’s Waste Management Policy

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

Information note:

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

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

Timing

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

63 Application for compliance permit for water supply plumbing work required

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

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

Guidelines. Information note:

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

Timing

Prior to works occurring.


450 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 64 Application for compliance permit for fire services

plumbing work required

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

Timing

Prior to works occurring.

65 Individual sub-metering to be provided

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

Plumbing and Drainage. b For complexes that are dual reticulated, a sub-meter

shall be supplied for each service. c Automatic Meter Reading (AMR) technology shall be

utilised where free access for meter reading cannot be provided.

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

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

Timing

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

SEWERAGE

66 Sewer reticulation

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

b The size of the sewer property service connection shall be a minimum 150 mm in accordance with Section 4.5.4 of the SEQ Sewerage Design & Construction Code (SEQ D&C Code).

Timing


67 Design, construction and standard of sewer reticulation

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

Timing

At all times.


451 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 68 Connection point

The existing 150 mm gravity main within the subject site must be used as the connection point, unless otherwise approved by Gold Coast Water.

Timing


69 Redundant sewer property connections

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

Timing

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

70 Connection and disconnection – arrangements with Gold Coast Water

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

Timing

Prior to connection and/or disconnection to existing infrastructure.

71 Ownership, operation and maintenance of private sewerage infrastructure

Private sewer reticulation located within and/or outside the development site (including any private pump station and private rising mains) shall be owned, operated and maintained by the Principal Body Corporate/owners.

Timing

At all times.

72 Public utility sewer easements to be provided

Public utility sewer easements must be provided for the purposes of access, maintenance and construction of services, in favour of and at no cost to Council, over Council’s sewer infrastructure located in private land. Such easements must meet the following requirements: a Easement widths must comply with the requirements

specified in South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code) for sewerage infrastructure.

b The applicant must provide to Council a certification from the Registered Land Surveyor that the easements are correctly located over the infrastructure and meet the requirements of paragraph (a) of this condition.

c The terms of such easements shall be to the satisfaction of Council’s Chief Executive Officer.

d Easement plans and associated documents must be duly signed by the owner of the burdened land (and any mortgagees, if necessary) before they are submitted to Council for execution.

e When registering the easements, the Form 9 document shall refer to Registered Standard Terms Document No. 707918364.

Timing

The terms of the easement shall be executed prior to the earlier of compliance assessment of the Reconfiguring of a Lot plan


452 Adopted Report


f No landscaping works involving deep rooted tree/shrub plantings are permitted within Council’s easement.

73 No building work over or within Council easements and minimum distance from Council infrastructure

a No building work is permitted over or within any Council public utility easements.

b All proposed buildings and structures must be located a minimum distance of 1.5 metres from Council infrastructure, unless otherwise approved by Gold Coast Water.

c A minimum 2.4m unobstructed vertical clearance from the finished surface level must be maintained.

d Whichever is less, a minimum horizontal clearance of: 1. 1.2m must be maintained from the outer edge of

the maintenance hole cover frame, or 2. 1.3m must be maintained from the centre of the

maintenance hole. Note: (Option 2) Determined on request. Investigation to be performed by an authorised person.

in accordance with Section 1.7.1 SEQ-BOAA-S1 Maintenance Hole/Shaft Clearance Requirements of the Gold Coast Waters Network Modifications, Extension and Connections Policy Procedure.

Timing

At all times during works and then maintained.

WATER SUPPLY RETICULATION

74 Water supply reticulation (potable only)

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

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

Timing


75 Design, construction and standard of water supply reticulation

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

Timing

At all times.

76 Connection point

The existing 100 mm main in Gold Coast Highway must be used as the potable water supply connection point, unless otherwise approved by Gold Coast Water

Timing



453 Adopted Report

ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 77 Installation of property service, water meter box and

meter

The applicant must: a Submit an Operational Works (OPW) application, for

Council’s approval, for water meters 100mm and above; b Following approval of the OPW (if required), make

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

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

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

Timing


78 Individual sub-metering to be provided

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

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


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

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

e Must comply with Gold Coast Waters Network Modifications, Extension and Connections Policy and Procedure.

Timing

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

79 Connection and disconnection – arrangements with Gold Coast Water

Any connections and disconnections to the existing water network must be at the applicant’s cost. The applicant must obtain written approval for the connection and disconnection to

Timing

Prior to connection and/or disconnection to existing infrastructure.


454 Adopted Report


the existing water network from Gold Coast Water (phone 1300 694 222).

80 Supply standard

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

Timing

At all times.

81 Fire loading

Fire loading must not exceed 15L/s for 2 hours duration, unless otherwise approved by Gold Coast Water.

Timing

At all times.

82 Potable Water Supply – Maximum Offtake from Council's Water Network

The maximum instantaneous offtake flow for Multi Residential Dwellings and Commercial/Industrial Development shall be in accordance with Table 4.1 of Gold Coast Water Network Modifications, Extension and Connections Policy Procedure. Advice note: The applicant shall determine the expected maximum domestic flow rate and any on-site storage that may be required should that flow rate exceed the maximum allowable.

Timing

Prior to submission of hydraulic calculations for Building Works.

83 Ownership, operation and maintenance of private water infrastructure

Private water reticulation located within the development site (including private booster pump) shall be owned, operated and maintained by the Principal Body Corporate/owners.

Timing

At all times

ADVISORY NOTES TO APPLICANT

B Conditions contained within the Decision Notice

Where applicable, conditions of approval in this Decision Notice have a separate timing component to clarify when compliance with the condition must be achieved. This timing component forms part of the condition itself.

C Referral agencies

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

Referral agency Address Jurisdiction

Department of Infrastructure, Local Government and Planning

PO Box 3290, Australia Fair

SOUTHPORT QLD 4215

State-controlled road - Schedule 7, table 3, item 1

Making a material change of use of premises if any part of the land –

(a) is within 25m of a State-controlled road; or (b) is future State-controlled road; or


455 Adopted Report


(c) abuts a road that intersects with a State-controlled road within 100m of the land

D Rights of appeal

The applicant has a right of appeal to the Planning and Environment Court regarding this decision, pursuant to section 461 of the Sustainable Planning Act 2009. A copy of that section is attached to the decision notice. For particular material changes of use, an appeal can also be made to a Building and Development Committee. Please refer to the prerequisites in sections 519 and 522 of the Sustainable Planning Act 2009, attached to this decision notice, to determine whether you have appeal rights to a Building and Development Committee.

E Applicant responsibilities

The applicant is responsible for securing all necessary approvals and tenure, providing statutory notifications and complying with all relevant laws. Nothing in this decision notice alleviates the need for the applicant to comply with all relevant local, State and Commonwealth laws and to ensure appropriate tenure arrangements have been made where the use of/reliance upon land other than that owned by the applicant is involved. Without limiting this obligation, the applicant is responsible for: a Obtaining all other/further necessary approvals, licences, permits, resource

entitlements etc by whatever name called required by law before the development the subject of this approval can be lawfully commenced and to carry out the activity for its duration;

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

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

d Ensuring the correct siting of structures on the land. An identification survey demonstrating correct siting and setbacks of structures may be requested of the applicant to ensure compliance with this decision notice and applicable codes;

e Providing Council with proof of payment of the Portable Long Service Leave building construction levy (or proof of appropriate exemption) where the value of the Operational Works exceeds $150,000. Acceptable proof of payment is a Q.Leave – Notification and Payment Form approved by the Authority. Proof of payment must be provided before Council can issue a development permit for the Operational Works. This is a requirement of section 77(1) of the Building and Construction Industry (Portable Long Service Leave) Act 1991; and

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

F 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


456 Adopted Report


relevant local, State and Commonwealth laws and to ensure appropriate tenure arrangements have been made where the use of/reliance upon land other than that owned by the applicant is involved. Without limiting this obligation, the applicant is responsible for: a Obtaining all other/further necessary approvals, licences, permits, resource







G Indigenous cultural heritage legislation and duty of care requirement

The Aboriginal Cultural Heritage Act 2003 (‘AHCA’) is administered by the Department of Aboriginal and Torres Strait Islander and Multicultural Affairs (DATSIMA). The AHCA establishes a duty of care to take all reasonable and practicable measures to ensure any activity does not harm Aboriginal cultural heritage. This duty of care: a Is not negated by the issuing of this development approval; b Applies on all land and water, including freehold land; c Lies with the person or entity conducting an activity; and d If breached, is subject to criminal offence penalties. Those proposing an activity involving surface disturbance beyond that which has already occurred at the proposed site must observe this duty of care. Details of how to fulfil this duty of care are outlined in the duty of care guidelines gazetted with the AHCA. The applicant should contact DATSIMA’s Cultural Heritage Coordination Unit on (07) 3405 3050 for further information on the responsibilities of developers under the AHCA.

H Greenhouse gas emissions

As part of Council’s commitment to reducing greenhouse gas emissions Council is


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encouraging the expansion of the natural gas reticulation network. In particular, the use of natural gas hot water systems will result in significantly less greenhouse gas emissions than equivalent electric storage hot water systems. The applicant should contact the local natural gas reticulator (APA Group) to arrange an assessment of the suitability of the proposed development for connection to the existing gas reticulation network. Please contact Ramon O’Keefe on 0438708798 or email: ramon.o’[email protected].

I Infrastructure charges

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

J Obligation to ensure electrical safety

Under the Electrical Safety Act 2002 you have an obligation to ensure your business or undertaking is conducted in an electrically safe way, whether or not it is electrical work. If there is a reasonable likelihood that your work may cause a person, vehicle, operating plant or equipment to come into contact with an overhead electric line, you must consult with the person in control of powerlines. Persons, vehicles, operating plant or equipment must stay outside the defined exclusion zone applicable to the powerline. Information note: An exclusion zone sets the minimum safe approach distance to the powerline. Guidance on exclusion zones can be found in the Code of Practice - Working Near Exposed Live Parts issued by the Electrical Safety Office. For further information, including codes of practice and legislation, either check the Department of Employment and Industrial Relations’ web site – www.deir.qld.gov.au, or contact the Electrical Safety Office Info line – 1300 650 662.

K Study/Media Rooms

There are development approval conditions prohibiting the conversion of study and/or media rooms into additional bedrooms. All property owner(s) must ensure compliance with these conditions. Please refer to Gold Coast City Council’s PN file and Decision Notice for further information. A copy of Council’s Decision Notice is available for viewing via Gold Coast City Council Planning and Development Online website www.goldcoastcity.com.au/pdonline.

Author: Authorised by: Kevin Travers Dyan Currie Senior Planner Director Planning and Environment June 2016


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Committee Recommendation Adopted At Council 26 July 2016 COMMITTEE RECOMMENDATION CP16.0720.005 moved Cr Owen-Jones seconded Cr O'Neill That Council resolves as follows:

Real property description Lot 1 on RP116507 , Lot 190 on RP91634 , Lot 201 on RP93659 , Lot 23 on RP65819, Lot 4 on RP97035, Lot 11 on SP260587

Address of property 1488 - 1496 Gold Coast Highway, Palm Beach Area of property 3,571m2 Decision type Development permit for material change of use for

Multiple Dwellings (112 dwelling units) Further development permits Operational Works (Landscape Works), Building Work

and Operational Works (Works for Infrastructure) Further compliance permits Water Supply, Sewerage Works, Compliance assessment required for documents or works

Waste Management Plan

NATURE OF DECISION

A Council approves the issue of a development permit for material change of use for Multiple Dwellings (112 dwelling units), subject to the following conditions:

APPROVED DRAWINGS 1 Development to be generally in accordance with specified plans/drawings

The development must be carried out generally in accordance with the approved plans/drawings listed below, stamped and returned to the applicant with this decision notice.

Plan No. Rev. Title Date Prepared by 4.3 B Pedestrian and Traffic Circulation June 2016 BDA 4.4 A Landscape Open Space & Recreation May 2016 BDA

4.4 A Upper Level Open Space & Recreation May 2016 BDA

5.1 A Development Summary May 2016 BDA 6.3 A Materials and Colours May 2016 BDA 6.4 A Waste Management May 2016 BDA 6.5 A Setbacks – Ground to Level 3 May 2016 BDA 6.6 A Setbacks – Level 4 to Level 6 May 2016 BDA 7.1 A Basement Plan 2 May 2016 BDA 7.2 A Basement Plan 1 May 2016 BDA 7.3 A Ground Floor Plan May 2016 BDA 7.4 A Level 1 Floor Plan May 2016 BDA


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ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 7.5 A Level 2 Floor Plan May 2016 BDA 7.6 A Level 3 Floor Plan May 2016 BDA 7.7 A Level 4 Floor Plan May 2016 BDA 7.8 A Level 5 Floor Plan May 2016 BDA 7.9 A Level 6 Floor Plan May 2016 BDA 7.10 A Roof Plan May 2016 BDA 7.11 A Unit types A, A1, B May 2016 BDA 7.12 A Unit types C, D, E May 2016 BDA 7.13 A Unit types F, F1, F2 May 2016 BDA 7.14 A Unit types G, G1, G2 May 2016 BDA 7.15 A Unit types I, J, K May 2016 BDA 7.16 A Unit types L & M May 2016 BDA 7.17 A East Elevation May 2016 BDA 7.18 A North Elevation May 2016 BDA 7.19 A South Elevation May 2016 BDA 7.20 A West Elevation May 2016 BDA 7.21 A Section A May 2016 BDA 7.22 A Section B May 2016 BDA 7.23 A Section C May 2016 BDA 7.24 A Section D & E May 2016 BDA

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

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

Timing At all times.


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ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 3 Decision notice and approved plans/drawings to be

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

Timing As indicated within the wording of the condition.

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


5 Use of Studies Rooms illustrated on the floor plans of the various dwelling units as ‘Study’ must not be converted into additional bedrooms. The community management statement for the building is to preclude the ‘Study’ areas being converted to a bedroom at any time. A Notation to this effect has been attached to the property.

Timing At all times

HEALTH AND REGULATORY SERVICES 6 Waste management plan

The development must be designed and constructed in accordance with the approved Waste Management Plan (WMP) prepared by Mark Rigby & Associates dated December 2015 (Reference No. MRA15-099). . Any proposed changes to the approved WMP must be submitted to, and approved by, Council prior to implementing any proposed structural changes.

Timing Prior to commencement of the use.

7 Waste chute – design and construction The waste chute must be located in accordance with plans prepared by BDA Architecture dated May 2016 (Reference No. 382200 Issue A), and be designed and constructed in accordance with the following requirements: a Adequate strength for its purpose, including additional

reinforcing where necessary at joins, bends and hopper intersections,

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

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

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

d Installed in a fire rated duct and ventilated in compliance with building requirements of the National



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Construction Code – Building Code of Australia e Comply with the waste chute manufacturer’s technical

specifications and /or operational limitations, including installation design features and ancillary equipment required to prevent blockages and noise disturbances

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

8 Waste disposal points – design and construction A waste disposal point / hopper must be located on each residential floor in accordance with plans prepared by BDA Architecture dated May 2016 (Reference No. 382200 Issue A), and be designed and constructed in accordance with the following requirements: a Located to ensure the handle of the hopper is at least

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

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

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

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


9 Bulk bins – storage point within building structure The bulk bin storage point within the building must be located and constructed within a purpose-built storage room, in accordance with Basement Plan 1 prepared by BDA Architects dated May 2016 (Reference 382200 Issue A). The design and construction of the storage room must comply with the following requirements: a Air-locked b Fly and vermin proofed c Used solely for the storage of waste d Constructed hardstand area with a solid concrete base

or acceptable equivalent e Graded to fall to a drainage point f Drainage point to be connected to sewer in accordance

with trade waste requirements g Provided with a hosecock for cleaning the bins h Fire rated and ventilated in accordance with the

‘National Construction Code – Building Code of Australia’

i The doors must be wide enough to allow for the easy removal of the largest container to be stored



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j The walls, ceiling, floor and equipment of each waste storage room must be designed and constructed of impervious material with a smooth finish to allow for easy cleaning

k Graded floor to fall to a drainage point/s, connected to sewer in accordance with trade waste requirements

l Adequate artificial lighting must be provided m Must permit unobstructed access for removal of the

containers to the service point and for positioning of the containers correctly in relation to the waste chute

10 Bulk bins – Servicing Point The bulk bin servicing point must be located in accordance with Ground Floor Plan prepared by BDA Architects dated May 2016 (Reference 382200 Issue A), and be designed and constructed in accordance with the following requirements: a Sufficient access and clearance for the waste collection

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

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

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

d Located at least five (5) metres from any door, window or fresh air intake within the development or any adjoining site

e Constructed hardstand with a solid concrete base or acceptable equivalent

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

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

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

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


11 Acoustic design and construction a The development must be designed and constructed in

accordance with the recommendations outlined in the acoustic report prepared by Acoustic Works dated 9 May 2016 (Reference No. 2015443 R04 1486-1494 Gold Coast Highway, Palm Beach RTN ENV.doc).

b Any alteration to the design or construction of the

Timing As indicated in the wording of the condition


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

12 Acoustic compliance report An acoustic compliance report prepared by a suitably qualified acoustic consultant shall be submitted to Council and approved. The report shall certify that the development has been designed and constructed in accordance with the established noise criteria and recommendations outlined in the approved acoustic report.


13 Acoustic barriers Acoustic barriers must be designed and constructed in accordance with the recommendation detailed in the acoustic report prepared by Acoustic Works dated 4 December 2015 (Reference No. 2015443 R02 1486-1494 Gold Coast Highway, Palm Beach RTN ENV.doc).


14 Hours of operation of Level 4 outdoor recreational space The activity is permitted to be undertaken between the hours of 7am and 10pm only.

Timing At all times

AMENITY 15 Sun Screening devices

The proposal should ensure exposed western windows to habitable spaces have suitable sun screening devices to reduce solar gain for the amenity of residents.


CONSTRUCTION MANAGEMENT 16 Construction management plan

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

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

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

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

ii Traffic management (including loading and unloading);

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

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

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

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


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with disabilities); v Building waste / refuse disposal; vi Presentation of hoarding to the street; vii Tree management.

c The construction management plan must demonstrate that: i the general public will be adequately protected

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

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

protection of Council assets will be well managed.

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

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

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

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

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

CAR PARKING AND ACCESS 17 Off street car parking facilities

a Off-street car parking facilities must be designed, constructed and maintained to the satisfaction of Council, in accordance with AS2890.1 (latest version).

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

c A minimum combined total of 141 off-street car parking spaces must be provided for on-site, where at least 127 spaces are provided for residents and at least 14 spaces are provided for visitors.



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

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


19 Freely accessible visitor car parking a All visitor car parking must be accessible, not subject to

regulations or restrictions, to bona fide visitors for the duration of any visit to the site.

b Visitor car parking must have no gateways, doors or similar devices, including fobs or swipe cards that restrict access to those parking spaces.

c Visitor car parking must be clearly identifiable through the provision of appropriate signage and line marking. Signage and line marking must be designed, constructed and maintained to the satisfaction Council.


20 Bicycle parking a Bicycle parking must be provided and maintained, to the

satisfaction of the Chief Executive Officer and at no cost to Council, in accordance with the Cycling Aspects of Austroads Guides (2014) and the following: i A minimum of 112 Class 2 bicycle parking spaces

for residents; ii A minimum of 38 Class 3 bicycle parking spaces

for visitors; b The bicycle parking spaces are to:

i Enable wheels and frame to be located to the device without damaging the bicycle;

ii Be located outside pedestrian movement paths; iii Be accessible from the road; iv Be arranged so that parking and unparking

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

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

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

and viii Be protected from the weather.


