item 6 city development report on regulated …€¦ · item 6 (continued) regulated development...

ITEM 6 CITY DEVELOPMENT REPORT ON REGULATED DEVELOPMENT UNDER THE JUPITERS CASINO AGREEMENT ACT 1983 FOR MULTIPLE DWELLINGS - LOT 299 ON WD3639, LOT 1 ON SP156263, LOT 556 ON SP156263 - BROADBEACH ISLAND & T E PETERS DRIVE, BROADBEACH – DIVISION 10 PN282644/359/02

Refer 27 page attachment

1 APPLICATION SUMMARY

Application information

Address Broadbeach Island & T E Peters Drive, Broadbeach Waters

Lot and plan Lot 299 on WD3639, Lot 1 on SP156263, Lot 556 on SP156263

Site area 6.792 hectares

Zone / Precinct

Special purpose zone (Special development areas precinct)

Special development area:

Jupiters casino

Relevant legislation:

Jupiters Casino Agreement Act 1983

Overlays

Acid sulfate soils Airport environs Coastal erosion hazard Environmental significance – wetlands and

watercourse Flood Light rail urban renewal area State controlled roads, rail corridor and

transport noise corridors

Proposed use

Development under the Jupiters Casino Agreement Act 1983 for Multiple Dwellings in Stage 2 of development under the Destination Gold Coast Master Plan, which includes the following elements:

Entitled uses including The Star Gold Coast

(formerly Jupiters Hotel and Casino) and related retail, food and beverage and entertainment facilities;

Regulated Development involving multiple dwellings;

4 towers with heights of 65 storeys (tower 2), 74 storeys (tower 3), 54 storeys (tower 4) and 52 storeys (tower 5);

1794 apartments (multiple dwellings) and 518 hotel rooms; and

3013 beds.

Level of assessment Not applicable

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

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ITEM 6 (Continued) REGULATED DEVELOPMENT UNDER THE JUPITERS CASINO AGREEMENT ACT 1983 FOR MULTIPLE DWELLINGS - BROADBEACH ISLAND & T E PETERS DRIVE, BROADBEACH – DIVISION 10 PN282644/359/02

Applicant and Applicant’s consultancy team

Destination Gold Coast Consortium – Applicant (Trustee as defined by JCAA)

DBI Design – Architect Urbis – Planning and landscape SLR Consulting and Bitzios Consulting –

Transport assessment TTM Consulting – Noise assessment Arcadis – Infrastructure, stormwater

management and waste management

Land owner Jupiters Custodian Pty Ltd

Key matters raised by submitters Not applicable – Confirmation received from Office of Liquor and Gaming regulation that public notification was not required.

Decision due date Not applicable

Relevant Authority Office of Liquor and Gaming Regulation

Officer’s recommendation That Council supports the proposal subject to conditions of approval.

2 PROPOSAL The proposal involves a material change of use for Regulated Development under the Jupiters Casino Agreement Act 1983 (JCAA) for Multiple dwellings. Multiple dwellings are Regulated Development as they are not a hotel, casino or a use incidental to and necessarily associated with the use of the Jupiters Casino-Hotel Complex as permitted by the JCAA. The proposal forms Stage 2 of the redevelopment of the existing casino-hotel complex as indicatively shown by the Destination Gold Coast Masterplan. Stage 2 includes four (4) towers (T2 – T5) above an eight storey podium that contains car parking and additional retail, entertainment and dining facilities associated with the hotel. Stage 2 is will integrate with the recently approved Stage 1 (also including Regulated Development) and the existing casino and hotel, including the recently completed 17 storey hotel tower.


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Figure 1 – Indicative Destination Gold Coast Masterplan (courtesy DBI design) – Stage 2 limited to

towers T2-T5 and integrated podium.