21 Signs and line marking In addition to signs and line marking required by AS2890.1, the following must be installed and maintained to the satisfaction of Council: a 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



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to be provided along the route and where bicycle parking is provided.

22 Sight lines to pedestrians Where a driveway is two lane, two way and meets a property boundary to a public roadway, a clear (triangulated) sight line must be provided and maintained. The sight line must be 2 metres wide, provided on the exit side of the driveway, for a length of 2.5 metres back into the site, in accordance with Figure 3.3 – Minimum sight lines for pedestrian safety of AS2890.1. The area within these sight triangles must be kept clear of obstructions.


23 Auxiliary lane – Road works (Tallebudgera Drive) Design and construct a Basic Right turn treatment (BAR) in Tallebudgera Drive, at the intersection of Nyrang Avenue, in accordance with Austroads Guide to Road Design Part 4A: Unsignalised and signalised intersections. The turn treatment is to be constructed within the existing pavement of Tallebudgera Drive. Yellow continuous ‘no stopping’ linemarking is to be installed for the full length of the turn treatment on Tallebudgera Drive to prohibit vehicle parking. The design must be certified by a Registered Professional Engineer of Queensland (RPEQ). An Operational Works application is required for approval for the design and construction of the works. Information note: This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).


ELECTRICAL RETICULATION 24 Telecommunications – MCU

The applicant must: 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 If new pit and pipe infrastructure is required to be installed within the road reserve fronting the site, it must be suitably sized to cater for future installation of fibre optic cables.

c Provide certification to Council, from the authorised telecommunications carrier/contractor, that the works and infrastructure required above have been undertaken and installed in accordance with telecommunications industry standards (eg. Telstra standards).

Timing Prior to commencement of the use.

25 Electricity supply to MCU developments and private estates The applicant must submit to Council a copy of the ‘Certificate

Timing Prior to the earlier of Council compliance assessment of


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of Supply’ from an authorised electricity supplier (e.g. ENERGEX) as evidence that underground a low-voltage electricity supply is available to the

development site and all proposed lots / dwellings within the site (i.e. sufficient for the ultimate use of the site).

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

c Any existing overhead electricity lines up to and including 11kV lines within or bounding the site (i.e. along the adjacent verge of Gold Coast Highway must be removed or placed underground.

subdivision plans or the commencement of the use.

26 Lots to be amalgamated The following lot numbers: Lot 1 on RP116507 , Lot 190 on RP91634 , Lot 201 on RP93659 , Lot 23 on RP65819 , Lot 4 on RP97035 , Lot 11 on SP260587 must be amalgamated into one lot. The plan of amalgamation must be registered.

Timing Prior to commencement of the use of the premises.

CITY ASSETS 27 Vehicular crossings

a A vehicular crossing (driveway entry within the road reserve) must be designed and constructed by the applicant (at no cost to Council) in accordance with the following Council Standard Drawing/s for vehicular crossings as applicable: i 05-02-301 Vehicular crossing industrial,

commercial and multi unit residential. b The applicant must apply for and obtain a licence from

Council for the construction of the vehicular crossing/s. c The vehicular crossing/s must be constructed to the

satisfaction of the Chief Executive Officer.

Timing Prior to commencement of the use on the site.

28 Redundant vehicular crossings All redundant vehicle crossings must be removed and kerb and channel reinstated in accordance with Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings. The removal and reinstatement must be to the satisfaction of the Chief Executive Officer, at no cost to Council.


29 Reconstruction of kerb and channel / footpath a The applicant must reconstruct all kerb and channel and

footpath for the full frontage/s of the development site at Gold Coast Highway and Nyrang Avenue to meet the requirements of section 3.4 of Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.

b The reconstruction of any service pits or infrastructure necessary to achieve the requirements of Planning Scheme Policy 11 – Land Development Guidelines,

Timing Prior to the earlier of a request for compliance assessment of the subdivision plan or the commencement of the use of the premises.


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Standard Specifications and Drawings when constructing/reconstructing kerb and channel and footpaths is to be at the applicant’s cost and at no cost to Council.

30 Removal of redundant stormwater kerb adaptors / service pits The applicant must, at the applicant’s cost and at no cost to Council, remove any redundant stormwater kerb adaptors and disused service pits from the kerb and channel (including any associated pipework across the footpath).

Timing Prior to the earlier of a request for compliance assessment of the subdivision plan or the commencement of the use of the premises.

31 Connection to, alteration or realignment of Council infrastructure a The applicant must, in respect of any connection to,

alteration or realignment of Council infrastructure, regardless of its location (i.e. within road/park reserve or private property), do the following: i Ensure that the proposed works comply with

Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings;

ii Apply for and obtain a development permit for operational work (works for infrastructure) for the proposed works;

iii Enter into a bond agreement to ensure damage is not caused to Council infrastructure and to secure the satisfactory completion of the ‘On Maintenance’ period; and

iv Submit ‘As Constructed’ data in accordance with Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.

b The connection to, alteration or realignment, once approved, must be undertaken by the applicant, at no cost to Council, and be to the satisfaction of the Chief Executive Officer.

Information note: Such connection to, alteration or realignment works may include but not limited to, fire hydrants, water service meters, sewer man hole covers, stormwater drainage infrastructure, reinstatement of disused driveway crossovers with kerb and channel, footpaths, road pavement, kerb and channel, kerb ramps, medians and traffic islands, road furniture, signage and linemarking. Where such works will require the alteration, realignment or in any way impact on other public utility infrastructure (e.g. telecommunications, electricity, gas) the applicant must obtain the necessary approvals from the relevant public utility authority prior to works commencing.

Timing Any connections, alterations or realignment must be completed prior to the commencement of the use of the premises, a request for compliance assessment of the subdivision plan or the issuing of a certificate of classification, whichever occurs first.


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ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 LANDSCAPE WORKS ON PUBLIC LAND 32 Detailed landscape plans for public road reserve to be

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

detailed landscape plans, by making a development application for Operational work (public landscape work).

b Landscape works must not commence in the public road reserve until Council has issued a development permit for Operational work (public landscape work), or unless otherwise approved by a Council Officer from the Open Space Assessment Branch.

c Without limiting the requirements of the City Plan’s Landscape Work Code, the detailed landscape plan must: i Be prepared by a qualified landscape architect or

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

landscape intent (‘SLI’) titled ‘Landscape Design Intent, DA04, for 1486-1494 Gold Coast Highway, Palm Beach prepared by Form Landscape Architects dated 5 May 2016’;

iii Reflect the final approved development layout; iv Comply with City Plan’s SC6.9 – Land

Development Guidelines; i For works in the public road reserve, comply with

the following requirements: A No street trees are to be planted within the

public road reserve identified as potential road resumption;

B Non-standard surface treatment for hardscape elements are not approved within the public road reserve;

C All built structures associated with an entry statement must be located within private property;

D Existing vehicle crossovers along the Gold Coast Highway must be reinstated with turf;

E All built structures, garden beds and retaining walls must be setback 600mm from the public road reserve.

Timing Prior to any landscape works occurring.

d The applicant must provide landscape maintenance schedules as part of the public landscape application in accordance with the City Plan’s SC6.9 – Land Development Guidelines and SC6.10 – Landscape Work Policy.

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


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ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 ACID SULFATE SOILS (ASS) 33 Excavation/filling requiring consideration of acid sulfate

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

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


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

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

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

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

features. 35 Preparation of acid sulfate soil management plan

At the completion of the investigation required by the above condition, an acid sulfate soil management plan (‘ASSMP’) directed towards enabling works to be undertaken in a safe and effective manner must be prepared in accordance with: a The Queensland Acid Sulfate Soil Technical Manual

Version 4.0 (November 2002, Dear et al); and b Conditions of this approval.

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



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Matters or things against which the document must be assessed • State Planning Policy 2/02: Planning and Management

Development Involving Acid Sulfate Soils (with Guideline for SPP 2/02);

• The City Plan’s Change to Ground Level and Creation of New Waterways Development Code; and

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

37 Compliance certificate with future operational work development applications A copy of the compliance certificate for the acid sulfate soil management plan must be provided with any future operational work development applications for changes to ground level or civil works.

LANDSCAPE WORKS ON PRIVATE LAND 38 Detailed landscape plan to be submitted for approval

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

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

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

Landscape Intent, being plan no 151010 rev DA04, title STATEMENT OF LANDSCAPE INTENT, date 05/05/2016, prepared by FORM;

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

iv Comply with City Plan Policy – Landscape Work; and

v Demonstrate compliance with the following: A Frontage feature tree species must be

evergreen canopy trees with a minimum bag size of 400 litre or ex-ground at the time of

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


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planting; B All other tree species must be evergreen

canopy trees with a minimum bag size of 100litre at the time of planting;

C Bio-basin tree species must be able to match those specified in City Plan Policy – Land Development Guidelines – SC6.9.3 Water Sensitive Urban Design with a minimum bag size of 100 litre at the time of planting;

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

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

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

G Details of soil depth and volume of all planted boxes for all landscape plantings must be demonstrated;

H Feature shrub species must be a minimum 300 litre pot size at the time of planting;

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

J The detailed landscape plan must show locations of, and a cross-sectional detail of the bio-retention systems that are required by the Stormwater Management Plan prepared for the site. The cross-sectional detail must identify the filter media depth and the surface treatment proposed for the systems. The detailed landscape plan must also incorporate an appropriate list of species in the plant schedule which are suitable for a bio-retention area. Planting densities within the bio-retention area must match those specified in City Plan Policy – Land Development Guidelines – SC6.9.3 Water Sensitive Urban Design.

39 Planter boxes a Planter boxes where trees are to be planted must

possess a minimum surface area of 6 square metres; Tree species must be chosen which are suitable for root zones growing in confined planting locations.

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

c Tree species planted with root zones adjacent to structures must have root control barriers and or



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structure strengthening systems installed. Full demonstration of these systems is required to accompany the detailed landscape plan; and

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

40 Frontage Fencing Any frontage fencing for this development must comply with one of, or a combination of, the following: a The fence is not forward of the building line; or b The fence is set back a minimum 600mm within the site

boundary and screen shrub plantings are incorporated between the fence and the boundary; or

c The fence includes articulations measuring minimum 600mm x 600mm x 50% of the frontage fence length and screen shrub plantings are included within the articulations; or

d The fence is of pool type or similar and screen shrub plantings are included immediately internal to the fence to provide privacy.


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

nutritional requirements of these vegetative systems will be consistently met according to best horticultural practices;

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

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

function as intended.

Timing As indicated in the wording of the condition.

VEGETATION MANAGEMENT 42 Vegetation works OPW application required

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

be removed and which vegetation is proposed to be

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


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

• greater than four metres in height; • equal to, or in excess of, 40 centimetres in girth

(circumference) measured at 1.4 metres above average ground level irrespective of the domain or LAP;

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

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

HYDRAULICS AND STORMWATER MANAGEMENT 43 No loss of floodplain storage

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


44 No worsening of hydraulic conditions The development must be designed and constructed so as to result in: a No increase in peak flow rates downstream from the site; b No increase in flood levels external to the site; and c No increase in duration of inundation external to the site

that could cause loss or damage.


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


46 Certification of earthworks compliance with flood management report The applicant must submit to Council a certification from a Registered Professional Engineer Queensland (RPEQ) specialising in hydraulics stating that the earthworks comply with the approved flood management report, being “Residential Development 1488 Gold Coast Highway, Palm Beach - Flood Code Assessment Report” dated 18 January 2016 prepared by Michael Bale & Associates Pty Ltd, 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: a Includes existing and proposed triangulated surface

meshes which can be produced by computer terrain modelling software packages such as Civil-Cad, 12D or KEAYS; and

b Has been compared with the pre-development surface levels to ensure that no loss of floodplain storage has

Timing The certification must be submitted to Council immediately after completion of the earthworks.


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

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

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

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

c Car parks must not be inundated by more than 600mm during 100 year ARI flood events..


48 Stormwater management plan to be complied with The applicant must submit certification from a Registered Professional Engineer Queensland (RPEQ) specialised in stormwater management confirming that all works have been carried out and completed in accordance with the approved stormwater management plan, being “Residential Development 1488 Gold Coast Highway, Palm Beach – Stormwater Management Plan” dated 14 January 2016 prepared by Michael Bale & Associates Pty Ltd. Information note: This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).

Timing The certification must be submitted prior to the commencement of the use of the premises.

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

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


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

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

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

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

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

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

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


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ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 51 Preparation of dewatering management plan

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

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

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

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

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

and odour issues; f Measures and techniques to manage geotechnical

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

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

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

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

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

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

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

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

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

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



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ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 52 Compliance assessment of dewatering management plan

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

New Waterways Development Code; • The City Plan Policy – Acid Sulfate Soils Management; and • Guidelines for Dewatering Management Plan (CoGC,

October 2014). Compliance assessor: Council of the City of Gold Coast When the request for compliance assessment must be made Prior to the earlier of: • A development application for operational work (inclusive of

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

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

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

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

OCEAN FRONT REQUIREMENTS 55 Excavated sand

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

Council for approval. The sand management plan must

Timing The sand management plan must be submitted to Council for approval prior to


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outline appropriate actions to ensure excavated sand is appropriately cleaned, treated, placed, levelled and stabilised.

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

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

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

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

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

commencement of works on site.

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

GEOTECHNICAL 56 Preparation of basement excavation stability assessment

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

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

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

sections; and iii Inlcude detailed stability calculations

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

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

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



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

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

construction period of at least three months in order to ensure no adverse impact on the stability and integrity of the adjacent properties/structures;

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

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

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

57 Compliance assessment of basement excavation stability assessment report The basement excavation stability assessment report is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • City Plan’s Landslide Hazard Overlay Code; • City Plan’s Change to Ground Level and Creation of New

Waterways Code; and • City Plan policy – Land Development Guidelines. Compliance assessor: City of Gold Coast When the request for compliance assessment must be made Prior to issuing of any building works approval or any works


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commencing on site. The basement excavation stability assessment report is not an approved report until a compliance certificate has been issued in respect of it.

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

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

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

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

Timing At all times while works are occurring.

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

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

b If the proposed basement excavation does require ground anchoring into adjacent Council maintained road reserves, the applicant must, prior to obtaining a development permit for building works or change to ground level ancillary to building works as approved by a private certifier, or prior to the issue of any operational works approval (change to ground level) by Council, obtain a separate Permit from Council to Interfere with a Road – Temporary Ground Anchors (Subordinate Local Law 11.1 Section 5). The applicant is advised to contact (07) 5582 8866 for lodging an application for this permit. A copy of this permit shall be accompanied with the building works application.

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


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

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

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

PLUMBING AND DRAINAGE 62 Application for compliance permit for sewerage works

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

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

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

and c comply with Council’s Waste Management Policy

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

Information note: • Sewerage works must not be carried out until a compliance

permit under the Plumbing and Drainage Act 2002 has been issued by Council for the works.

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

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

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

Timing Prior to works occurring.


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

Guidelines. Information note: Water supply plumbing works must not be carried out until a compliance permit under the Plumbing and Drainage Act 2002 has been issued by Council for the works.

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

Timing Prior to works occurring.

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

Plumbing and Drainage. b For complexes that are dual reticulated, a sub-meter

shall be supplied for each service. c Automatic Meter Reading (AMR) technology shall be


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

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

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

SEWERAGE 66 Sewer reticulation

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

b The size of the sewer property service connection shall be a minimum 150 mm in accordance with Section 4.5.4 of the SEQ Sewerage Design & Construction Code (SEQ D&C Code).



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ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 67 Design, construction and standard of sewer reticulation

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


68 Connection point The existing 150 mm gravity main within the subject site must be used as the connection point, unless otherwise approved by Gold Coast Water.


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

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

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

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

71 Ownership, operation and maintenance of private sewerage infrastructure Private sewer reticulation located within and/or outside the development site (including any private pump station and private rising mains) shall be owned, operated and maintained by the Principal Body Corporate/owners.


72 Public utility sewer easements to be provided Public utility sewer easements must be provided for the purposes of access, maintenance and construction of services, in favour of and at no cost to Council, over Council’s sewer infrastructure located in private land. Such easements must meet the following requirements: a Easement widths must comply with the requirements

specified in South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code) for sewerage infrastructure.

b The applicant must provide to Council a certification from the Registered Land Surveyor that the easements are correctly located over the infrastructure and meet the requirements of paragraph (a) of this condition.

c The terms of such easements shall be to the satisfaction of Council’s Chief Executive Officer.

d Easement plans and associated documents must be

Timing The terms of the easement shall be executed prior to the earlier of compliance assessment of the Reconfiguring of a Lot plan


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duly signed by the owner of the burdened land (and any mortgagees, if necessary) before they are submitted to Council for execution.

e When registering the easements, the Form 9 document shall refer to Registered Standard Terms Document No. 707918364.

f No landscaping works involving deep rooted tree/shrub plantings are permitted within Council’s easement.

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

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

minimum distance of 1.5 metres from Council infrastructure, unless otherwise approved by Gold Coast Water.

c A minimum 2.4m unobstructed vertical clearance from the finished surface level must be maintained.

d Whichever is less, a minimum horizontal clearance of: 1. 1.2m must be maintained from the outer edge of

the maintenance hole cover frame, or 2. 1.3m must be maintained from the centre of the

maintenance hole. Note: (Option 2) Determined on request. Investigation to be performed by an authorised person.

in accordance with Section 1.7.1 SEQ-BOAA-S1 Maintenance Hole/Shaft Clearance Requirements of the Gold Coast Waters Network Modifications, Extension and Connections Policy Procedure.

Timing At all times during works and then maintained.

WATER SUPPLY RETICULATION 74 Water supply reticulation (potable only)

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

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


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



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ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 76 Connection point

The existing 100 mm main in Gold Coast Highway must be used as the potable water supply connection point, unless otherwise approved by Gold Coast Water


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

Council’s approval, for water meters 100mm and above; b Following approval of the OPW (if required), make

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

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

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


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

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


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

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

e Must comply with Gold Coast Waters Network Modifications, Extension and Connections Policy and Procedure.

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


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ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 79 Connection and disconnection – arrangements with Gold

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

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

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


81 Fire loading Fire loading must not exceed 15L/s for 2 hours duration, unless otherwise approved by Gold Coast Water.


82 Potable Water Supply – Maximum Offtake from Council's Water Network The maximum instantaneous offtake flow for Multi Residential Dwellings and Commercial/Industrial Development shall be in accordance with Table 4.1 of Gold Coast Water Network Modifications, Extension and Connections Policy Procedure. Advice note: The applicant shall determine the expected maximum domestic flow rate and any on-site storage that may be required should that flow rate exceed the maximum allowable.

Timing Prior to submission of hydraulic calculations for Building Works.

83 Ownership, operation and maintenance of private water infrastructure Private water reticulation located within the development site (including private booster pump) shall be owned, operated and maintained by the Principal Body Corporate/owners.

Timing At all times

ADVISORY NOTES TO APPLICANT B Conditions contained within the Decision Notice

Where applicable, conditions of approval in this Decision Notice have a separate timing component to clarify when compliance with the condition must be achieved. This timing component forms part of the condition itself.

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

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

PO Box 3290, Australia Fair

SOUTHPORT QLD 4215

State-controlled road - Schedule 7, table 3, item 1

Making a material change of use of premises if any part of the land –

(a) is within 25m of a State-


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controlled road; or (b) is future State-controlled road; or (c) abuts a road that intersects with a State-controlled road within 100m of the land

D Rights of appeal The applicant has a right of appeal to the Planning and Environment Court regarding this decision, pursuant to section 461 of the Sustainable Planning Act 2009. A copy of that section is attached to the decision notice. For particular material changes of use, an appeal can also be made to a Building and Development Committee. Please refer to the prerequisites in sections 519 and 522 of the Sustainable Planning Act 2009, attached to this decision notice, to determine whether you have appeal rights to a Building and Development Committee.

E Applicant responsibilities The applicant is responsible for securing all necessary approvals and tenure, providing statutory notifications and complying with all relevant laws. Nothing in this decision notice alleviates the need for the applicant to comply with all relevant local, State and Commonwealth laws and to ensure appropriate tenure arrangements have been made where the use of/reliance upon land other than that owned by the applicant is involved. Without limiting this obligation, the applicant is responsible for: a Obtaining all other/further necessary approvals, licences, permits, resource








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ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 F Applicant responsibilities

The applicant is responsible for securing all necessary approvals and tenure, providing statutory notifications and complying with all relevant laws. Nothing in this decision notice alleviates the need for the applicant to comply with all relevant local, State and Commonwealth laws and to ensure appropriate tenure arrangements have been made where the use of/reliance upon land other than that owned by the applicant is involved. Without limiting this obligation, the applicant is responsible for: a Obtaining all other/further necessary approvals, licences, permits, resource







G Indigenous cultural heritage legislation and duty of care requirement The Aboriginal Cultural Heritage Act 2003 (‘AHCA’) is administered by the Department of Aboriginal and Torres Strait Islander and Multicultural Affairs (DATSIMA). The AHCA establishes a duty of care to take all reasonable and practicable measures to ensure any activity does not harm Aboriginal cultural heritage. This duty of care: a Is not negated by the issuing of this development approval; b Applies on all land and water, including freehold land; c Lies with the person or entity conducting an activity; and d If breached, is subject to criminal offence penalties. Those proposing an activity involving surface disturbance beyond that which has already occurred at the proposed site must observe this duty of care. Details of how to fulfil this duty of care are outlined in the duty of care guidelines gazetted with the AHCA. The applicant should contact DATSIMA’s Cultural Heritage Coordination Unit on (07) 3405 3050 for further information on the responsibilities of developers under the AHCA.


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ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 H Greenhouse gas emissions

As part of Council’s commitment to reducing greenhouse gas emissions Council is encouraging the expansion of the natural gas reticulation network. In particular, the use of natural gas hot water systems will result in significantly less greenhouse gas emissions than equivalent electric storage hot water systems. The applicant should contact the local natural gas reticulator (APA Group) to arrange an assessment of the suitability of the proposed development for connection to the existing gas reticulation network. Please contact Ramon O’Keefe on 0438708798 or email: ramon.o’[email protected].

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

J Obligation to ensure electrical safety Under the Electrical Safety Act 2002 you have an obligation to ensure your business or undertaking is conducted in an electrically safe way, whether or not it is electrical work. If there is a reasonable likelihood that your work may cause a person, vehicle, operating plant or equipment to come into contact with an overhead electric line, you must consult with the person in control of powerlines. Persons, vehicles, operating plant or equipment must stay outside the defined exclusion zone applicable to the powerline. Information note: An exclusion zone sets the minimum safe approach distance to the powerline. Guidance on exclusion zones can be found in the Code of Practice - Working Near Exposed Live Parts issued by the Electrical Safety Office. For further information, including codes of practice and legislation, either check the Department of Employment and Industrial Relations’ web site – www.deir.qld.gov.au, or contact the Electrical Safety Office Info line – 1300 650 662.

K Study/Media Rooms There are development approval conditions prohibiting the conversion of study and/or media rooms into additional bedrooms. All property owner(s) must ensure compliance with these conditions. Please refer to Gold Coast City Council’s PN file and Decision Notice for further information. A copy of Council’s Decision Notice is available for viewing via Gold Coast City Council Planning and Development Online website www.goldcoastcity.com.au/pdonline.

CARRIED ADOPTED AT COUNCIL 26 JULY 2016 RESOLUTION G16.0726.016 moved Cr Vorster seconded Cr Caldwell

That Committee Recommendation CP16.0720.005 be adopted as printed in the City Planning Committee Report. CARRIED BY SUPER MAJORITY


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mailto:[email protected]

http://www.deir.qld.gov.au/

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

GCCC Maps

0 74 148 m

ProjectionMGA94, Zone 56

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

ATTACHMENT 5.1


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7.7PERSPECTIVE VIEW 1P E R S P EC T I V E V I E W 16.7ATTACHMENT 5.2 (page 1 of 4 pages)


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PERSPECTIVE VIEW 1P E R S P EC T I V E V I E W 26.8


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CLIENT

JFC DEVELOPMENT PTY LTDDISCLAIMERThese drawings are conceptual design drawings only.The information contained herewith is subject to designdevelopment and further input from independant planning,structural, services and other technical consultants.

COPYRIGHTCopyright in this drawing is the property of BDAArchitecture and may not be retained, copied in whole or inpart or used other than for the specific uses, licence andsite for which it has been prepared and issued.

PROJECT NAME

1486 - 1494 GOLD COAST HIGHWAYDRAWING

A2.204PROJECT NO.: 382200

DATE: 6/05/2016

SCALE:

DRAWING NO. ISSUE

GROUND FLOOR - No Labels

The information contained herewith is subject to design developmentand further input from independent structural, services and othertechnical consultants.

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1:300 @ A3 B

The information contained herewith is subject to design developmentand further input from independent structural, services and othertechnical consultants.

PUBLIC PATHWAY

VEHICULAR CIRCULATION

PEDESTRIAN PATHWAY

PEDESTRIAN ENTRY

BASEMENT ACCESS

BICYCLE PARKING

VISITOR PARKING

LIFTS

MAIL BOXES

GROUND / ENTRY LEVEL PLAN (1:400)

GROUND FLOOR APARTMENT COURTYARD PEDESTRIAN ENTRY

TURNING BAY

SIGHT TRIANGLE

SWIPE ACCESS CONTROL TO BASEMENT

FIRE EXIT ROUTE

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P E D E S T R I A N & T R A F F I C C I R C U L AT I O N4.3

PLANS AND DOCUMENTS referred to in the

DEVELOPMENT APPROVAL Application No:……………………………………. Dated: …………………………………………….. Development shall comply with the conditions of approval as detailed in the Decision Notice and Council’s Planning Scheme, Local Laws and Planning Policies

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4 July 2016

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GROUND / ENTRY LEVEL PLAN

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Communal pedestrian entry with feature pavement

Feature stone clad walls

Private entry with gate house

PWD access ramp

Private terrace

Bio-retention area

Fire egress path

Buffer planting to natural ground

Arbour with climbers over

Carpark

Driveway entry to carpark

Low groundcovers to maintain sight lines

Podium planting with screen planting and small shade trees

Bike racks

Visitor bike storage

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LEVEL 4 FLOOR PLAN

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Outdoor Terrace

Residents Lounge

Pool and BBQ Recreation Area

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SEQ South Region (Gold Coast)7 Short StreetPO Box 3290 Australia FairSouthport, QLD 4215

Our reference: SDA-0316-028750Your reference: PN20115/01/DA1

MCU201600279

24 May 2016

Chief Executive OfficerCity of Gold CoastPO Box 5042GCMC QLD 9729

Via email: [email protected]

Dear Sir/Madam

Concurrence agency response—with conditions1486-1496 Gold Coast Highway and 5 Nyrang Avenue, Palm Beach – Lot 1 on RP116507, Lot 190 on RP91634, Lot 201 on RP93659, Lot 23 on RP65819, Lot 4 on RP97035 and Lot 11 on SP260587 (Given under section 285 of the Sustainable Planning Act 2009)

The referral agency material for the development application described below was received by the Department of Infrastructure, Local Government and Planning under section 272 of the Sustainable Planning Act 2009 on 11 March 2016.

Applicant detailsApplicant name: J.F.C. Developments Pty Ltd C/- Enhance Urban Planning

Applicant contact details: PO Box 7143SOUTHPORT PARK QLD [email protected]

Site detailsStreet address: 1486-1496 Gold Coast Highway and 5 Nyrang Avenue,

Palm Beach

Lot on plan: Lot 1 on RP116507, Lot 190 on RP91634, Lot 201 on RP93659, Lot 23 on RP65819, Lot 4 on RP97035 and Lot 11 on SP260587

Local government area: City of Gold Coast

Application details

ATTACHMENT 5.4 (Page 1 of 139 pages)


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SDA-0316-028750

Department of Infrastructure, Local Government and Planning Page 2

Proposed development: Development Permit for a Material Change of Use to establish a Multiple Dwelling (112 units)

Referral triggersThe development application was referred to the department under the following provisions of the Sustainable Planning Regulation 2009:

Referral trigger Schedule 7, Table 3, Item 1—State-controlled Road

ConditionsUnder section 287(1)(a) of the Sustainable Planning Act 2009, the conditions set out in Attachment 1 must be attached to any development approval.

Reasons for decision to impose conditionsUnder section 289(1) of the Sustainable Planning Act 2009, the department must set out the reasons for the decision to impose conditions. These reasons are set out in Attachment 2.

Further adviceUnder section 287(6) of the Sustainable Planning Act 2009, the department offers advice about the application to the assessment manager—see Attachment 3.

Approved plans and specificationsThe department requires that the following plans and specifications set out below and in Attachment 4 must be attached to any development approval.

Drawing/Report Title Prepared by Date Reference no.

Version/Issue

Aspect of development: Development Permit- Material Change of Use Multiple Dwellings (112 dwellings)Architectural Drawings 7.1- 7.10

BDA May 2016 382200 A

Noise Assessment Report Acousticworks 4 December 2015

2015443 RO2 -

Acoustics RFI Response Acousticworks 9 May 2016 2015443 LO2 -

TP Sketch Department of Transport and Main Roads

24 March 2016

11B/TP160004 B

A copy of this response has been sent to the applicant for their information.

For further information, please contact Isaac Harslett, Principal Planning Officer, SARA SEQ


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South-Gold Coast on 5644 3222, or email [email protected] who will be pleased to assist.

Yours sincerely

Kim Kirstein A/Manager - Planning

cc: J.F.C. Developments Pty Ltd C/- Enhance Urban Planning, [email protected]: Attachment 1—Conditions to be imposed

Attachment 2—Reasons for decision to impose conditionsAttachment 3—Further adviceAttachment 4—Approved Plans and Specifications


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Attachment 1—Conditions to be imposed

No. Conditions Condition timingDevelopment Permit- Material Change of Use Multiple Dwellings (112 dwellings)Pursuant to section 255D of the Sustainable Planning Act 2009, the chief executive administering the Act nominates the Director-General of the Department of Transport and Main Roads (DTMR) to be the assessing authority for the development to which this development approval relates for the administration and enforcement of any matter relating to the following condition(s):

1. The development must be generally in accordance with the Noise Assessment Report prepared by Acousticworks dated 4 December 2015, reference 2015443 RO2,in particular:

the acoustic barriers identified in Figures 6 and 7 of Section 9.2.1 of the report are to be constructed in accordance with the requirements outlined in the report.

Noise attenuation measures to ensure construction is compliant with the internal LAeq(1h) criterion of 35 dBA in all noise sensitive rooms.

Prior to the commencement of use and to be maintained at all times.

2. The development must be generally in accordance with the Acoustics RFI Response, prepared by Acousticworks dated 9 May 2016, reference 2015443 LO2,in particular:

the recommendation of the use of ‘solid balustrades.’ Balustrades are to be solid, free of gaps, holes or openings other than gaps required for drainage purposes in accordance with the Building Code of Australia.

Noise attenuation measures to ensure construction is compliant with the internal LAeq(1h) criterion of 35 dBA in all noise sensitive rooms.

Prior to the commencement of use and to be maintained at all times.

3. a) The existing vehicular property access located between Lots 23 RP 65819, Lot 1 RP 116507, Lot 190 RP 91634 and Lot 4 RP 97035 and Lot 11 SP 260587 and Gold Coast Highway must be permanently closed and removed.

(b) The kerb and channelling and footpath between the pavement edge and the property boundary must be reinstated in accordance with City of Gold Coast’s Land Development Guidelines identified in schedule 6.9 in the Gold Coast City Plan.

Prior to the commencement of use.

4. The setback area shown on TP Sketch prepared DTMR dated 24 March 2016, reference 11B/TP160004 and revision B, must be kept free of any permanent buildings, structures and improvements (including car parks, swimming pools and advertising signs) above and below the ground at all times.

Prior to commencement of use and to be maintained at all times.

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No. Conditions Condition timing5. The development must be carried out generally in accordance

with the following plans: Architectural Drawings 7.1- 7.10 prepared by BDA dated

May 2016, reference 382200 and revision A

Prior to the commencement of use and to be maintained at all times

6. The development must be in accordance with the Stormwater Management Plan prepared by Michael Bale and Associates dated 14 January 2016, reference R002-G15132 and revision.

At all times.


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Attachment 2—Reasons for decision to impose conditions

The reasons for this decision are: To ensure development is undertaken in accordance with the submitted Noise Assessment

Report and addendum Noise Assessment Report. To ensure development is not located within future planned upgrade areas. To ensure development is carried out generally in accordance with the plans of development

submitted with the application. To ensure that the impacts of stormwater events associated with development are minimised

and managed to avoid creating any adverse impacts on the state-transport corridor.

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MCU201600279

Attachment 3—Further advice

General advice1. Under section 33 of the Transport Infrastructure Act 1994, written approval is required from

the DTMR to carry out works within the State-controlled road reserve. An application for approval can be made by sending the relevant form and supporting information to [email protected]. Copies of the form and additional information regarding this process can be obtained from http://www.tmr.qld.gov.au/Community-and-environment/Planning-and-development/Other-matters-requiring-approval.aspx

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mailto://[email protected]

http://www.tmr.qld.gov.au/Community-and-environment/Planning-and-development/Other-matters-requiring-approval.aspx

http://www.tmr.qld.gov.au/Community-and-environment/Planning-and-development/Other-matters-requiring-approval.aspx

SDA-0316-028750



MCU201600279

Attachment 4—Approved plans and specifications

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Proposed Development 1486-1494 Gold Coast Highway

Palm Beach

ACOUSTIC REPORT

Client: JFC Development Pty Ltd Reference: Date Issued:2015443 R02 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc 4th December 2015

PLANS AND DOCUMENTS referred to in the DEVELOPMENT APPROVAL

Date: .....................................

Approval no: ......................................SDA-0316-028750

24 May 2016


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2015443 R02 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2015

Page 2

Document Information Contact Details Acoustic Works 2/8 Castlemaine St Coorparoo QLD 4151 (07) 3393 2222 ABN: 56 157 965 056

PO Box 1271 Coorparoo QLD 4151

PO Box 1866 Kingscliff NSW 2487

Greg Pearce Ph: 0450 337 375 Email: [email protected]

Mark Enersen Ph: 0409 317 416 Email: [email protected]

Report Register Date Revision Author Reviewer

04/12/15 DRAFT Paul Lonard Mark Enersen

Disclaimer Reports produced by Acoustic Works are prepared for a particular Client’s objective and are based on a specific scope, conditions and limitations, as agreed between Acoustic Works and the Client. Under no circumstances shall information and/or report(s) prepared by Acoustic Works be used by other parties other than the Client without first obtaining written permission from Acoustic Works.


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TABLE OF CONTENTS 1.Introduction .................................................................................................................. 5 2.Site Description ............................................................................................................. 5

2.1 Site Location ............................................................................................................. 5 2.2 Proposal ................................................................................................................... 6 2.3 Acoustic Environment ................................................................................................ 6

3.Equipment ..................................................................................................................... 6 4.Noise Monitoring ........................................................................................................... 7

4.1 Receivers and Noise Monitoring Locations ................................................................... 7 4.2 Unattended Noise Monitoring ..................................................................................... 8

5.Existing Noise Levels ..................................................................................................... 9 5.1 Road Traffic and Ambient Noise Levels ....................................................................... 9

6.Noise Criteria ............................................................................................................... 10 6.1 Road Traffic Noise Criteria ....................................................................................... 10

6.1.1 State Development Assessment Provisions (SDAP) ............................................ 10 6.1.2 Queensland Design Code MP4.4 ....................................................................... 11

6.2 Environmental Noise Criteria .................................................................................... 11 6.2.1 Acoustic Quality Objectives .............................................................................. 11 6.2.2 Background Creep ........................................................................................... 11

7.Road Traffic Assessment ............................................................................................. 13 7.1 Traffic Volumes ....................................................................................................... 13 7.2 Road Traffic Noise Verification .................................................................................. 13 7.3 Predicted Road Traffic Noise Levels - 2025 ................................................................ 13

7.3.1 Unit Numbering ............................................................................................... 21 8.Environmental Assessment ......................................................................................... 25

8.1 Onsite Activities....................................................................................................... 25 8.2 Acoustic Quality Objectives ...................................................................................... 25 8.3 Background Creep ................................................................................................... 26

9.Recommendations ....................................................................................................... 28 9.1 Road Traffic Noise ................................................................................................... 28

9.1.1 Glazing & Noise Category ................................................................................. 28 9.1.2 Alternative Ventilation ...................................................................................... 36 9.1.3 Wall Construction ............................................................................................ 36 9.1.4 Roof Construction ............................................................................................ 36

9.2 Environmental Noise ................................................................................................ 37 9.2.1 Acoustic Barrier ............................................................................................... 37 9.2.2 Waste collection .............................................................................................. 38

10. Conclusion ............................................................................................................ 39 11. Appendices............................................................................................................ 40

11.1 Development Plans .................................................................................................. 40 11.2 Noise Monitoring Charts ........................................................................................... 45


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TABLE INDEX

Table 1: Measured road traffic and ambient noise levels - all time periods ........................................ 9 Table 2: SDAP road traffic noise criteria ....................................................................................... 10 Table 3: Applicable SDAP road traffic noise criteria ....................................................................... 10 Table 4: Queensland Design Code Noise Categories ..................................................................... 11 Table 5: Acoustic Quality Objectives at Noise Sensitive Properties .................................................. 11 Table 6: Background creep noise limits ........................................................................................ 12 Table 7: Traffic Volumes ............................................................................................................ 13 Table 8: Comparison of Measured and Predicted Noise Levels ....................................................... 13 Table 9: Predicted road traffic noise impacts and ratings ............................................................... 13 Table 10: Communal Recreation Area – TMR Criteria .................................................................... 19 Table 11: Acoustic quality objective noise levels, 1 hour ............................................................... 25 Table 12: Predicted 15 minute compliance .................................................................................. 26 Table 13: QDC Noise Category & Glazing Treatments ................................................................... 28

FIGURE INDEX

Figure 1: Site Location (Not to Scale) ............................................................................................ 5 Figure 2: Receivers and Noise Monitoring Locations ........................................................................ 7 Figure 3: Predicted Noise Level - Ground Level ............................................................................. 20 Figure 4: Predicted Noise Level - Level 4(Inc. Pool Area) ............................................................... 20 Figure 5: Predicted Noise Level - Level 6...................................................................................... 21 Figure 6: Recommended Acoustic Barrier - Ground Level ............................................................... 37 Figure 7: Recommended Acoustic Barrier - Pool Area .................................................................... 38

............................................................................................................................................................