Figure 2: Stage 2 (shown in red)

Stage 2

Stage 1


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A total of 1794 residential apartments and 518 hotel suites are proposed across Towers 2 to 5. Building heights range between 52 and 74 storeys. Key development parameters include:

Development Parameters

Building height Tower 2: 65 storeys

Tower 3: 74 storeys

Tower 4: 54 storeys

Tower 5: 52 storeys

Dwelling breakdown Tower 2: 582 apartments

Tower 3: 709 apartments

Tower 4: 215 apartments and 398 hotel suites

Tower 5: 288 apartments and 120 hotel suites

Residential density 1 bedroom /13.09m² of site area based on ultimate development of the site including both hotel suites and apartments as follows:

Existing casino-hotel complex: 670 single room hotel suits;

Approved Stage 1: 313 single room hotel suites and 650 bedrooms in apartment format; and

Proposed Stage 2: 518 single room hotel suites and 3013 bedrooms in apartment format.

Car parking 5100 for ultimate development including casino-hotel complex and multiple dwellings.

Communal open space and recreational facilities are provided on level eight (8) of the new podium and have a combined area of approximately 28,000m². The open space provides shared recreational facilities for both residents and guests and landscape areas to aesthetically complement the development. Recreational facilities include day spas, gym, pools and associated deck areas and lawn areas. Vehicular access to the development will be via existing access points to the island from TE Peters Drive to the north, Hooker Boulevard to the south and a newly constructed connection onto Gold Coast Highway to the east in the vicinity of Elizabeth Avenue. Waste is proposed to be handled and collected from a centralised location servicing Stages 1 and 2. The waste management plan proposes to use a vacuum system as a primary means of transporting waste (non-bulky waste and commingled recyclables) through waste chutes to the central storage and collection point within stage 1. The proposal is intended to be developed in stages, with each tower and associated podium representing a separate stage. However, the proposal has been designed so that the stages do not need to be constructed in a particular order.


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The Trustee has requested a currency period of 10 years. The following drawings show what the proposed development will look like:

Figure 3: Overall elevation including existing casino development and approved Stage 1(courtesy

DBI design)


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Figure 4: Indicative elevated perspective looking from the north including existing casino

development and approved Stage 1 (courtesy DBI design)


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Figure 5: Overall indicative perspective looking west from the Gold Coast Highway. Includes

existing casino development and approved Stage 1 (courtesy DBI design)

Council’s consideration of the proposal is limited to the Multiple dwelling use. The non-residential components of the proposal are entitled uses as per the Jupiters Casino Agreement Act 1983.


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3 SITE DESCRIPTION AND SURROUNDING AREA 3.1 Characteristics of site The site: described as Lot 299 on WD3639, Lot 1 on SP156263, Lot 556 on SP156263; located at Broadbeach Island & T E Peters Drive, Broadbeach Waters; is an island within Little Tallebudgera Creek (Casino Reach) with the three lots giving a

total area of 6.792 hectares; is largely developed with the existing Star Casino and Hotel complex containing related

retail, food and beverage and entertainment facilities; includes the following development features:

o Casino floor with 70 gaming tables and over 1300 gaming machines;

o 590 guest rooms in the main hotel;

o On-site facilities including seven restaurants, four bars, the pavilion convention centre, pool, theatre; and

A recently constructed 17 storey hotel containing 80 hotel suites (note: this building is consistent with the relevant legislation applicable to the site and did not require the consideration of Council). currently accessed via Casino Drive which connects both to Hooker Boulevard (southern access) and T E Peters Drive (northern access). A new bridge and roadway has been constructed that connects to the Gold Coast Highway opposite Elizabeth Avenue;

topography has undergone variation as a result of the existing development, but nonetheless varies across the site with ground levels ranging from approximately RL12.0m in the centre down to RL5.0m in the north east corner, RL3.0m in the south east corner, RL 2.8m in the south west corner and RL4.5m in the north east corner;

contains protected vegetation mostly at the edges of the site, particularly along the west and southern edges.

is partially flood affected in the south east corner with a designated flood level of RL3.73m AHD and a low point of RL3.0m AHD


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Figure 6: – Aerial photo of site


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Figure 7: – Existing site conditions (photos provided by applicant)


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3.2 Characteristics of surrounding area The immediate surrounding area of the site is characterised by a range of land uses that vary from low to high rise residential development to commercial and retail land uses. The broader characteristics and context of the surrounding area is described below:

North: To the immediate north of the site T E Peters Drive. Immediately across T E Peters Drive exists the Exhibition and Convention Centre. The Broadbeach Mall and the Broadbeach core area are located approximately 310m to the north east of the site

East: East of the site is Little Tallebudgera Creek followed by the Gold Coast Highway to which the site has direct connection via a new bridge connection over Little Tallebudgera Creek in the vicinity of Elizabeth Avenue. Sites immediately fronting the eastern side of the highway contain a number of high rise residential and mixed use developments. Land behind the highway fronting sites contains a range of dwelling types from low to high rise multiple dwellings of varying ages and states of repair. North of Elizabeth Avenue land is located in the Centre zone and contains the Broadbeach mixed use core area.

The site is located approximately 500m west of the Pratten Park and the ocean beach.

South: The site has direct connection to Hooker Boulevard to the south via a bridge over Little Tallebudgera Creek. A narrow strip of land between Little Tallebudgera Creek and Hooker Boulevard is located in the medium density residential zone and is improved with older low rise multiple and attached dwellings. To the south of Hooker Boulevard is Pacific Fair Shopping Centre and the Broadbeach South light rail station within approximately 150m.

West: Land opposite the site on the western side of Little Tallebudgera Creek is located in the Low density residential zone and contains predominantly single detached dwellings with a scattering of attached dwellings.


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Figure 8: – Site and surrounding context

4 CITY PLAN The site is located in the Special purpose zone (Special development areas precinct).


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Figure 10: – Extract from interactive mapping – City Plan zone layer displayed.

City Plan notes that most land contained in the Special purposes zone is regulated by other legislation or is not subject to planning and development control under the City Plan. ‘Part 10 Other plans’ of City Plan, identifies respective regulating legislation for sites in the Special purpose zone. Part 10.1.3 identifies the manner in which relevant legislation affects the operation of City Plan for the subject site as follows: ‘The Jupiters Casino Agreement Act 1983 applies to the following site:


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The Jupiters Casino Agreement Act 1983 provides that any development legislation in force in the local government area in which the Jupiters Casino-Hotel Complex and the Site is situated will not apply to the development of the Complex or the Site except to the extent provided for in the agreement which is set out in the Jupiters Casino Agreement Act 1983. The City Plan is regarded as development legislation for the purposes of the Jupiters Casino Agreement Act 1983. Accordingly, Council’s City Plan does not apply to development of the complex or the site except to the extent provided for in the agreement.’

As a result, assessment against City Plan is not expressly required or permitted.

5 OTHER DEVELOPMENT APPROVALS/EXISTING LAWFUL USES 5.1 Subject site Existing Casino-Hotel Complex

The site currently accommodates Jupiters Casino-Hotel Complex that was established pursuant to the provisions of the Jupiters Casino Agreement Act 1983 (JCAA). The JCAA deems the Jupiters Casino-Hotel Complex to be a lawful use and to be lawfully constructed under any development legislation in force.

All aspects of the current development on the site have been lawfully established under this mechanism.

Material change of use for Regulated Development – Stage 1


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On 16 June 2016 the Trustee (Jupiters Custodian Pty Ltd) lodged with Council as a Relevant Public Sector Entity, an application for Regulated Development pursuant to cause 16 of the Jupiters Casino Agreement Act 1983.

The proposal involved Multiple dwellings & Resort Complex Development (61 storeys) and extensions to the existing Jupiters Casino including Indoor sport and recreation, Food and drink outlets, Shops and Nightclub entertainment facility. The proposal introduced a further 406 apartments and 294 hotel rooms on the site.

The proposal, limited to the 61 storey tower illustrated in figure 11, was described as Stage 1 of the Destination Gold Coast Masterplan that identified the future intent for the redevelopment of the site.

Figure 11 – Stage 1 of the Destination Gold Coast Masterplan

As the proposal involved a material change of use for Regulated Development (multiple dwellings), the Trustee was required in accordance with clause 16(h) of the JCAA, to negotiate with Council, all matters which could have been lawfully required as a condition of approval.


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While Council was required to consider the proposal and recommend conditions, final approval is by The Minister.

Council at its meeting held on 15 September 2016 (Ex. Minute No. CP16.0913.002) resolved to support Stage 1 of the proposed redevelopment and informed the Trustee and Office of Liquor and Gaming Regulation (OLGR) of its decision, including conditions.