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1. Introduction The following report is in response to a request by JFP Development Pty Ltd for a noise impact assessment of a proposed residential development at 1486-1494 Gold Coast Highway, Palm Beach. The site is potentially affected by road traffic noise. Unattended noise monitoring was conducted, and assessments of noise impacts were produced. Based upon the predicted noise levels, recommendations regarding acoustic treatments are specified.

2. Site Description 2.1 Site Location The site is described by the following: 1486-1496 Gold Coast Highway, Palm Beach Lot 190 on RP91634, Lot 4 on RP97035, Lot 11 SP260587, Lot 1 on RP116507, Lot 23 on RP65819 and lot 201 on RP93659. Refer to Figure 1 for site location.

Figure 1: Site Location (Not to Scale)

Site


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A comprehensive site survey was conducted on the 16th November, 2015 and identified the following:

a) The site currently has a 2 storey brick residence, single storey brick units, single storey fibro building and a single storey fibro residence.

b) 3 storey residential units bound the site to the north and west with 2 storey dwellings on the south side of the development.

c) The Gold Coast Highway is located adjacent the eastern site boundary separating the development from multi-story residential apartments.

d) Nyrang Avenue is adjacent to the west boundary of lot 201 RP93659.

2.2 Proposal The proposal is to construct seven storey residential apartments comprised of the following:

Site area of 3,571m2.

112 residential apartments, comprising of 1,2, and 3 bedroom units.

Car parking: A total of 152 car parking spaces shall be provided over two basement levels and the ground floor.

A recreation/pool area and terrace will be located on level 4. Common dining room with terrace on level 5.

Site access is via Nyrang Avenue.

Refer to the Appendices for development plans.

2.3 Acoustic Environment The ambient noise environment at the site is primarily affected by traffic noise from the Gold Coast Highway. To ensure compliance of onsite activities to surrounding sensitive receivers, a detailed assessment was conducted, with the results presented in Section 8.

3. Equipment The following equipment was used to record noise levels:

Rion NL42 Environmental noise monitor (SN#221357).

BSWA Technology Co. Ltd Sound Calibrator (SN # 44095).

The noise monitor holds current NATA Laboratory Certification and was field calibrated before and after the monitoring period, with no significant drift from the reference signal recorded.


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4. Noise Monitoring

4.1 Receivers and Noise Monitoring Locations The nearest residential receiver locations were identified as follows;

1. A 2 storey residential dwelling is located adjacent the southern site boundary at – 1484 Gold Coast Highway approximately 2m from the site.

2. A 2 storey residential dwelling located adjacent the south west corner of the property boundary at – 3 Twentyeighth Avenue approximately 2m from the site.

3. 3 storey units located to the south west of site boundary at – 7 Nyrang Avenue approximately 1.5m from the site.

4. 3 storey units located north west of the site at – 3 Nyrang Avenue approximately 2.5m from the site.

5. 3 storey units north of the site at – 1498 Gold Coast Highway approximately 20m from site.

6. 3 storey units north east of the site at – 1499 Gold Coast Highway approximately 41m from site.

7. 4 storey units south east of the site at – 1479 Gold Coast Highway approximately 39m from site.

These locations were chosen as being representative of the nearest residential receivers to the proposed development. Refer to Figure 2 for these locations.

Figure 2: Receivers and Noise Monitoring Locations

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4.2 Unattended Noise Monitoring A Rion NL42 environmental noise monitor was placed at 1486 Gold Coast Highway, 6m from the nearest lane of Gold Coast Highway to measure road traffic and ambient noise levels. The monitor was located in a free field position with the microphone approximately 1.4 metres above ground surface level. The noise monitor was set to record noise levels between the 16th and 23rd November 2015. Due to battery issues the logger stopped recording on the 21st of November. The environmental noise monitors were set to record noise levels in "A" Weighting, Fast response using 15 minute statistical intervals. Ambient noise monitoring was conducted generally in accordance with Australian Standard AS1055:1997 Acoustics – Description and measurement of environmental noise with road traffic conducted in accordance with Australian Standard AS2702:1984 ‘Acoustics - Methods for the measurement of road traffic noise’. Refer to Figure 2 for noise monitoring locations.


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5. Existing Noise Levels Section 5.1 presents the measured ambient noise levels from the unattended noise monitoring survey. Any periods of inclement weather or extraneous noise was omitted from the measured data prior to determining the results.

5.1 Road Traffic and Ambient Noise Levels The road traffic and ambient noise levels measured at the monitoring location are as follows;

Table 1: Measured road traffic and ambient noise levels - all time periods

Day Date L10 (18h)

L90 (18h)

L90 (8h)

L90 dB(A) Day Eve Night

Monday 16/11/15 - - - - 50 43 Tuesday 17/11/15 69 52 43 55 49 44

Wednesday 18/11/15 69 52 42 54 49 42 Thursday 19/11/15 69 52 43 55 50 43

Friday 20/11/15 70 53 44 56 51 44 Saturday 21/11/15 - - - - - -

Overall value 69 52 43 55 50 44

Road traffic data from the weekend was not utilised as it is not considered relevant to the assessment. Refer to the appendix for graphical representation.


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6. Noise Criteria

6.1 Road Traffic Noise Criteria As the development is located near a state controlled road (Gold Coast Highway), the SDAP criteria applies.

6.1.1 State Development Assessment Provisions (SDAP)

The criteria applied are in accordance with Module 1 of the “State Development Assessment Provisions” (SDAP) Version 1.7 dated 23rd November 2015 by the Department of State Development, Infrastructure and Planning. The policy sets out matters of interest for development assessment of developments near state controlled roads or multi-modal corridors. The applicable criteria for the development in the year 2025 (ten year planning horizon) requires road traffic noise to be assessed in accordance with Table 1.1.1 of the policy statement as follows;

Table 2: SDAP road traffic noise criteria

Activity Criteria

All facades of accommodation activities or residential care facilities

≤60 dB(A) L10 (18h) façade corrected If measured L90 (8h) free field between 10pm and 6am is ≤40dB(A)

≤63 dB(A) L10 (18h) façade corrected If measured L90 (8h) free field between 10pm and 6am is >40dB(A)

All private open spaces of accommodation activities and residential care facilities (free field)

≤57 dB(A) L10 (18h) free field If measured L90 (18h) free field between 6am and 12 midnight is ≤45dB(A)

≤60 dB(A) L10 (18h) free field If measured L90 (18h) free field between 6am and 12 midnight is >45dB(A)

Passive recreation areas of accommodation activities

≤63 dB(A) L10 (12h) free field Between 6am and 6pm

Based on the measured noise levels at the location, the applicable criteria for the development are as follows;

Table 3: Applicable SDAP road traffic noise criteria

Activity Criteria All facades of accommodation activities or residential care facilities LA10(18hr) 63 dB(A)

All open spaces and recreation areas of accommodation activities and residential care facilities (free field)

LA10(18hr) 60 dB(A)




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6.1.2 Queensland Design Code MP4.4

The noise categories as specified in the code are as follows;

Table 4: Queensland Design Code Noise Categories

Category Noise level L10(18hr) dB(A) (including façade correction)

Category 4 ≥ 73 Category 3 68-72 Category 2 63-67 Category 1 58-62 Category 0 ≤ 57

6.2 Environmental Noise Criteria The noise criteria as applied by Gold Coast City Council are as follows;

6.2.1 Acoustic Quality Objectives

Table 5 below presents the acoustic quality objectives at noise sensitive receptors as detailed in Schedule 1 of the EPP (Noise) 2008.

Table 5: Acoustic Quality Objectives at Noise Sensitive Properties

Sensitive Receptor Time of Day Acoustic Quality Objectives, dB(A)

LAeq,adj,1hr LA10,adj,1hr LA1,adj,1hr

Dwelling (outdoors)

Day and Evening (7am – 10pm) 50 55 65

Dwelling (Indoors)


Night (10pm – 7am) 30 35 40

6.2.2 Background Creep

The Background Creep criteria are as follows;

Time-varying noise: LAeq,adj,T, ≤ Ambient LA90,T + 5dB(A)

Steady-state noise:

LA90,T ≤ Ambient LA90,T The time period (T) is a time interval of at least 15 minutes, or if the noise continues for less than 15 minutes, the duration of the noise source. Based on the results of ambient noise monitoring, the project specific background creep noise limits are shown in Table 6.


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Table 6: Background creep noise limits

Time Period Noise Level Limits SPL dB(A)

LAeq,T LA90,T

Day 7am – 6pm 60 55 Evening 6pm – 10pm 55 50 Night 10pm – 7am 49 44


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7. Road Traffic Assessment Road traffic noise associated with the Gold Coast Highway for a ten year planning horizon was assessed at the development to determine compliance with GCCC criteria.

7.1 Traffic Volumes Existing traffic volumes were obtained from TMR data dated 2013-2014. The data provided a growth rate of 2.95% which was used to calculate future traffic volumes.

Table 7: Traffic Volumes

Location 2014 AADT 2015 Predicted AADT

2025 Predicted AADT

Percentage of Heavy Vehicles

Gold Coast Highway 34,068 35,073 46,907 5.5

7.2 Road Traffic Noise Verification To ensure the CoRTN noise model is accurate, a verification model of the predicted LA10(18hr) was created and compared to the measured noise level based on the data provided in Section 7.1. The CoRTN method allows a 2dB(A) variation from the predicted and measured level, if the variation exceeds 2dB(A) a correction to the predicted level is required.

Table 8: Comparison of Measured and Predicted Noise Levels

Location Measured LA10(18hr) dB(A)

Predicted LA10(18hr) dB(A) Correction

Gold Coast Highway 69.2 69.9 0

7.3 Predicted Road Traffic Noise Levels - 2025 Road traffic noise modelling for the proposed development was based on the following information:

Gold Coast Highway speed limit of 70km/h.

A Dense Graded Asphalt (DGA) surface on the Gold Coast Highway, resulting in a 0 dB(A) correction in accordance with TMR requirements.

Receiver heights based on 1.5m above finished floor level.

Site layout and floor plans provided by BDA Architecture, Project No. 382200, drawings A1.102, A2.101-109 and A4.101, Issue A dated 1.12.2015.

A façade correction of +2.5 dB(A)

Table 9 presents the predicted noise impacts and acoustic ratings with respect to traffic noise.

Table 9: Predicted road traffic noise impacts and ratings

(1)Unit Floor Location LA10 18hr dB(A)

QDC Category

101 GF Kit/Liv/Din 37 0 101 GF Bed 1 37 0


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QDC Category

102 GF Kit/Liv/Din 36 0 102 GF Bed 1 36 0 102 GF Bed 2 36 0 103 GF Kit/Liv/Din 60 1 103 GF Bed 1 60 1 104 GF Kit/Liv/Din 67 2 104 GF Bed 1 67 2 105 GF Kit/Liv/Din 68 3 105 GF Bed 1 68 3 106 GF Kit/Liv/Din 68 3 106 GF Bed 1 68 3 107 GF Kit/Liv/Din 68 3 107 GF Bed 1 68 3 109 GF Kit/Liv/Din 69 3 109 GF Bed 1 69 3 109 GF Bed 2 69 3 109 GF Bed 3 69 3 111 GF Kit/Liv/Din 69 3 111 GF Bed 1 69 3 112 GF Kit/Liv/Din 68 3 112 GF Bed 1 68 3 112 GF Bed 2 68 3 113 GF Kit/Liv/Din 66 2 113 GF Bed 1 66 2 114 GF Kit/Liv/Din 62 1 114 GF Bed 1 62 1 115 GF Kit/Liv/Din 37 0 115 GF Bed 1 37 0 116 GF Kit/Liv/Din 37 0 116 GF Bed 1 37 0 117 GF Kit/Liv/Din 37 0 117 GF Bed 1 37 0 201 1.Fl Kit/Liv/Din 37 0 201 1.Fl Bed 1 37 0 202 1.Fl Kit/Liv/Din 36 0 202 1.Fl Bed 1 36 0 202 1.Fl Bed 2 36 0 203 1.Fl Kit/Liv/Din 62 1 203 1.Fl Bed 1 62 1 204 1.Fl Kit/Liv/Din 69 3 204 1.Fl Bed 1 69 3 205 1.Fl Kit/Liv/Din 70 3 205 1.Fl Bed 1 70 3 206 1.Fl Kit/Liv/Din 70 3 206 1.Fl Bed 1 70 3 207 1.Fl Kit/Liv/Din 70 3 207 1.Fl Bed 1 70 3 208 1.Fl Kit/Liv/Din 71 3 208 1.Fl Bed 1 71 3 209 1.Fl Kit/Liv/Din 71 3 209 1.Fl Bed 1 71 3 210 1.Fl Kit/Liv/Din 71 3 210 1.Fl Bed 1 71 3 211 1.Fl Kit/Liv/Din 71 3


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QDC Category

211 1.Fl Bed 1 71 3 212 1.Fl Kit/Liv/Din 71 3 212 1.Fl Bed 1 71 3 212 1.Fl Bed 2 71 3 213 1.Fl Kit/Liv/Din 69 3 213 1.Fl Bed 1 69 3 214 1.Fl Kit/Liv/Din 64 2 214 1.Fl Bed 1 64 2 215 1.Fl Kit/Liv/Din 37 0 215 1.Fl Bed 1 37 0 216 1.Fl Kit/Liv/Din 37 0 216 1.Fl Bed 1 37 0 217 1.Fl Kit/Liv/Din 37 0 217 1.Fl Bed 1 37 0 217 1.Fl Bed 2 37 0 218 1.Fl Kit/Liv/Din 36 0 218 1.Fl Bed 1 36 0 218 1.Fl Bed 2 36 0 219 1.Fl Kit/Liv/Din 43 0 219 1.Fl Bed 1 43 0 220 1.Fl Kit/Liv/Din 48 0 220 1.Fl Bed 1 48 0 220 1.Fl Bed 2 48 0 301 2.Fl Kit/Liv/Din 37 0 301 2.Fl Bed 1 37 0 302 2.Fl Kit/Liv/Din 37 0 302 2.Fl Bed 1 37 0 302 2.Fl Bed 2 37 0 303 2.Fl Kit/Liv/Din 63 2 303 2.Fl Bed 1 63 2 304 2.Fl Kit/Liv/Din 69 3 304 2.Fl Bed 1 69 3 305 2.Fl Kit/Liv/Din 71 3 305 2.Fl Bed 1 71 3 306 2.Fl Kit/Liv/Din 71 3 306 2.Fl Bed 1 71 3 307 2.Fl Kit/Liv/Din 71 3 307 2.Fl Bed 1 71 3 308 2.Fl Kit/Liv/Din 71 3 308 2.Fl Bed 1 71 3 309 2.Fl Kit/Liv/Din 71 3 309 2.Fl Bed 1 71 3 310 2.Fl Kit/Liv/Din 71 3 310 2.Fl Bed 1 71 3 311 2.Fl Kit/Liv/Din 71 3 311 2.Fl Bed 1 71 3 312 2.Fl Kit/Liv/Din 71 3 312 2.Fl Bed 1 71 3 312 2.Fl Bed 2 71 3 313 2.Fl Kit/Liv/Din 69 3 313 2.Fl Bed 1 69 3 314 2.Fl Kit/Liv/Din 65 2 314 2.Fl Bed 1 65 2 315 2.Fl Kit/Liv/Din 37 0


521 Adopted Report


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QDC Category

315 2.Fl Bed 1 37 0 316 2.Fl Kit/Liv/Din 37 0 316 2.Fl Bed 1 37 0 317 2.Fl Kit/Liv/Din 37 0 317 2.Fl Bed 1 37 0 317 2.Fl Bed 2 37 0 318 2.Fl Kit/Liv/Din 38 0 318 2.Fl Bed 1 38 0 318 2.Fl Bed 2 38 0 319 2.Fl Kit/Liv/Din 45 0 319 2.Fl Bed 1 45 0 320 2.Fl Kit/Liv/Din 49 0 320 2.Fl Bed 1 49 0 320 2.Fl Bed 2 49 0 401 3.Fl Kit/Liv/Din 38 0 401 3.Fl Bed 1 38 0 402 3.Fl Kit/Liv/Din 38 0 402 3.Fl Bed 1 38 0 402 3.Fl Bed 2 38 0 403 3.Fl Kit/Liv/Din 63 2 403 3.Fl Bed 1 69 3 403 3.Fl Bed 2 69 3 403 3.Fl Bed 3 69 3 405 3.Fl Kit/Liv/Din 70 3 405 3.Fl Bed 1 70 3 405 3.Fl Bed 2 70 3 407 3.Fl Kit/Liv/Din 70 3 407 3.Fl Bed 1 70 3 407 3.Fl Bed 2 70 3 408 3.Fl Kit/Liv/Din 71 3 408 3.Fl Bed 1 71 3 408 3.Fl Bed 2 71 3 409 3.Fl Kit/Liv/Din 71 3 409 3.Fl Bed 1 71 3 409 3.Fl Bed 2 71 3 410 3.Fl Kit/Liv/Din 71 3 410 3.Fl Bed 1 71 3 411 3.Fl Kit/Liv/Din 71 3 411 3.Fl Bed 1 71 3 412 3.Fl Kit/Liv/Din 71 3 412 3.Fl Bed 1 71 3 412 3.Fl Bed 2 71 3 413 3.Fl Kit/Liv/Din 69 3 413 3.Fl Bed 1 69 3 413 3.Fl Bed 2 69 3 413 3.Fl Bed 3 69 3 415 3.Fl Kit/Liv/Din 38 0 415 3.Fl Bed 1 38 0 416 3.Fl Kit/Liv/Din 38 0 416 3.Fl Bed 1 38 0 417 3.Fl Kit/Liv/Din 38 0 417 3.Fl Bed 1 38 0 417 3.Fl Bed 2 38 0 418 3.Fl Kit/Liv/Din 39 0


522 Adopted Report


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QDC Category

418 3.Fl Bed 1 39 0 418 3.Fl Bed 2 39 0 419 3.Fl Kit/Liv/Din 45 0 419 3.Fl Bed 1 45 0 420 3.Fl Kit/Liv/Din 50 0 420 3.Fl Bed 1 50 0 420 3.Fl Bed 2 50 0 501 4.Fl Kit/Liv/Din 40 0 501 4.Fl Bed 1 40 0 502 4.Fl Kit/Liv/Din 40 0 502 4.Fl Bed 1 40 0 502 4.Fl Bed 2 40 0 503 4.Fl Kit/Liv/Din 69 3 503 4.Fl Bed 1 69 3 503 4.Fl Bed 2 69 3 503 4.Fl Bed 3 69 3 505 4.Fl Kit/Liv/Din 70 3 505 4.Fl Bed 1 70 3 505 4.Fl Bed 2 70 3 507 4.Fl Kit/Liv/Din 70 3 507 4.Fl Bed 1 70 3 507 4.Fl Bed 2 70 3 508 4.Fl Kit/Liv/Din 70 3 508 4.Fl Bed 1 70 3 508 4.Fl Bed 2 70 3 510 4.Fl Kit/Liv/Din 70 3 510 4.Fl Bed 1 70 3 511 4.Fl Kit/Liv/Din 70 3 511 4.Fl Bed 1 70 3 512 4.Fl Kit/Liv/Din 70 3 512 4.Fl Bed 1 70 3 512 4.Fl Bed 2 70 3 513 4.Fl Kit/Liv/Din 69 3 513 4.Fl Bed 1 69 3 513 4.Fl Bed 2 69 3 513 4.Fl Bed 3 69 3 515 4.Fl Kit/Liv/Din 40 0 515 4.Fl Bed 1 40 0 516 4.Fl Kit/Liv/Din 40 0 516 4.Fl Bed 1 40 0 517 4.Fl Kit/Liv/Din 40 0 517 4.Fl Bed 1 40 0 517 4.Fl Bed 2 40 0 601 5.Fl Kit/Liv/Din 42 0 601 5.Fl Bed 1 42 0 602 5.Fl Kit/Liv/Din 42 0 602 5.Fl Bed 1 42 0 602 5.Fl Bed 2 42 0 603 5.Fl Kit/Liv/Din 68 3 603 5.Fl Bed 1 68 3 603 5.Fl Bed 2 68 3 603 5.Fl Bed 3 68 3 605 5.Fl Kit/Liv/Din 70 3 605 5.Fl Bed 1 70 3