By letter dated 9 December 2016, the Attorney-General and Minister for Justice advised Council of their approval of Stage 1 of the Destination Gold Coast Masterplan.

Change to Stage 1

On 9 August 2017, Council received a request asking Council as a Public Sector Entity pursuant to the JCAA, to consider changes to the approval of Stage 1 given by the Attorney-General and Minister for Justice on 9 December 2016.

The proposed changes included:

Reduction in the height of the tower from 61 storeys to 56 storeys; Increase in the number of hotel suites from 295 to 313; Change in apartment mix to increase the number of one bedroom apartments from 131

to 196, decrease the number of two bedroom units from 264 to 227 and delete the 11 three bedroom units.

The modified unit mix increased the number of apartments from 406 to 423, but resulted in a decrease in the number of bedrooms from 692 to 650.

On 9 November 2017 Council officers notified the Office of Liquor and Gaming Regulation that the proposed changes were generally in accordance with the previous Council resolution.

By letter dated 29 January 2018, the Attorney-General and Minister for Justice advised Council that the proposed changes were approved as recommended by Council.

Reconfiguring a Lot

On 23 October 2017, The Star Entertainment Group Limited lodged an application with the Office of Liquor and Gaming Regulation (OLGR), seeking approval to carry out regulated development on the site, pursuant to the provisions of the Jupiters Casino Agreement.

The application related to a reconfiguration of a lot in connection with the Stage 1 approval. The purpose of the ROL was to achieve a separate title over Stage 1 to facilitate its development.


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Figure 12 – Approved reconfiguring a lot to create separate lot for stage 1

By letter dated 18 December 2017, the Attorney-General and Minister for Justice notified the Trustee that the proposed ROL was supported, subject to the necessary amendments to the Agreement.

5.2 Neighbouring premises Not applicable 6 PLANNING ASSESSMENT Legislative Framework- Jupiters Casino Agreement Act 1983 (JCAA)

The JCAA provides an agreement between State of Queensland Government and the Trustee, Jupiters Custodian Pty Ltd, to establish a Casino-Hotel Complex on the subject site.

Stage 1 site boundary


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The Complex is to ensure maximum enhancement to the tourist industry of Queensland by the provision of an international class hotel, casino and convention centre with the best standard of ancillary amenity such as restaurants, entertainment theatres, and sporting and other community facilities. The JCAA creates certain development entitlements for associated land uses.

The JCAA outlines that any development legislation in force in the local government area in which the Jupiters Casino-Hotel Complex and the Site is situated will not apply to the development of the Complex or the Site except to the extent provided for in the agreement which is set out in the JCAA. That is, no planning approvals are required from the Council of the City of Gold Coast pursuant to the Planning Act 2009. Additionally, no applications for operational works are required within the site boundaries.

In accordance with Clause 16 (c) of the JCAA, if the Trustee proposes to carry out Regulated Development in the Jupiters Casino-Hotel Complex, the trustee must make application to the Minister for approval of the Regulated Development.

Further, if the Trustee proposes to carry out Regulated Development, the Trustee is required in accordance with clause 16(h) of the JCAA, to negotiate with Council, all matters which could have been lawfully required as a condition of approval.

Notwithstanding that the JCAA outlines that any development legislation in force in the local government area in which the Jupiters Casino-Hotel Complex and the Site is situated will not apply to the development of the Complex or Site, consideration has been given to the City Plan in order to establish what matters could be lawfully required as a condition of approval.

The site is located in the Special purpose zone (Special development areas precinct). The purpose of the Special purpose zone code states that the overall outcomes of the Special development areas precinct is to clearly identify land that is regulated by other legislation. As the site is in a Special development areas precinct, the zone code is absent of assessment criteria for the site.

In the absence of assessment criteria in the zone code, the methodology established by Council for the consideration of Stage 1 was to have regard to the Strategic framework, along with the purpose and overall outcomes of the Centre zone code and any relevant development and overlay codes.

The approach undertaken in the consideration of Stage 2 has been to address the Centre zone code and any relevant development and overlay codes. The Strategic framework has not been considered for Stage 2 of the following reasons:

Assessment of Stage 1 established that the proposed use supports the Strategic framework. The same range of uses are proposed for Stage 2;

The proposed use for Multiple dwellings, would otherwise require code assessment if in the Centre zone. In accordance with Table 5.5.4 – table of assessment for the Centre zone, the Strategic framework is not an assessment benchmark for code assessable applications; and

In the preparation of City Plan version 4, relevant statements from the Strategic framework were brought down into the purpose of the zone code.

6.1 Assessment against a variation approval Not Applicable 6.2 Assessment against the Strategic framework Not applicable


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

Zone code Overlay codes Development codes

Centre zone code Acid sulfate soils overlay code

Airport environs overlay code

Coastal erosion hazard overlay code

Light rail urban renewal overlay code

Flood overlay code

High rise accommodation code

General development provisions code

Transport code Solid waste management

code Social health and impact

assessment code Healthy waters code

6.3.1 Assessment against the zone code The proposal has been assessed against the Centre zone code.

The purpose of the Centre zone code is to:

‘(1) The purpose of the Centre zone code is to provide for a mix of uses and activities. These uses include, but are not limited to, business, retail, professional, administrative, community, entertainment, cultural and residential activities.

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

The development proposes a mix of uses including Multiple dwellings, hotel suites and associated retail, food and beverage and entertainment facilities. Although Council’s assessment is limited to the Multiple dwellings, inclusion of the other uses demonstrates consistency of the proposal with the purpose of the Centre zone.

‘(2) The purpose of the code will be achieved through the following overall outcomes: (a) Land uses -

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

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

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

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


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

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

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

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

Consistent with the appropriate land uses in centre areas, the proposal:

facilitates the concentration of employment, retail, entertainment, tourist and residential uses, to create vibrant and liveable mixed use environments;

will ensure that the Broadbeach centre is a lively and convenient place to live; introduces higher intensity housing in a mixed use building format; is associated with the casino use; and includes licensed premises at a form, scale and intensity that complements the role of

Broadbeach in the hierarchy. The proposal adds to the range of existing day and night-time entertainment experiences. ‘(b) Hierarchy of mixed use centre –

(i) The hierarchy of mixed use centres is:

(A) Key regional centres

(B) Principal centres

(C) Major centres

(D) District centres

(v) Principal centres are:

(A) Broadbeach principal centre maximises its proximity to high frequency public transport services and a unique cluster of major tourism and leisure infrastructure. It is a major employment area with diverse employment opportunities anchored by Pacific Fair, the Oasis Centre, the Gold Coast Convention Centre and Jupiters Casino. It accommodates a range of tourist, retail, residential and business activities and day and night time leisure and entertainment facilities.

Broadbeach’s status as a principal centre recognises its unique infrastructure accessibility. Over the next 10 to 20 years it is expected that Broadbeach will diversify its business and employment mix and double the number of in-centre jobs, building upon its iconic beachfront location and infrastructure.

Additional community services, health facilities and cultural events support the increased residential and tourist population. To protect the increasing permanent residential population and improved


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amenity, specific night-time uses are either controlled or have their operations restricted.’

City Plan identifies Broadbeach as a Principal centre. The Broadbeach Principal centre maximises its proximity to high frequency public transport services and a unique cluster of major tourism and leisure infrastructure. The proposal benefits from its proximity the high frequency public transport and the major tourism and leisure infrastructure already established on site. Further, the proposal will contribute to Broadbeach as a major employment area and expand on the range of tourist, retail, residential and day and night time leisure and entertainment facilities.

Residential activity on the site is currently limited to short term hotel accommodation. The proposal, in association with approved Stage 1 will introduce a permanent residential population. While this could introduce conflict with non-residential uses, in particular night-time uses, measures have been employed to improve amenity for permanent residents. Measures include the separation of uses either vertically, with permanent residential accommodation occupying the upper levels of the buildings or horizontally with greater separation distances and by limiting specific night-time uses inside the building.