523 Adopted Report


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QDC Category

605 5.Fl Bed 2 70 3 606 5.Fl Kit/Liv/Din 70 3 606 5.Fl Bed 1 70 3 606 5.Fl Bed 2 70 3 607 5.Fl Kit/Liv/Din 70 3 607 5.Fl Bed 1 70 3 607 5.Fl Bed 2 70 3 610 5.Fl Kit/Liv/Din 70 3 610 5.Fl Bed 1 70 3 611 5.Fl Kit/Liv/Din 70 3 611 5.Fl Bed 1 70 3 612 5.Fl Kit/Liv/Din 70 3 612 5.Fl Bed 1 70 3 612 5.Fl Bed 2 70 3 613 5.Fl Kit/Liv/Din 69 3 613 5.Fl Bed 1 69 3 613 5.Fl Bed 2 69 3 613 5.Fl Bed 3 69 3 615 5.Fl Kit/Liv/Din 43 0 615 5.Fl Bed 1 43 0 616 5.Fl Kit/Liv/Din 43 0 616 5.Fl Bed 1 43 0 617 5.Fl Kit/Liv/Din 43 0 617 5.Fl Bed 1 43 0 617 5.Fl Bed 2 43 0 701 6.Fl Kit/Liv/Din 45 0 701 6.Fl Bed 1 45 0 702 6.Fl Kit/Liv/Din 46 0 702 6.Fl Bed 1 46 0 702 6.Fl Bed 2 46 0 703 6.Fl Kit/Liv/Din 68 3 703 6.Fl Bed 1 68 3 703 6.Fl Bed 2 68 3 703 6.Fl Bed 3 68 3 705 6.Fl Kit/Liv/Din 69 3 705 6.Fl Bed 1 69 3 705 6.Fl Bed 2 69 3 706 6.Fl Kit/Liv/Din 70 3 706 6.Fl Bed 1 70 3 706 6.Fl Bed 2 70 3 707 6.Fl Kit/Liv/Din 70 3 707 6.Fl Bed 1 70 3 707 6.Fl Bed 2 70 3 710 6.Fl Kit/Liv/Din 70 3 710 6.Fl Bed 1 70 3 711 6.Fl Kit/Liv/Din 70 3 711 6.Fl Bed 1 70 3 712 6.Fl Kit/Liv/Din 70 3 712 6.Fl Bed 1 70 3 712 6.Fl Bed 2 70 3 713 6.Fl Kit/Liv/Din 68 3 713 6.Fl Bed 1 68 3 713 6.Fl Bed 2 68 3 713 6.Fl Bed 3 68 3


524 Adopted Report


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QDC Category

715 6.Fl Kit/Liv/Din 46 0 715 6.Fl Bed 1 46 0 716 6.Fl Kit/Liv/Din 46 0 716 6.Fl Bed 1 46 0 717 6.Fl Kit/Liv/Din 46 0 717 6.Fl Bed 1 46 0 717 6.Fl Bed 2 46 0 718 6.Fl Kit/Liv/Din 45 0 718 6.Fl Bed 1 45 0

(1) Unit numbering is provided in Section 7.3.1 Based on the predicted noise impacts, additional treatments are required to ensure compliance for internal areas with SDAP assessment requirements. Refer to Section 9 for recommendations regarding standard construction. To ensure compliance of the communal recreational areas with SDAP criteria, an assessment was conducted with the results presented in Table 10.

Table 10: Communal Recreation Area – TMR Criteria

Location TMR Criteria dB(A) LA10(18hr)

Predicted dB(A) LA10(18hr)

Recreational/Pool Area 63 40

Lvl 4 Terrace 63 70

Predicted noise levels in the Recreational Pool Area comply with SDAP criteria; therefore all residents would have access to an external area which is screened from traffic noise.


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Figure 3: Predicted Noise Level - Ground Level

Figure 4: Predicted Noise Level - Level 4(Inc. Pool Area)


526 Adopted Report


Page 21

Figure 5: Predicted Noise Level - Level 6

7.3.1 Unit Numbering

79 11 12 13

15 16 17 14 1 2 3

456


527 Adopted Report


Page 22

18

19

20

71011 12 13

15 16 1714 1 23

4

5689

18

19

20

71011 12 13

15 16 1714 1 23

4

5689


528 Adopted Report


Page 23

18

19

20

71011 12

13

15 16 17 1 23

589

71011 12

13

15 16 17 1 2

3

58


529 Adopted Report


Page 24

810 11 1213

15 16 1714 1 2 3

467

18

71011 12

13

1516

171 2

3

58


530 Adopted Report


Page 25

8. Environmental Assessment

8.1 Onsite Activities Noise associated with vehicle activity and people in the level 4 communal areas have been assessed based on previous measurements of similar activities. The calculations assume that the activities are located at the closest point within the development site to each receiver location in each case. Any relevant shielding or building transmission loss are taken into account for these activities.

8.2 Acoustic Quality Objectives The average maximum noise source levels and predicted levels at the receiver locations, without acoustic treatments, are shown in Table 11 as follows. Note: LA10 and LA1 results are not shown in cases where the total duration of the events is less than the minimum time required e.g. LA10(1hr) requires noise events to occur for at least 360 seconds of an hour long period. LAeq results are not shown where the calculated total is less than 0dBA.

Table 11: Acoustic quality objective noise levels, 1 hour Receivers ### 10 10 10 10 10 10 10 10 10

1. 1484 Gold Coast Highway

2. 3 Twentyeigth Avenue

3. 7 Nyrang Avenue

4. 3 Nyrang Avenue



7. 1479 Gold Coast Highway Barrier (height (m))

Description No

Day / eve

Day / eve

indoor

Night indoo

r

Day / eve

Day / eve

indoor

Night indoo

r

Day / eve

Day / eve

indoor

Night indoo

r

Cri teria 50 35 30 55 40 35 65 45 40

Rec area inc pool 78 2 80 2 2 0 900 64 0 ‐15 0 ‐37 25 15 25 15 0 ‐10 30 20 30 20 0 ‐10 37 27 37 27 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes

1 Common Dining 75 0 75 4 4 4 900 55 0 ‐20 0 ‐35 20 10 20 10 20 10 20 10 20 10 20 10 20 10 20 10 20 10 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Terrace Lvl 4 70 0 70 4 4 4 900 39 0 ‐15 0 ‐32 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Terrace Lvl 5 70 0 70 4 4 900 57 0 ‐15 0 ‐35 19 9 19 9 0 ‐10 19 9 19 9 0 ‐10 19 9 19 9 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a

Lounge Area 70 0 70 4 4 4 900 55 0 ‐20 0 ‐35 15 5 15 5 15 5 15 5 15 5 15 5 15 5 15 5 15 5 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Car door closure 75 2 77 20 20 20 2 58 0 ‐15 0 ‐35 6 ‐4 6 ‐4 6 ‐4 0 ‐10 0 ‐10 0 ‐10 12 2 12 2 12 2 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Car start 74 2 76 12 12 12 2 58 0 ‐15 0 ‐35 3 ‐7 3 ‐7 3 ‐7 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Car passby 69 0 69 20 20 20 15 58 0 ‐15 0 ‐35 7 ‐3 7 ‐3 7 ‐3 0 ‐10 0 ‐10 0 ‐10 12 2 12 2 12 2 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Tota l 29 19 29 19 26 16 32 22 32 22 25 15 37 27 37 27 26 16 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Cri teria 50 35 30 55 40 35 65 45 40

Rec area inc pool 78 2 80 2 2 900 47 0 ‐15 0 ‐34 28 18 28 18 0 ‐10 33 23 33 23 0 ‐10 40 30 40 30 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a



Terrace Lvl 5 70 0 70 4 4 900 50 0 0 0 ‐34 36 26 36 26 0 ‐10 36 26 36 26 0 ‐10 36 26 36 26 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a






Cri teria 50 35 30 55 40 35 65 45 40

Rec area inc pool 78 2 80 2 2 900 11 1.4 ‐16 0 0 ‐21 40 30 40 30 0 ‐10 45 35 45 35 0 ‐10 52 42 52 42 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a



Terrace Lvl 5 70 0 70 4 4 900 17 0 ‐11 0 0 ‐24 35 25 35 25 0 ‐10 35 25 35 25 0 ‐10 35 25 35 25 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a


Car door closure 75 2 77 20 20 20 2 8 1.8 ‐8 0 0 ‐18 31 21 31 21 31 21 0 ‐10 0 ‐10 0 ‐10 37 27 37 27 37 27 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Car start 74 2 76 12 12 12 2 8 1.8 ‐8 0 0 ‐18 28 18 28 18 28 18 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Car passby 69 0 69 20 20 20 15 11 1.8 ‐7 0 0 ‐20 31 21 31 21 31 21 0 ‐10 0 ‐10 0 ‐10 36 26 36 26 36 26 Yes Yes Yes Yes Yes Yes Yes Yes Yes


Cri teria 50 35 30 55 40 35 65 45 40










Cri teria 50 35 30 55 40 35 65 45 40

Rec area inc pool 78 2 80 2 2 900 33 ‐7 0 0 ‐31 39 29 39 29 0 ‐10 44 34 44 34 0 ‐10 51 41 51 41 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a





Car door closure 75 2 77 20 20 20 2 32 0 0 0 ‐30 27 17 27 17 27 17 0 ‐10 0 ‐10 0 ‐10 33 23 33 23 33 23 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Car start 74 2 76 12 12 12 2 32 0 0 0 ‐30 24 14 24 14 24 14 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Car passby 69 0 69 20 20 20 15 34 0 0 0 ‐31 28 18 28 18 28 18 0 ‐10 0 ‐10 0 ‐10 33 23 33 23 33 23 Yes Yes Yes Yes Yes Yes Yes Yes Yes


No. of events per 1hr Eve

No. of events per 1hr Night

LAeq

adj,1hr ext. dB(A) Eve

LAeq

adj,1hr int. dB(A) Eve

LAeq

adj,1hr ext. dB(A) Night

Duration per event

Distance (m

)

Barrier screening

dB

Building TL or shield dB

Topo

screening

dB

Dist atten. @

‐6dB

/dd

LAeq

adj,1hr ext. dB(A) Day

LAeq

adj,1hr int. dB(A) Day

LAeq

adj,1hr int. dB(A) Nigh t

LA10 adj,1hr ext. dB(A) Eve

Receiver

Source Leq@1m dB(A)

Correction

dB(A)*

Corrected Leq@

1m dB(A)

No. of events per 1hr Day

LA10

Compl iance

LA1

Compl iance

LA10 adj,1hr ext. dB(A) Day

LA10 adj,1hr int. dB(A) Day



Amenity

LAeq

Compl iance

LA10 adj,1hr int. dB(A) Eve

LA10 adj,1hr ext. dB(A) Night

LA10 adj,1hr int. dB(A) Night






531 Adopted Report


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Cri teria 50 35 30 55 40 35 65 45 40



Terrace Lvl 4 70 0 70 4 4 4 900 64 0 0 0 ‐36 34 24 34 24 34 24 34 24 34 24 34 24 34 24 34 24 34 24 Yes Yes Yes Yes Yes Yes Yes Yes Yes







Cri teria 50 35 30 55 40 35 65 45 40






Car door closure 75 2 77 20 20 20 2 93 0 ‐15 0 ‐39 3 ‐7 3 ‐7 3 ‐7 0 ‐10 0 ‐10 0 ‐10 9 ‐1 9 ‐1 9 ‐1 Yes Yes Yes Yes Yes Yes Yes Yes Yes


Car passby 69 0 69 20 20 20 15 94 0 ‐15 0 ‐39 4 ‐6 4 ‐6 4 ‐6 0 ‐10 0 ‐10 0 ‐10 9 ‐1 9 ‐1 9 ‐1 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Tota l 35 25 35 25 34 24 35 25 35 25 34 24 38 28 38 28 34 24 Yes Yes Yes Yes Yes Yes Yes Yes Yes *Correction due to tonality and impulsiveness as per AS1055:1997. Noise levels are predicted to comply with the criteria for activities associated with the development.

8.3 Background Creep Based on assessment of all time periods, the noise source levels and predicted levels at the receiver locations are shown as follows;

Table 12: Predicted 15 minute compliance

Receivers ## 900 900 900 900 900 10 10 10



3. 7 Nyrang Avenue

4. 3 Nyrang Avenue



7. 1479 Gold Coast Highway Barrier (height (m

))

Description Inc

Day Eve Night

Cri teria 60 55 49

Rec area inc pool 78 2 80 1 1 900 64 0 ‐15 ‐37 25 15 25 15 0 ‐10 Yes Yes n/a

1 Common Dining 75 0 75 1 1 1 900 55 0 ‐20 ‐35 20 10 20 10 20 10 Yes Yes Yes

Terrace Lvl 4 70 0 70 1 1 1 900 39 0 ‐15 ‐32 23 13 23 13 23 13 Yes Yes Yes


Lounge Area 70 0 70 1 1 1 900 55 0 ‐20 ‐35 15 5 15 5 15 5 Yes Yes Yes

Car door closure 75 2 77 5 5 5 2 58 0 ‐15 ‐36 6 ‐4 6 ‐4 6 ‐4 Yes Yes Yes

Car start 74 2 76 3 3 3 2 58 0 ‐15 ‐36 3 ‐7 3 ‐7 3 ‐7 Yes Yes Yes

Car passby 69 0 69 5 5 5 15 58 0 ‐15 ‐36 7 ‐3 7 ‐3 7 ‐3 Yes Yes Yes

Tota l 29 19 29 19 26 16 Yes Yes Yes

Cri teria 60 55 49




Terrace Lvl 5 70 0 70 1 1 1 900 50 0 ‐34 36 26 36 26 36 26 Yes Yes Yes





Tota l 37 27 37 27 36 26 Yes Yes Yes

Cri teria 60 55 49

Rec area inc pool 78 2 80 1 1 900 11 1.4 ‐16 ‐21 40 30 40 30 0 ‐10 Yes Yes n/a





Car door closure 75 2 77 5 5 5 2 8 1.8 ‐8 ‐18 31 21 31 21 31 21 Yes Yes Yes

Car start 74 2 76 3 3 3 2 8 1.8 ‐8 ‐18 28 18 28 18 28 18 Yes Yes Yes

Car passby 69 0 69 5 5 5 15 11 1.8 ‐7 ‐20 31 21 31 21 31 21 Yes Yes Yes

Tota l 43 33 43 33 39 29 Yes Yes Yes

Receiver

Source Leq@1m

dB(A)

Correction

dB(A)*

Corrected Leq@

1m dB(A)

No. of events per 15min Day

Duration per event

Distance (m

)

Barrier screening dB


Topo

screening

dB

Dist atten. @

‐6dB

/dd

No. of events per 15min Eve

No. of events per 15min Nigh t

L Aeq adj,T int. dB(A) Night

LAeq 15 min

Compl iance

L Aeq adj,T ext. dB(A) Day

L Aeq adj,T int. dB(A) Day

L Aeq adj,T ext. dB(A) Eve

L Aeq adj,T int. dB(A) Eve

L Aeq adj,T ext. dB(A) Night


532 Adopted Report


Page 27

Cri teria 60 55 49









Tota l 43 33 43 33 40 30 Yes Yes Yes

Cri teria 60 55 49

Rec area inc pool 78 2 80 1 1 900 33 ‐7 ‐31 39 29 39 29 0 ‐10 Yes Yes n/a





Car door closure 75 2 77 5 5 5 2 32 0 ‐30 27 17 27 17 27 17 Yes Yes Yes

Car start 74 2 76 3 3 3 2 32 0 ‐30 24 14 24 14 24 14 Yes Yes Yes

Car passby 69 0 69 5 5 5 15 34 0 ‐31 28 18 28 18 28 18 Yes Yes Yes

Tota l 42 32 42 32 40 30 Yes Yes Yes

Cri teria 60 55 49









Tota l 35 25 35 25 34 24 Yes Yes Yes

Cri teria 60 55 49









Tota l 35 25 35 25 35 25 Yes Yes Yes *Correction due to tonality and impulsiveness as per AS1055:1997. Noise levels are predicted to comply with the criteria for activities associated with the development.


533 Adopted Report


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9. Recommendations

9.1 Road Traffic Noise All building treatments for residential units shall be determined at the Building Approval stage in accordance with the assessment requirements of the Queensland Building Code Mandatory Part 4.4. For reference, noise categories are nominated in Section 9.1.1.

9.1.1 Glazing & Noise Category

Calculations were conducted in accordance with Queensland Building Code Part 4.4 to ensure compliance of internal noise levels with the QDC. The results, including glazing treatments and the noise category for each room, are presented in Table 13 below. The minimum glazing treatments presented in Table 13 are required to comply with the following:

The minimum glass thickness specified shall not be reduced regardless of the Rw performance of the glazing system.

If compliance cannot be achieved with the minimum Rw ratings, the glass thickness shall be increased until compliance is achieved.

Glazing specified with acoustic seals requires a Q-lon seal or an equivalent product, mohair seals are not acceptable.

The glazier shall provide NATA test reports on request to verify compliance with the minimum Rw ratings. Generic reports are not acceptable.

Table 13: QDC Noise Category & Glazing Treatments

Unit Floor Location

QDC Rw Ratings QDC Glazing

Acou

stic

sea

ls

Wal

l

Roof

Win

dow

s

Entr

y do

or

Floo

rs

Win

dow

s

101 GF Kit/Liv/Din - - - - - standard no 101 GF Bed 1 - - - - - standard no 102 GF Kit/Liv/Din - - - - - standard no 102 GF Bed 1 - - - - - standard no 102 GF Bed 2 - - - - - standard no 103 GF Kit/Liv/Din 35 - 27 - - 4mm float yes 103 GF Bed 1 35 - 27 - - 4mm float yes 104 GF Kit/Liv/Din 41 38 35 - - 10.38 lam yes 104 GF Bed 1 41 - 35 - - 10.38 lam yes

105 GF Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes

105 GF Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes






534 Adopted Report


Page 29

Unit Floor Location


Acou

stic

sea

ls

Wal

l

Roof

Win

dow

s

Entr

y do

or

Floo

rs

Win

dow

s










113 GF Kit/Liv/Din 41 - 35 - - 10.38 lam yes 113 GF Bed 1 41 - 35 - - 10.38 lam yes 114 GF Kit/Liv/Din 35 - 27 - - 4mm float yes 114 GF Bed 1 35 - 27 - - 4mm float yes 115 GF Kit/Liv/Din - - - - - standard no 115 GF Bed 1 - - - - - standard no 116 GF Kit/Liv/Din - - - - - standard no 116 GF Bed 1 - - - - - standard no 117 GF Kit/Liv/Din - - - - - standard no 117 GF Bed 1 - - - - - standard no 201 1.Fl Kit/Liv/Din - - - - - standard no 201 1.Fl Bed 1 - - - - - standard no 202 1.Fl Kit/Liv/Din - - - - - standard no 202 1.Fl Bed 1 - - - - - standard no 202 1.Fl Bed 2 - - - - - standard no 203 1.Fl Kit/Liv/Din 35 - 27 - - 4mm float yes 203 1.Fl Bed 1 35 - 27 - - 4mm float yes

204 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes

204 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes









209 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 yes


535 Adopted Report


Page 30

Unit Floor Location


Acou

stic

sea

ls

Wal

l

Roof

Win

dow

s

Entr

y do

or

Floo

rs

Win

dow

s

lam











214 1.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes 214 1.Fl Bed 1 41 - 35 - - 10.38 lam yes 215 1.Fl Kit/Liv/Din - - - - - standard no 215 1.Fl Bed 1 - - - - - standard no 216 1.Fl Kit/Liv/Din - - - - - standard no 216 1.Fl Bed 1 - - - - - standard no 217 1.Fl Kit/Liv/Din - - - - - standard no 217 1.Fl Bed 1 - - - - - standard no 217 1.Fl Bed 2 - - - - - standard no 218 1.Fl Kit/Liv/Din - - - - - standard no 218 1.Fl Bed 1 - - - - - standard no 218 1.Fl Bed 2 - - - - - standard no 219 1.Fl Kit/Liv/Din - - - - - standard no 219 1.Fl Bed 1 - - - - - standard no 220 1.Fl Kit/Liv/Din - - - - - standard no 220 1.Fl Bed 1 - - - - - standard no 220 1.Fl Bed 2 - - - - - standard no 301 2.Fl Kit/Liv/Din - - - - - standard no 301 2.Fl Bed 1 - - - - - standard no 302 2.Fl Kit/Liv/Din - - - - - standard no 302 2.Fl Bed 1 - - - - - standard no 302 2.Fl Bed 2 - - - - - standard no 303 2.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes 303 2.Fl Bed 1 41 - 35 - - 10.38 lam yes







536 Adopted Report


Page 31

Unit Floor Location


Acou

stic

sea

ls

Wal

l

Roof

Win

dow

s

Entr

y do

or

Floo

rs

Win

dow

s

















314 2.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes 314 2.Fl Bed 1 41 - 35 - - 10.38 lam yes 315 2.Fl Kit/Liv/Din - - - - - standard no 315 2.Fl Bed 1 - - - - - standard no 316 2.Fl Kit/Liv/Din - - - - - standard no 316 2.Fl Bed 1 - - - - - standard no 317 2.Fl Kit/Liv/Din - - - - - standard no 317 2.Fl Bed 1 - - - - - standard no 317 2.Fl Bed 2 - - - - - standard no 318 2.Fl Kit/Liv/Din - - - - - standard no 318 2.Fl Bed 1 - - - - - standard no 318 2.Fl Bed 2 - - - - - standard no 319 2.Fl Kit/Liv/Din - - - - - standard no 319 2.Fl Bed 1 - - - - - standard no 320 2.Fl Kit/Liv/Din - - - - - standard no 320 2.Fl Bed 1 - - - - - standard no 320 2.Fl Bed 2 - - - - - standard no 401 3.Fl Kit/Liv/Din - - - - - standard no 401 3.Fl Bed 1 - - - - - standard no 402 3.Fl Kit/Liv/Din - - - - - standard no 402 3.Fl Bed 1 - - - - - standard no 402 3.Fl Bed 2 - - - - - standard no 403 3.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes


537 Adopted Report


Page 32

Unit Floor Location


Acou

stic

sea

ls

Wal

l

Roof

Win

dow

s

Entr

y do

or

Floo

rs

Win

dow

s



























415 3.Fl Kit/Liv/Din - - - - - standard no 415 3.Fl Bed 1 - - - - - standard no 416 3.Fl Kit/Liv/Din - - - - - standard no 416 3.Fl Bed 1 - - - - - standard no 417 3.Fl Kit/Liv/Din - - - - - standard no


538 Adopted Report


Page 33

Unit Floor Location


Acou

stic

sea

ls

Wal

l

Roof

Win

dow

s

Entr

y do

or

Floo

rs

Win

dow

s

417 3.Fl Bed 1 - - - - - standard no 417 3.Fl Bed 2 - - - - - standard no 418 3.Fl Kit/Liv/Din - - - - - standard no 418 3.Fl Bed 1 - - - - - standard no 418 3.Fl Bed 2 - - - - - standard no 419 3.Fl Kit/Liv/Din - - - - - standard no 419 3.Fl Bed 1 - - - - - standard no 420 3.Fl Kit/Liv/Din - - - - - standard no 420 3.Fl Bed 1 - - - - - standard no 420 3.Fl Bed 2 - - - - - standard no 501 4.Fl Kit/Liv/Din - - - - - standard no 501 4.Fl Bed 1 - - - - - standard no 502 4.Fl Kit/Liv/Din - - - - - standard no 502 4.Fl Bed 1 - - - - - standard no 502 4.Fl Bed 2 - - - - - standard no























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Unit Floor Location


Acou

stic

sea

ls

Wal

l

Roof

Win

dow

s

Entr

y do

or

Floo

rs

Win

dow

s

lam




515 4.Fl Kit/Liv/Din - - - - - standard no 515 4.Fl Bed 1 - - - - - standard no 516 4.Fl Kit/Liv/Din - - - - - standard no 516 4.Fl Bed 1 - - - - - standard no 517 4.Fl Kit/Liv/Din - - - - - standard no 517 4.Fl Bed 1 - - - - - standard no 517 4.Fl Bed 2 - - - - - standard no 601 5.Fl Kit/Liv/Din - - - - - standard no 601 5.Fl Bed 1 - - - - - standard no 602 5.Fl Kit/Liv/Din - - - - - standard no 602 5.Fl Bed 1 - - - - - standard no 602 5.Fl Bed 2 - - - - - standard no



















612 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 yes


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Unit Floor Location


Acou

stic

sea

ls

Wal

l

Roof

Win

dow

s

Entr

y do

or

Floo

rs

Win

dow

s

lam







703 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes

703 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes















711 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 yes


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Unit Floor Location


Acou

stic

sea

ls

Wal

l

Roof

Win

dow

s

Entr

y do

or

Floo

rs

Win

dow

s

lam








715 6.Fl Kit/Liv/Din - - - - - standard no 715 6.Fl Bed 1 - - - - - standard no 716 6.Fl Kit/Liv/Din - - - - - standard no 716 6.Fl Bed 1 - - - - - standard no 717 6.Fl Kit/Liv/Din - - - - - standard no 717 6.Fl Bed 1 - - - - - standard no 717 6.Fl Bed 2 - - - - - standard no 718 6.Fl Kit/Liv/Din - - - - - standard no 718 6.Fl Bed 1 - - - - - standard no

Any locations not identified in Table 13 are nominated as QDC Noise Category 0 and require standard construction for road traffic noise.

9.1.2 Alternative Ventilation

To achieve the required internal noise levels for the development, all locations nominated in Table 13 with noise category 1-3 will require the provision for an alternative ventilation system similar to air-conditioning or mechanical ventilation.

9.1.3 Wall Construction

The proposed 190mm blockwork wall system is predicted to achieve Rw 47, meeting the requirements for Noise Categories 1-3.

9.1.4 Roof Construction

The proposed concrete slab roof system is predicted to achieve Rw 41, meeting the requirements for Noise Categories 1-3.


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9.2 Environmental Noise

9.2.1 Acoustic Barrier

Acoustic barriers are recommended to be constructed as shown in Figure 6 and Figure 7. The barriers shall be constructed using lapped timber (minimum 40% overlap), masonry, fibre cement sheet, Hebel, Perspex, glass, plywood, or other material with a minimum surface density of 10kg/m2. The fence shall be free of gaps and holes.

Figure 6: Recommended Acoustic Barrier - Ground Level

Acoustic Barrier, 1.8m high above ground level


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Figure 7: Recommended Acoustic Barrier - Pool Area

Acoustic Barrier, 1.4m high above floor level

9.2.2 Waste collection

Waste collection is recommended to occur during daytime hours where possible.


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10. Conclusion An environmental noise assessment has been conducted for the proposed development at 1486-1494 Gold Coast Highway Palm Beach. Acoustic treatments have been specified in order to satisfy the criteria. If you should have any queries please do not hesitate to contact us. Report Prepared By

Paul Lonard B.Env.Sc Senior Acoustic Consultant


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11. Appendices 11.1 Development Plans


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11.2 Noise Monitoring Charts


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Attachment 2 Revised Acoustic Assessment by Acoustic Works

PLANS AND DOCUMENTS referred to in the DEVELOPMENT APPROVAL

Date: .....................................

Approval no: ......................................SDA-0316-028750

24 May 2016


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Acoustic Works, 2/8 Castlemaine St, Coorparoo QLD 4151 Internet: www.acousticworks.com.au P.O. Box 1271 Coorparoo DC 4151 Phone (07) 3393 2222 Email: [email protected] ABN: 56 157 965 056 [email protected]

9th May 2016 Reference: 2015443 L02 1486-1494 Gold Coast Highway Palm Beach RFI acoustic response 160509.doc Brendon Walkinshaw Enhance Urban Planning 57 Thomas Drive Chevron Island Surfers Paradise QLD 4215 Dear Brendon, RE: 1486-1494 Gold Coast Highway, Palm Beach – Acoustics RFI Response The following letter is in response to Information Request SDA-0316-028750 dated 7 April 2016 by Department of Infrastructure, Local Government and Planning. In relation to the acoustic issues raised we provide the following responses. Request Item 1 – Module 1.1 Managing noise and vibration impacts from transport corridors state code (Module 1.1) of the State Development Assessment Provisions (SDAP) In order to comply with Performance Outcome (PO)1 of Module 1.1 of SDAP, further information is required to demonstrate how the noise criteria under PO1 will be met in terms of the passive recreation space and the private open space, including any mitigation measures that are required. It is recommended that an Acoustic Report be prepared by a suitably qualified engineer to demonstrate the abovementioned. Response With reference to Performance Outcome PO1 of SDAP Module 1.1 the relevant acceptable outcomes for private open space and passive recreation space are AO1.2 and AO1.3 respectively. It is virtually impossible for any multi-storey development immediately adjacent to a transport noise corridor to fully comply with AO1.2 and AO1.3. In most cases this would require a significant building setback from the transport corridor which would preclude the majority of residential development along such a corridor. The Department of Infrastructure, Local Government and Planning has acknowledged by phone in September 2015 that it is not possible to comply with the relevant external noise criteria for such developments near transport infrastructure.


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Acoustic Works 2/8 Castlemaine St, Coorparoo QLD 4151 P.O. Box 1271 Phone (07) 3393 2222 Page 2

With regard to passive recreation criteria, predicted noise levels at the recreation/pool area of the development comply with the AO1.3 criteria. Therefore no further recommendations would be required for this space. The private open spaces for at least half of the apartments within the development comply with the AO1.2 criterion. The remainder are those facing the Gold Coast Highway which are exposed to noise levels above the criteria. The facades of the development have been designed without any reliance on any noise attenuation from external acoustic treatments to private recreation spaces i.e. internal compliance would be achieved regardless of whether external treatments are present or not. However it is possible to provide a slight improvement in noise levels for private open spaces. The most effective method of treatment for private open space balconies is in the form of solid balustrades. 'Solid balustrades' means balustrades which are free of gaps, holes or openings. Small holes may be present to meet the minimum requirements for drainage, as well as small gaps between adjacent panes/elements for heat expansion if required. Suitable materials may include concrete, masonry, timber, glass or other material with surface density at least 12kg/m2. The provision of solid balustrades would enable the most cost effective method of treatment and we recommend that these should be conditioned accordingly. We trust this information meets with your current requirements. Should you have any queries or require further information or clarification, please contact this office. Yours faithfully,

Mark Enersen BSc MAAS Director


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Proposed Development 1486-1494 Gold Coast Highway

Palm Beach

ACOUSTIC REPORT

Client: JFC Development Pty Ltd Reference: Date Issued:2015443 R04 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc 9th May 2016


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Document Information Contact Details Acoustic Works 2/8 Castlemaine St Coorparoo QLD 4151 (07) 3393 2222 ABN: 56 157 965 056

PO Box 1271 Coorparoo QLD 4151

PO Box 1866 Kingscliff NSW 2487

Greg Pearce Ph: 0450 337 375 Email: [email protected]

Mark Enersen Ph: 0409 317 416 Email: [email protected]

Report Register Date Revision Author Reviewer

4/12/15 R02 Paul Lonard Mark Enersen

9/5/16 R04 Paul Lonard Mark Enersen

Disclaimer Reports produced by Acoustic Works are prepared for a particular Client’s objective and are based on a specific scope, conditions and limitations, as agreed between Acoustic Works and the Client. Under no circumstances shall information and/or report(s) prepared by Acoustic Works be used by other parties other than the Client without first obtaining written permission from Acoustic Works.


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TABLE OF CONTENTS 1.Introduction .................................................................................................................. 5 2.Site Description ............................................................................................................. 5

2.1 Site Location ............................................................................................................. 5 2.2 Proposal ................................................................................................................... 6 2.3 Acoustic Environment ................................................................................................ 6

3.Equipment ..................................................................................................................... 6 4.Noise Monitoring ........................................................................................................... 7

4.1 Receivers and Noise Monitoring Locations ................................................................... 7 4.2 Unattended Noise Monitoring ..................................................................................... 8

5.Existing Noise Levels ..................................................................................................... 9 5.1 Road Traffic and Ambient Noise Levels ....................................................................... 9

6.Noise Criteria ............................................................................................................... 10 6.1 Road Traffic Noise Criteria ....................................................................................... 10

6.1.1 State Development Assessment Provisions (SDAP) ............................................ 10 6.1.2 Queensland Design Code MP4.4 ....................................................................... 11

6.2 Environmental Noise Criteria .................................................................................... 11 6.2.1 Acoustic Quality Objectives .............................................................................. 11 6.2.2 Background Creep ........................................................................................... 11

7.Road Traffic Assessment ............................................................................................. 13 7.1 Traffic Volumes ....................................................................................................... 13 7.2 Road Traffic Noise Verification .................................................................................. 13 7.3 Predicted Road Traffic Noise Levels - 2025 ................................................................ 13

7.3.1 Unit Numbering ............................................................................................... 21 8.Environmental Assessment ......................................................................................... 25

8.1 Onsite Activities....................................................................................................... 25 8.2 Acoustic Quality Objectives ...................................................................................... 25 8.3 Background Creep ................................................................................................... 26

9.Recommendations ....................................................................................................... 28 9.1 Road Traffic Noise ................................................................................................... 28

9.1.1 Glazing & Noise Category ................................................................................. 28 9.1.2 Alternative Ventilation ...................................................................................... 36 9.1.3 Wall Construction ............................................................................................ 36 9.1.4 Roof Construction ............................................................................................ 36 9.1.5 Private balcony open space .............................................................................. 36

9.2 Environmental Noise ................................................................................................ 37 9.2.1 Acoustic Barrier ............................................................................................... 37 9.2.2 Waste collection .............................................................................................. 38

10. Conclusion ............................................................................................................ 39 11. Appendices............................................................................................................ 40

11.1 Development Plans .................................................................................................. 40 11.2 Noise Monitoring Charts ........................................................................................... 45


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TABLE INDEX

Table 1: Measured road traffic and ambient noise levels - all time periods ........................................ 9 Table 2: SDAP road traffic noise criteria ....................................................................................... 10 Table 3: Applicable SDAP road traffic noise criteria ....................................................................... 10 Table 4: Queensland Design Code Noise Categories ..................................................................... 11 Table 5: Acoustic Quality Objectives at Noise Sensitive Properties .................................................. 11 Table 6: Background creep noise limits ........................................................................................ 12 Table 7: Traffic Volumes ............................................................................................................ 13 Table 8: Comparison of Measured and Predicted Noise Levels ....................................................... 13 Table 9: Predicted road traffic noise impacts and ratings ............................................................... 13 Table 10: Communal Recreation Area – TMR Criteria .................................................................... 19 Table 11: Acoustic quality objective noise levels, 1 hour ............................................................... 25 Table 12: Predicted 15 minute compliance .................................................................................. 26 Table 13: QDC Noise Category & Glazing Treatments ................................................................... 28

FIGURE INDEX

Figure 1: Site Location (Not to Scale) ............................................................................................ 5 Figure 2: Receivers and Noise Monitoring Locations ........................................................................ 7 Figure 3: Predicted Noise Level - Ground Level ............................................................................. 20 Figure 4: Predicted Noise Level - Level 4(Inc. Pool Area) ............................................................... 20 Figure 5: Predicted Noise Level - Level 6...................................................................................... 21 Figure 6: Recommended Acoustic Barrier - Ground Level ............................................................... 37 Figure 7: Recommended Acoustic Barrier - Pool Area .................................................................... 38

............................................................................................................................................................


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1. Introduction The following report is in response to a request by JFP Development Pty Ltd for a noise impact assessment of a proposed residential development at 1486-1494 Gold Coast Highway, Palm Beach. The site is potentially affected by road traffic noise. Unattended noise monitoring was conducted, and assessments of noise impacts were produced. Based upon the predicted noise levels, recommendations regarding acoustic treatments are specified.

2. Site Description 2.1 Site Location The site is described by the following: 1486-1496 Gold Coast Highway, Palm Beach Lot 190 on RP91634, Lot 4 on RP97035, Lot 11 SP260587, Lot 1 on RP116507, Lot 23 on RP65819 and lot 201 on RP93659. Refer to Figure 1 for site location.

Figure 1: Site Location (Not to Scale)

Site


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A comprehensive site survey was conducted on the 16th November, 2015 and identified the following:

a) The site currently has a 2 storey brick residence, single storey brick units, single storey fibro building and a single storey fibro residence.

b) 3 storey residential units bound the site to the north and west with 2 storey dwellings on the south side of the development.

c) The Gold Coast Highway is located adjacent the eastern site boundary separating the development from multi-story residential apartments.

d) Nyrang Avenue is adjacent to the west boundary of lot 201 RP93659.

2.2 Proposal The proposal is to construct seven storey residential apartments comprised of the following:

Site area of 3,571m2.

112 residential apartments, comprising of 1,2, and 3 bedroom units.

Car parking: A total of 152 car parking spaces shall be provided over two basement levels and the ground floor.

A recreation/pool area and terrace will be located on level 4. Common dining room with terrace on level 5.

Site access is via Nyrang Avenue.

Refer to the Appendices for development plans.

2.3 Acoustic Environment The ambient noise environment at the site is primarily affected by traffic noise from the Gold Coast Highway. To ensure compliance of onsite activities to surrounding sensitive receivers, a detailed assessment was conducted, with the results presented in Section 8.

3. Equipment The following equipment was used to record noise levels:

Rion NL42 Environmental noise monitor (SN#221357).

BSWA Technology Co. Ltd Sound Calibrator (SN # 44095).

The noise monitor holds current NATA Laboratory Certification and was field calibrated before and after the monitoring period, with no significant drift from the reference signal recorded.


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4. Noise Monitoring

4.1 Receivers and Noise Monitoring Locations The nearest residential receiver locations were identified as follows;

1. A 2 storey residential dwelling is located adjacent the southern site boundary at – 1484 Gold Coast Highway approximately 2m from the site.

2. A 2 storey residential dwelling located adjacent the south west corner of the property boundary at – 3 Twentyeighth Avenue approximately 2m from the site.

3. 3 storey units located to the south west of site boundary at – 7 Nyrang Avenue approximately 1.5m from the site.

4. 3 storey units located north west of the site at – 3 Nyrang Avenue approximately 2.5m from the site.

5. 3 storey units north of the site at – 1498 Gold Coast Highway approximately 20m from site.

6. 3 storey units north east of the site at – 1499 Gold Coast Highway approximately 41m from site.

7. 4 storey units south east of the site at – 1479 Gold Coast Highway approximately 39m from site.

These locations were chosen as being representative of the nearest residential receivers to the proposed development. Refer to Figure 2 for these locations.

Figure 2: Receivers and Noise Monitoring Locations

N

1

Noise Monitor

4

3

5

2

6

7

Site


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4.2 Unattended Noise Monitoring A Rion NL42 environmental noise monitor was placed at 1486 Gold Coast Highway, 6m from the nearest lane of Gold Coast Highway to measure road traffic and ambient noise levels. The monitor was located in a free field position with the microphone approximately 1.4 metres above ground surface level. The noise monitor was set to record noise levels between the 16th and 23rd November 2015. Due to battery issues the logger stopped recording on the 21st of November. The environmental noise monitors were set to record noise levels in "A" Weighting, Fast response using 15 minute statistical intervals. Ambient noise monitoring was conducted generally in accordance with Australian Standard AS1055:1997 Acoustics – Description and measurement of environmental noise with road traffic conducted in accordance with Australian Standard AS2702:1984 ‘Acoustics - Methods for the measurement of road traffic noise’. Refer to Figure 2 for noise monitoring locations.


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5. Existing Noise Levels Section 5.1 presents the measured ambient noise levels from the unattended noise monitoring survey. Any periods of inclement weather or extraneous noise was omitted from the measured data prior to determining the results.

5.1 Road Traffic and Ambient Noise Levels The road traffic and ambient noise levels measured at the monitoring location are as follows;

Table 1: Measured road traffic and ambient noise levels - all time periods

Day Date L10 (18h)

L90 (18h)

L90 (8h)

L90 dB(A) Day Eve Night

Monday 16/11/15 - - - - 50 43 Tuesday 17/11/15 69 52 43 55 49 44

Wednesday 18/11/15 69 52 42 54 49 42 Thursday 19/11/15 69 52 43 55 50 43

Friday 20/11/15 70 53 44 56 51 44 Saturday 21/11/15 - - - - - -

Overall value 69 52 43 55 50 44

Road traffic data from the weekend was not utilised as it is not considered relevant to the assessment. Refer to the appendix for graphical representation.


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6. Noise Criteria

6.1 Road Traffic Noise Criteria As the development is located near a state controlled road (Gold Coast Highway), the SDAP criteria applies.

6.1.1 State Development Assessment Provisions (SDAP)

The criteria applied are in accordance with Module 1 of the “State Development Assessment Provisions” (SDAP) Version 1.7 dated 23rd November 2015 by the Department of State Development, Infrastructure and Planning. The policy sets out matters of interest for development assessment of developments near state controlled roads or multi-modal corridors. The applicable criteria for the development in the year 2025 (ten year planning horizon) requires road traffic noise to be assessed in accordance with Table 1.1.1 of the policy statement as follows;

Table 2: SDAP road traffic noise criteria

Activity Criteria

All facades of accommodation activities or residential care facilities

≤60 dB(A) L10 (18h) façade corrected If measured L90 (8h) free field between 10pm and 6am is ≤40dB(A)

≤63 dB(A) L10 (18h) façade corrected If measured L90 (8h) free field between 10pm and 6am is >40dB(A)

All private open spaces of accommodation activities and residential care facilities (free field)

≤57 dB(A) L10 (18h) free field If measured L90 (18h) free field between 6am and 12 midnight is ≤45dB(A)

≤60 dB(A) L10 (18h) free field If measured L90 (18h) free field between 6am and 12 midnight is >45dB(A)



Based on the measured noise levels at the location, the applicable criteria for the development are as follows;

Table 3: Applicable SDAP road traffic noise criteria

Activity Criteria All facades of accommodation activities or residential care facilities LA10(18hr) 63 dB(A)

All open spaces and recreation areas of accommodation activities and residential care facilities (free field)

LA10(18hr) 60 dB(A)




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6.1.2 Queensland Design Code MP4.4

The noise categories as specified in the code are as follows;

Table 4: Queensland Design Code Noise Categories

Category Noise level L10(18hr) dB(A) (including façade correction)

Category 4 ≥ 73 Category 3 68-72 Category 2 63-67 Category 1 58-62 Category 0 ≤ 57

6.2 Environmental Noise Criteria The noise criteria as applied by Gold Coast City Council are as follows;

6.2.1 Acoustic Quality Objectives

Table 5 below presents the acoustic quality objectives at noise sensitive receptors as detailed in Schedule 1 of the EPP (Noise) 2008.

Table 5: Acoustic Quality Objectives at Noise Sensitive Properties

Sensitive Receptor Time of Day Acoustic Quality Objectives, dB(A)

LAeq,adj,1hr LA10,adj,1hr LA1,adj,1hr

Dwelling (outdoors)


Dwelling (Indoors)


Night (10pm – 7am) 30 35 40

6.2.2 Background Creep

The Background Creep criteria are as follows;

Time-varying noise: LAeq,adj,T, ≤ Ambient LA90,T + 5dB(A)

Steady-state noise:

LA90,T ≤ Ambient LA90,T The time period (T) is a time interval of at least 15 minutes, or if the noise continues for less than 15 minutes, the duration of the noise source. Based on the results of ambient noise monitoring, the project specific background creep noise limits are shown in Table 6.


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Table 6: Background creep noise limits

Time Period Noise Level Limits SPL dB(A)

LAeq,T LA90,T

Day 7am – 6pm 60 55 Evening 6pm – 10pm 55 50 Night 10pm – 7am 49 44


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7. Road Traffic Assessment Road traffic noise associated with the Gold Coast Highway for a ten year planning horizon was assessed at the development to determine compliance with GCCC criteria.

7.1 Traffic Volumes Existing traffic volumes were obtained from TMR data dated 2013-2014. The data provided a growth rate of 2.95% which was used to calculate future traffic volumes.

Table 7: Traffic Volumes

Location 2014 AADT 2015 Predicted AADT

2025 Predicted AADT

Percentage of Heavy Vehicles

Gold Coast Highway 34,068 35,073 46,907 5.5

7.2 Road Traffic Noise Verification To ensure the CoRTN noise model is accurate, a verification model of the predicted LA10(18hr) was created and compared to the measured noise level based on the data provided in Section 7.1. The CoRTN method allows a 2dB(A) variation from the predicted and measured level, if the variation exceeds 2dB(A) a correction to the predicted level is required.

Table 8: Comparison of Measured and Predicted Noise Levels

Location Measured LA10(18hr) dB(A)

Predicted LA10(18hr) dB(A) Correction

Gold Coast Highway 69.2 69.9 0

7.3 Predicted Road Traffic Noise Levels - 2025 Road traffic noise modelling for the proposed development was based on the following information:

Gold Coast Highway speed limit of 70km/h.

A Dense Graded Asphalt (DGA) surface on the Gold Coast Highway, resulting in a 0 dB(A) correction in accordance with TMR requirements.

Receiver heights based on 1.5m above finished floor level.

Site layout and floor plans provided by BDA Architecture, Project No. 382200, drawings A1.102, A2.101-109 and A4.101, Issue A dated 1.12.2015.

A façade correction of +2.5 dB(A)

Table 9 presents the predicted noise impacts and acoustic ratings with respect to traffic noise.

Table 9: Predicted road traffic noise impacts and ratings


QDC Category

101 GF Kit/Liv/Din 37 0 101 GF Bed 1 37 0


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QDC Category

102 GF Kit/Liv/Din 36 0 102 GF Bed 1 36 0 102 GF Bed 2 36 0 103 GF Kit/Liv/Din 60 1 103 GF Bed 1 60 1 104 GF Kit/Liv/Din 67 2 104 GF Bed 1 67 2 105 GF Kit/Liv/Din 68 3 105 GF Bed 1 68 3 106 GF Kit/Liv/Din 68 3 106 GF Bed 1 68 3 107 GF Kit/Liv/Din 68 3 107 GF Bed 1 68 3 109 GF Kit/Liv/Din 69 3 109 GF Bed 1 69 3 109 GF Bed 2 69 3 109 GF Bed 3 69 3 111 GF Kit/Liv/Din 69 3 111 GF Bed 1 69 3 112 GF Kit/Liv/Din 68 3 112 GF Bed 1 68 3 112 GF Bed 2 68 3 113 GF Kit/Liv/Din 66 2 113 GF Bed 1 66 2 114 GF Kit/Liv/Din 62 1 114 GF Bed 1 62 1 115 GF Kit/Liv/Din 37 0 115 GF Bed 1 37 0 116 GF Kit/Liv/Din 37 0 116 GF Bed 1 37 0 117 GF Kit/Liv/Din 37 0 117 GF Bed 1 37 0 201 1.Fl Kit/Liv/Din 37 0 201 1.Fl Bed 1 37 0 202 1.Fl Kit/Liv/Din 36 0 202 1.Fl Bed 1 36 0 202 1.Fl Bed 2 36 0 203 1.Fl Kit/Liv/Din 62 1 203 1.Fl Bed 1 62 1 204 1.Fl Kit/Liv/Din 69 3 204 1.Fl Bed 1 69 3 205 1.Fl Kit/Liv/Din 70 3 205 1.Fl Bed 1 70 3 206 1.Fl Kit/Liv/Din 70 3 206 1.Fl Bed 1 70 3 207 1.Fl Kit/Liv/Din 70 3 207 1.Fl Bed 1 70 3 208 1.Fl Kit/Liv/Din 71 3 208 1.Fl Bed 1 71 3 209 1.Fl Kit/Liv/Din 71 3 209 1.Fl Bed 1 71 3 210 1.Fl Kit/Liv/Din 71 3 210 1.Fl Bed 1 71 3 211 1.Fl Kit/Liv/Din 71 3


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QDC Category

211 1.Fl Bed 1 71 3 212 1.Fl Kit/Liv/Din 71 3 212 1.Fl Bed 1 71 3 212 1.Fl Bed 2 71 3 213 1.Fl Kit/Liv/Din 69 3 213 1.Fl Bed 1 69 3 214 1.Fl Kit/Liv/Din 64 2 214 1.Fl Bed 1 64 2 215 1.Fl Kit/Liv/Din 37 0 215 1.Fl Bed 1 37 0 216 1.Fl Kit/Liv/Din 37 0 216 1.Fl Bed 1 37 0 217 1.Fl Kit/Liv/Din 37 0 217 1.Fl Bed 1 37 0 217 1.Fl Bed 2 37 0 218 1.Fl Kit/Liv/Din 36 0 218 1.Fl Bed 1 36 0 218 1.Fl Bed 2 36 0 219 1.Fl Kit/Liv/Din 43 0 219 1.Fl Bed 1 43 0 220 1.Fl Kit/Liv/Din 48 0 220 1.Fl Bed 1 48 0 220 1.Fl Bed 2 48 0 301 2.Fl Kit/Liv/Din 37 0 301 2.Fl Bed 1 37 0 302 2.Fl Kit/Liv/Din 37 0 302 2.Fl Bed 1 37 0 302 2.Fl Bed 2 37 0 303 2.Fl Kit/Liv/Din 63 2 303 2.Fl Bed 1 63 2 304 2.Fl Kit/Liv/Din 69 3 304 2.Fl Bed 1 69 3 305 2.Fl Kit/Liv/Din 71 3 305 2.Fl Bed 1 71 3 306 2.Fl Kit/Liv/Din 71 3 306 2.Fl Bed 1 71 3 307 2.Fl Kit/Liv/Din 71 3 307 2.Fl Bed 1 71 3 308 2.Fl Kit/Liv/Din 71 3 308 2.Fl Bed 1 71 3 309 2.Fl Kit/Liv/Din 71 3 309 2.Fl Bed 1 71 3 310 2.Fl Kit/Liv/Din 71 3 310 2.Fl Bed 1 71 3 311 2.Fl Kit/Liv/Din 71 3 311 2.Fl Bed 1 71 3 312 2.Fl Kit/Liv/Din 71 3 312 2.Fl Bed 1 71 3 312 2.Fl Bed 2 71 3 313 2.Fl Kit/Liv/Din 69 3 313 2.Fl Bed 1 69 3 314 2.Fl Kit/Liv/Din 65 2 314 2.Fl Bed 1 65 2 315 2.Fl Kit/Liv/Din 37 0


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QDC Category

315 2.Fl Bed 1 37 0 316 2.Fl Kit/Liv/Din 37 0 316 2.Fl Bed 1 37 0 317 2.Fl Kit/Liv/Din 37 0 317 2.Fl Bed 1 37 0 317 2.Fl Bed 2 37 0 318 2.Fl Kit/Liv/Din 38 0 318 2.Fl Bed 1 38 0 318 2.Fl Bed 2 38 0 319 2.Fl Kit/Liv/Din 45 0 319 2.Fl Bed 1 45 0 320 2.Fl Kit/Liv/Din 49 0 320 2.Fl Bed 1 49 0 320 2.Fl Bed 2 49 0 401 3.Fl Kit/Liv/Din 38 0 401 3.Fl Bed 1 38 0 402 3.Fl Kit/Liv/Din 38 0 402 3.Fl Bed 1 38 0 402 3.Fl Bed 2 38 0 403 3.Fl Kit/Liv/Din 63 2 403 3.Fl Bed 1 69 3 403 3.Fl Bed 2 69 3 403 3.Fl Bed 3 69 3 405 3.Fl Kit/Liv/Din 70 3 405 3.Fl Bed 1 70 3 405 3.Fl Bed 2 70 3 407 3.Fl Kit/Liv/Din 70 3 407 3.Fl Bed 1 70 3 407 3.Fl Bed 2 70 3 408 3.Fl Kit/Liv/Din 71 3 408 3.Fl Bed 1 71 3 408 3.Fl Bed 2 71 3 409 3.Fl Kit/Liv/Din 71 3 409 3.Fl Bed 1 71 3 409 3.Fl Bed 2 71 3 410 3.Fl Kit/Liv/Din 71 3 410 3.Fl Bed 1 71 3 411 3.Fl Kit/Liv/Din 71 3 411 3.Fl Bed 1 71 3 412 3.Fl Kit/Liv/Din 71 3 412 3.Fl Bed 1 71 3 412 3.Fl Bed 2 71 3 413 3.Fl Kit/Liv/Din 69 3 413 3.Fl Bed 1 69 3 413 3.Fl Bed 2 69 3 413 3.Fl Bed 3 69 3 415 3.Fl Kit/Liv/Din 38 0 415 3.Fl Bed 1 38 0 416 3.Fl Kit/Liv/Din 38 0 416 3.Fl Bed 1 38 0 417 3.Fl Kit/Liv/Din 38 0 417 3.Fl Bed 1 38 0 417 3.Fl Bed 2 38 0 418 3.Fl Kit/Liv/Din 39 0


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QDC Category

418 3.Fl Bed 1 39 0 418 3.Fl Bed 2 39 0 419 3.Fl Kit/Liv/Din 45 0 419 3.Fl Bed 1 45 0 420 3.Fl Kit/Liv/Din 50 0 420 3.Fl Bed 1 50 0 420 3.Fl Bed 2 50 0 501 4.Fl Kit/Liv/Din 40 0 501 4.Fl Bed 1 40 0 502 4.Fl Kit/Liv/Din 40 0 502 4.Fl Bed 1 40 0 502 4.Fl Bed 2 40 0 503 4.Fl Kit/Liv/Din 69 3 503 4.Fl Bed 1 69 3 503 4.Fl Bed 2 69 3 503 4.Fl Bed 3 69 3 505 4.Fl Kit/Liv/Din 70 3 505 4.Fl Bed 1 70 3 505 4.Fl Bed 2 70 3 507 4.Fl Kit/Liv/Din 70 3 507 4.Fl Bed 1 70 3 507 4.Fl Bed 2 70 3 508 4.Fl Kit/Liv/Din 70 3 508 4.Fl Bed 1 70 3 508 4.Fl Bed 2 70 3 510 4.Fl Kit/Liv/Din 70 3 510 4.Fl Bed 1 70 3 511 4.Fl Kit/Liv/Din 70 3 511 4.Fl Bed 1 70 3 512 4.Fl Kit/Liv/Din 70 3 512 4.Fl Bed 1 70 3 512 4.Fl Bed 2 70 3 513 4.Fl Kit/Liv/Din 69 3 513 4.Fl Bed 1 69 3 513 4.Fl Bed 2 69 3 513 4.Fl Bed 3 69 3 515 4.Fl Kit/Liv/Din 40 0 515 4.Fl Bed 1 40 0 516 4.Fl Kit/Liv/Din 40 0 516 4.Fl Bed 1 40 0 517 4.Fl Kit/Liv/Din 40 0 517 4.Fl Bed 1 40 0 517 4.Fl Bed 2 40 0 601 5.Fl Kit/Liv/Din 42 0 601 5.Fl Bed 1 42 0 602 5.Fl Kit/Liv/Din 42 0 602 5.Fl Bed 1 42 0 602 5.Fl Bed 2 42 0 603 5.Fl Kit/Liv/Din 68 3 603 5.Fl Bed 1 68 3 603 5.Fl Bed 2 68 3 603 5.Fl Bed 3 68 3 605 5.Fl Kit/Liv/Din 70 3 605 5.Fl Bed 1 70 3


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QDC Category

605 5.Fl Bed 2 70 3 606 5.Fl Kit/Liv/Din 70 3 606 5.Fl Bed 1 70 3 606 5.Fl Bed 2 70 3 607 5.Fl Kit/Liv/Din 70 3 607 5.Fl Bed 1 70 3 607 5.Fl Bed 2 70 3 610 5.Fl Kit/Liv/Din 70 3 610 5.Fl Bed 1 70 3 611 5.Fl Kit/Liv/Din 70 3 611 5.Fl Bed 1 70 3 612 5.Fl Kit/Liv/Din 70 3 612 5.Fl Bed 1 70 3 612 5.Fl Bed 2 70 3 613 5.Fl Kit/Liv/Din 69 3 613 5.Fl Bed 1 69 3 613 5.Fl Bed 2 69 3 613 5.Fl Bed 3 69 3 615 5.Fl Kit/Liv/Din 43 0 615 5.Fl Bed 1 43 0 616 5.Fl Kit/Liv/Din 43 0 616 5.Fl Bed 1 43 0 617 5.Fl Kit/Liv/Din 43 0 617 5.Fl Bed 1 43 0 617 5.Fl Bed 2 43 0 701 6.Fl Kit/Liv/Din 45 0 701 6.Fl Bed 1 45 0 702 6.Fl Kit/Liv/Din 46 0 702 6.Fl Bed 1 46 0 702 6.Fl Bed 2 46 0 703 6.Fl Kit/Liv/Din 68 3 703 6.Fl Bed 1 68 3 703 6.Fl Bed 2 68 3 703 6.Fl Bed 3 68 3 705 6.Fl Kit/Liv/Din 69 3 705 6.Fl Bed 1 69 3 705 6.Fl Bed 2 69 3 706 6.Fl Kit/Liv/Din 70 3 706 6.Fl Bed 1 70 3 706 6.Fl Bed 2 70 3 707 6.Fl Kit/Liv/Din 70 3 707 6.Fl Bed 1 70 3 707 6.Fl Bed 2 70 3 710 6.Fl Kit/Liv/Din 70 3 710 6.Fl Bed 1 70 3 711 6.Fl Kit/Liv/Din 70 3 711 6.Fl Bed 1 70 3 712 6.Fl Kit/Liv/Din 70 3 712 6.Fl Bed 1 70 3 712 6.Fl Bed 2 70 3 713 6.Fl Kit/Liv/Din 68 3 713 6.Fl Bed 1 68 3 713 6.Fl Bed 2 68 3 713 6.Fl Bed 3 68 3


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QDC Category

715 6.Fl Kit/Liv/Din 46 0 715 6.Fl Bed 1 46 0 716 6.Fl Kit/Liv/Din 46 0 716 6.Fl Bed 1 46 0 717 6.Fl Kit/Liv/Din 46 0 717 6.Fl Bed 1 46 0 717 6.Fl Bed 2 46 0 718 6.Fl Kit/Liv/Din 45 0 718 6.Fl Bed 1 45 0

(1) Unit numbering is provided in Section 7.3.1 Based on the predicted noise impacts, additional treatments are required to ensure compliance for internal areas with SDAP assessment requirements. Refer to Section 9 for recommendations regarding standard construction. To ensure compliance of the communal recreational areas with SDAP criteria, an assessment was conducted with the results presented in Table 10.

Table 10: Communal Recreation Area – TMR Criteria

Location TMR Criteria dB(A) LA10(18hr)

Predicted dB(A) LA10(18hr)

Recreational/Pool Area 63 40

Lvl 4 Terrace 63 70

Predicted noise levels in the Recreational Pool Area comply with SDAP criteria; therefore all residents would have access to an external area which is screened from traffic noise.


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Figure 3: Predicted Noise Level - Ground Level

Figure 4: Predicted Noise Level - Level 4(Inc. Pool Area)


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Figure 5: Predicted Noise Level - Level 6

7.3.1 Unit Numbering

79 11 12 13

15 16 17 14 1 2 3

456


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18

19

20

71011 12 13

15 16 1714 1 23

4

5689

18

19

20

71011 12 13

15 16 1714 1 23

4

5689


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18

19

20

71011 12

13

15 16 17 1 23

589

71011 12

13

15 16 17 1 2

3

58


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810 11 1213

15 16 1714 1 2 3

467

18

71011 12

13

1516

171 2

3

58


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8. Environmental Assessment

8.1 Onsite Activities Noise associated with vehicle activity and people in the level 4 communal areas have been assessed based on previous measurements of similar activities. The calculations assume that the activities are located at the closest point within the development site to each receiver location in each case. Any relevant shielding or building transmission loss are taken into account for these activities.

8.2 Acoustic Quality Objectives The average maximum noise source levels and predicted levels at the receiver locations, without acoustic treatments, are shown in Table 11 as follows. Note: LA10 and LA1 results are not shown in cases where the total duration of the events is less than the minimum time required e.g. LA10(1hr) requires noise events to occur for at least 360 seconds of an hour long period. LAeq results are not shown where the calculated total is less than 0dBA.

Table 11: Acoustic quality objective noise levels, 1 hour Receivers ### 10 10 10 10 10 10 10 10 10



3. 7 Nyrang Avenue

4. 3 Nyrang Avenue



7. 1479 Gold Coast Highway Barrier (height (m))

Description No

Day / eve

Day / eve

indoor

Night indoo

r

Day / eve

Day / eve

indoor

Night indoo

r

Day / eve

Day / eve

indoor

Night indoo

r

Cri teria 50 35 30 55 40 35 65 45 40

Rec area inc pool 78 2 80 2 2 0 900 64 0 ‐15 0 ‐37 25 15 25 15 0 ‐10 30 20 30 20 0 ‐10 37 27 37 27 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes









Cri teria 50 35 30 55 40 35 65 45 40










Cri teria 50 35 30 55 40 35 65 45 40










Cri teria 50 35 30 55 40 35 65 45 40










Cri teria 50 35 30 55 40 35 65 45 40

Rec area inc pool 78 2 80 2 2 900 33 ‐7 0 0 ‐31 39 29 39 29 0 ‐10 44 34 44 34 0 ‐10 51 41 51 41 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a





Car door closure 75 2 77 20 20 20 2 32 0 0 0 ‐30 27 17 27 17 27 17 0 ‐10 0 ‐10 0 ‐10 33 23 33 23 33 23 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Car start 74 2 76 12 12 12 2 32 0 0 0 ‐30 24 14 24 14 24 14 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Car passby 69 0 69 20 20 20 15 34 0 0 0 ‐31 28 18 28 18 28 18 0 ‐10 0 ‐10 0 ‐10 33 23 33 23 33 23 Yes Yes Yes Yes Yes Yes Yes Yes Yes


No. of events per 1hr Eve

No. of events per 1hr Night

LAeq

adj,1hr ext. dB(A) Eve

LAeq

adj,1hr int. dB(A) Eve

LAeq

adj,1hr ext. dB(A) Night

Duration per event

Distance (m

)

Barrier screening

dB


Topo

screening

dB

Dist atten. @

‐6dB

/dd

LAeq

adj,1hr ext. dB(A) Day

LAeq

adj,1hr int. dB(A) Day

LAeq

adj,1hr int. dB(A) Nigh t


Receiver

Source Leq@1m dB(A)

Correction

dB(A)*

Corrected Leq@

1m dB(A)

No. of events per 1hr Day

LA10

Compl iance

LA1

Compl iance





Amenity

LAeq

Compl iance









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Cri teria 50 35 30 55 40 35 65 45 40










Cri teria 50 35 30 55 40 35 65 45 40






Car door closure 75 2 77 20 20 20 2 93 0 ‐15 0 ‐39 3 ‐7 3 ‐7 3 ‐7 0 ‐10 0 ‐10 0 ‐10 9 ‐1 9 ‐1 9 ‐1 Yes Yes Yes Yes Yes Yes Yes Yes Yes


Car passby 69 0 69 20 20 20 15 94 0 ‐15 0 ‐39 4 ‐6 4 ‐6 4 ‐6 0 ‐10 0 ‐10 0 ‐10 9 ‐1 9 ‐1 9 ‐1 Yes Yes Yes Yes Yes Yes Yes Yes Yes

Tota l 35 25 35 25 34 24 35 25 35 25 34 24 38 28 38 28 34 24 Yes Yes Yes Yes Yes Yes Yes Yes Yes *Correction due to tonality and impulsiveness as per AS1055:1997. Noise levels are predicted to comply with the criteria for activities associated with the development.

8.3 Background Creep Based on assessment of all time periods, the noise source levels and predicted levels at the receiver locations are shown as follows;

Table 12: Predicted 15 minute compliance

Receivers ## 900 900 900 900 900 10 10 10



3. 7 Nyrang Avenue

4. 3 Nyrang Avenue



7. 1479 Gold Coast Highway Barrier (height (m

))

Description Inc

Day Eve Night

Cri teria 60 55 49









Tota l 29 19 29 19 26 16 Yes Yes Yes

Cri teria 60 55 49









Tota l 37 27 37 27 36 26 Yes Yes Yes

Cri teria 60 55 49









Tota l 43 33 43 33 39 29 Yes Yes Yes

Receiver

Source Leq@1m

dB(A)

Correction

dB(A)*

Corrected Leq@

1m dB(A)

No. of events per 15min Day

Duration per event

Distance (m

)

Barrier screening dB


Topo

screening

dB

Dist atten. @

‐6dB

/dd

No. of events per 15min Eve

No. of events per 15min Nigh t

L Aeq adj,T int. dB(A) Night

LAeq 15 min

Compl iance

L Aeq adj,T ext. dB(A) Day

L Aeq adj,T int. dB(A) Day

L Aeq adj,T ext. dB(A) Eve

L Aeq adj,T int. dB(A) Eve

L Aeq adj,T ext. dB(A) Night


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Cri teria 60 55 49









Tota l 43 33 43 33 40 30 Yes Yes Yes

Cri teria 60 55 49

Rec area inc pool 78 2 80 1 1 900 33 ‐7 ‐31 39 29 39 29 0 ‐10 Yes Yes n/a





Car door closure 75 2 77 5 5 5 2 32 0 ‐30 27 17 27 17 27 17 Yes Yes Yes

Car start 74 2 76 3 3 3 2 32 0 ‐30 24 14 24 14 24 14 Yes Yes Yes

Car passby 69 0 69 5 5 5 15 34 0 ‐31 28 18 28 18 28 18 Yes Yes Yes

Tota l 42 32 42 32 40 30 Yes Yes Yes

Cri teria 60 55 49









Tota l 35 25 35 25 34 24 Yes Yes Yes

Cri teria 60 55 49









Tota l 35 25 35 25 35 25 Yes Yes Yes *Correction due to tonality and impulsiveness as per AS1055:1997. Noise levels are predicted to comply with the criteria for activities associated with the development.


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9. Recommendations

9.1 Road Traffic Noise All building treatments for residential units shall be determined at the Building Approval stage in accordance with the assessment requirements of the Queensland Building Code Mandatory Part 4.4. For reference, noise categories are nominated in Section 9.1.1.

9.1.1 Glazing & Noise Category

Calculations were conducted in accordance with Queensland Building Code Part 4.4 to ensure compliance of internal noise levels with the QDC. The results, including glazing treatments and the noise category for each room, are presented in Table 13 below. The minimum glazing treatments presented in Table 13 are required to comply with the following:

The minimum glass thickness specified shall not be reduced regardless of the Rw performance of the glazing system.

If compliance cannot be achieved with the minimum Rw ratings, the glass thickness shall be increased until compliance is achieved.

Glazing specified with acoustic seals requires a Q-lon seal or an equivalent product, mohair seals are not acceptable.

The glazier shall provide NATA test reports on request to verify compliance with the minimum Rw ratings. Generic reports are not acceptable.

Table 13: QDC Noise Category & Glazing Treatments

Unit Floor Location


Acou

stic

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Wal

l

Roof

Win

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Entr

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or

Floo

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Win

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s

101 GF Kit/Liv/Din - - - - - standard no 101 GF Bed 1 - - - - - standard no 102 GF Kit/Liv/Din - - - - - standard no 102 GF Bed 1 - - - - - standard no 102 GF Bed 2 - - - - - standard no 103 GF Kit/Liv/Din 35 - 27 - - 4mm float yes 103 GF Bed 1 35 - 27 - - 4mm float yes 104 GF Kit/Liv/Din 41 38 35 - - 10.38 lam yes 104 GF Bed 1 41 - 35 - - 10.38 lam yes








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Unit Floor Location


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Win

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or

Floo

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Win

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s










113 GF Kit/Liv/Din 41 - 35 - - 10.38 lam yes 113 GF Bed 1 41 - 35 - - 10.38 lam yes 114 GF Kit/Liv/Din 35 - 27 - - 4mm float yes 114 GF Bed 1 35 - 27 - - 4mm float yes 115 GF Kit/Liv/Din - - - - - standard no 115 GF Bed 1 - - - - - standard no 116 GF Kit/Liv/Din - - - - - standard no 116 GF Bed 1 - - - - - standard no 117 GF Kit/Liv/Din - - - - - standard no 117 GF Bed 1 - - - - - standard no 201 1.Fl Kit/Liv/Din - - - - - standard no 201 1.Fl Bed 1 - - - - - standard no 202 1.Fl Kit/Liv/Din - - - - - standard no 202 1.Fl Bed 1 - - - - - standard no 202 1.Fl Bed 2 - - - - - standard no 203 1.Fl Kit/Liv/Din 35 - 27 - - 4mm float yes 203 1.Fl Bed 1 35 - 27 - - 4mm float yes













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Unit Floor Location


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Win

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lam











214 1.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes 214 1.Fl Bed 1 41 - 35 - - 10.38 lam yes 215 1.Fl Kit/Liv/Din - - - - - standard no 215 1.Fl Bed 1 - - - - - standard no 216 1.Fl Kit/Liv/Din - - - - - standard no 216 1.Fl Bed 1 - - - - - standard no 217 1.Fl Kit/Liv/Din - - - - - standard no 217 1.Fl Bed 1 - - - - - standard no 217 1.Fl Bed 2 - - - - - standard no 218 1.Fl Kit/Liv/Din - - - - - standard no 218 1.Fl Bed 1 - - - - - standard no 218 1.Fl Bed 2 - - - - - standard no 219 1.Fl Kit/Liv/Din - - - - - standard no 219 1.Fl Bed 1 - - - - - standard no 220 1.Fl Kit/Liv/Din - - - - - standard no 220 1.Fl Bed 1 - - - - - standard no 220 1.Fl Bed 2 - - - - - standard no 301 2.Fl Kit/Liv/Din - - - - - standard no 301 2.Fl Bed 1 - - - - - standard no 302 2.Fl Kit/Liv/Din - - - - - standard no 302 2.Fl Bed 1 - - - - - standard no 302 2.Fl Bed 2 - - - - - standard no 303 2.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes 303 2.Fl Bed 1 41 - 35 - - 10.38 lam yes







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Unit Floor Location


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Win

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s

















314 2.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes 314 2.Fl Bed 1 41 - 35 - - 10.38 lam yes 315 2.Fl Kit/Liv/Din - - - - - standard no 315 2.Fl Bed 1 - - - - - standard no 316 2.Fl Kit/Liv/Din - - - - - standard no 316 2.Fl Bed 1 - - - - - standard no 317 2.Fl Kit/Liv/Din - - - - - standard no 317 2.Fl Bed 1 - - - - - standard no 317 2.Fl Bed 2 - - - - - standard no 318 2.Fl Kit/Liv/Din - - - - - standard no 318 2.Fl Bed 1 - - - - - standard no 318 2.Fl Bed 2 - - - - - standard no 319 2.Fl Kit/Liv/Din - - - - - standard no 319 2.Fl Bed 1 - - - - - standard no 320 2.Fl Kit/Liv/Din - - - - - standard no 320 2.Fl Bed 1 - - - - - standard no 320 2.Fl Bed 2 - - - - - standard no 401 3.Fl Kit/Liv/Din - - - - - standard no 401 3.Fl Bed 1 - - - - - standard no 402 3.Fl Kit/Liv/Din - - - - - standard no 402 3.Fl Bed 1 - - - - - standard no 402 3.Fl Bed 2 - - - - - standard no 403 3.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes


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Unit Floor Location


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Win

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Win

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415 3.Fl Kit/Liv/Din - - - - - standard no 415 3.Fl Bed 1 - - - - - standard no 416 3.Fl Kit/Liv/Din - - - - - standard no 416 3.Fl Bed 1 - - - - - standard no 417 3.Fl Kit/Liv/Din - - - - - standard no


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Unit Floor Location


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Entr

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Floo

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Win

dow

s

417 3.Fl Bed 1 - - - - - standard no 417 3.Fl Bed 2 - - - - - standard no 418 3.Fl Kit/Liv/Din - - - - - standard no 418 3.Fl Bed 1 - - - - - standard no 418 3.Fl Bed 2 - - - - - standard no 419 3.Fl Kit/Liv/Din - - - - - standard no 419 3.Fl Bed 1 - - - - - standard no 420 3.Fl Kit/Liv/Din - - - - - standard no 420 3.Fl Bed 1 - - - - - standard no 420 3.Fl Bed 2 - - - - - standard no 501 4.Fl Kit/Liv/Din - - - - - standard no 501 4.Fl Bed 1 - - - - - standard no 502 4.Fl Kit/Liv/Din - - - - - standard no 502 4.Fl Bed 1 - - - - - standard no 502 4.Fl Bed 2 - - - - - standard no























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Unit Floor Location


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Entr

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or

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Win

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lam























612 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 yes


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Unit Floor Location


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711 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 yes


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Unit Floor Location


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715 6.Fl Kit/Liv/Din - - - - - standard no 715 6.Fl Bed 1 - - - - - standard no 716 6.Fl Kit/Liv/Din - - - - - standard no 716 6.Fl Bed 1 - - - - - standard no 717 6.Fl Kit/Liv/Din - - - - - standard no 717 6.Fl Bed 1 - - - - - standard no 717 6.Fl Bed 2 - - - - - standard no 718 6.Fl Kit/Liv/Din - - - - - standard no 718 6.Fl Bed 1 - - - - - standard no

Any locations not identified in Table 13 are nominated as QDC Noise Category 0 and require standard construction for road traffic noise.

9.1.2 Alternative Ventilation

To achieve the required internal noise levels for the development, all locations nominated in Table 13 with noise category 1-3 will require the provision for an alternative ventilation system similar to air-conditioning or mechanical ventilation.

9.1.3 Wall Construction

The proposed 190mm blockwork wall system is predicted to achieve Rw 47, meeting the requirements for Noise Categories 1-3.

9.1.4 Roof Construction

The proposed concrete slab roof system is predicted to achieve Rw 41, meeting the requirements for Noise Categories 1-3.

9.1.5 Private balcony open space

To provide a slight improvement in noise levels for private open spaces, we recommend incorporating solid balustrades into the noise-affected apartments of the development. 'Solid balustrades' means balustrades which are free of gaps, holes or openings. Small holes may be present to meet the minimum requirements for drainage, as well as small gaps between adjacent panes/elements for heat expansion if required. Suitable materials may include concrete, masonry, timber, glass or other material with surface density at least 12kg/m2.


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9.2 Environmental Noise

9.2.1 Acoustic Barrier

Acoustic barriers are recommended to be constructed as shown in Figure 6 and Figure 7. The barriers shall be constructed using lapped timber (minimum 40% overlap), masonry, fibre cement sheet, Hebel, Perspex, glass, plywood, or other material with a minimum surface density of 10kg/m2. The fence shall be free of gaps and holes.

Figure 6: Recommended Acoustic Barrier - Ground Level

Acoustic Barrier, 1.8m high above ground level


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Figure 7: Recommended Acoustic Barrier - Pool Area

Acoustic Barrier, 1.4m high above floor level

9.2.2 Waste collection

Waste collection is recommended to occur during daytime hours where possible.


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10. Conclusion An environmental noise assessment has been conducted for the proposed development at 1486-1494 Gold Coast Highway Palm Beach. Acoustic treatments have been specified in order to satisfy the criteria. If you should have any queries please do not hesitate to contact us. Report Prepared By

Paul Lonard B.Env.Sc Senior Acoustic Consultant


595 Adopted Report

12 - 14 philip avenue, broadbeach · melbourne vic 3000 . land to which charges apply the land to...

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