‘(c) Character consists of –

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

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

The proposal directly supports these relevant character attributes by:

including a viable and vibrant mix of land uses that offer differing intensities of day and night activities; and

implementing new pedestrian and cycle environments to improve connections between the site, high frequency transport facilities and surrounding areas of employment and facilities including Pacific Fair shopping centre and central Broadbeach; ‘(d) Built form –

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

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

(xi) additional built form outcomes for particular centres:

(B) in Broadbeach principal centre:

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

improvements in connectivity between major entertainment, open space and retailing focal points, create safe, legible access corridors and movement systems with a focus on light rail stations.’


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The built form supports these overall outcomes as follows:

the level of activity, building bulk and height is consistent with the intended nature of Broadbeach a Principle centre;

the proposed heights add to the clustering of high rise buildings within central Broadbeach that reinforces the identity of the main activity node and furthers the contrast between centres;

the site, although not identified on the building height overlay map has a close relationship with the major activity node of Broadbeach on the eastern side of the Gold Coast Highway, which is otherwise free from building height. The proposed towers maintain a consistent design aesthetic that will provide an identifiable character for the integrated development when viewed from areas external to the site. Collectively the towers will advance the City’s iconic skyline and continue the delivery of innovative high rise towers within Broadbeach.

the proposal includes new pedestrian and cycle connections between the site, high frequency transport facilities and surrounding areas of employment and facilities including Pacific Fair shopping centre and central Broadbeach.

Assessment has determined the proposal complies with the zone code. 6.3.2 Assessment against design based overlay codes

The site is located within the Primary focus area on Strategic framework map 3 – light rail urban renewal area. As such consideration has been given to the Light rail urban renewal overlay code.

The purpose of this overlay code is to:

‘…ensure development provides high quality urban environments that optimise the pedestrian environment and accessibility to light rail services and economic development opportunities.’

Further, overall outcomes of the code state that:

‘Primary focus areas’ encompass the established centres of Surfers Paradise and Broadbeach and allow for the highest concentrations of activity, commerce and intensity of buildings utilising tower and podium form’; and

‘Primary focus areas’ and ‘Frame areas’ encourage innovative high rise towers that advance the Gold Coast’s iconic skyline and are free from a height designation. Appropriate height will be determined by design criteria and site context.’

The proposal represents a high concentration of activity and intensity of buildings utilising tower and podium form in close proximity to light rail services. Towers maintain a consistent design aesthetic that provide a sense of address and identifiable character. Collectively the proposal contributes positively to the City’s iconic skyline.

Assessment has determined the proposal to be consistent with the overall outcomes of the code.


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Figure 13: Proposed tower and podium form (courtesy DBI Design)

Figure 14: Intensive built form utilising tower and podium form.

6.3.3 Assessment against other overlay codes

The site is subject to 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. Conditions have been included in the officer recommendation requiring the preparation of an acid sulphate management plan if any excavation occurs at or below 5m AHD.


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The proposed development is considered to comply with the requirements of the Acid sulfate soils overlay code.

Airport environs overlay code

The proposed development is considered to comply with the requirements of the Airport environs overlay code.

The site is located approximately 350 metres beyond the northern extent of the Gold Coast Airport’s Obstacle Limitation Surface and not directly affected by airspace surfaces. However, Gold Coast Airport Corporation has advised that the proposal will require mandatory referral to CASA as the towers exceed 150 metres above ground level.

The officer recommendation includes an advisory note informing the applicant of their obligation to supply details of the proposal to Gold Coast Airport.

Coastal erosion hazard overlay code

The proposed development is considered to comply with the requirements of the Coastal erosion hazard overlay code. In particular the proposal implements appropriate waterway setbacks at the ground level and does not impact on existing riparian vegetation. The officer recommendation contains conditions approving a stormwater management plan and requiring the implementation of erosion and sediment control measures. Flood code

The Flood overlay code regulates development occurring in flood affected areas to ensure development does not cause, increase, or have cumulative potential to cause or increase, the risks and/or hazards associate with flooding.

Council’s Hydraulic Engineers have reviewed the site and proposal for compliance with the code with their findings summarised as follows:

The site is located adjacent to Little Tallebudgera Creek and is partially flood affected; A hydraulic impact assessment has been submitted that demonstrates:

- no hydraulic impact external to the site as a result of the proposed development;

- no flood storage loss; and

- floor levels above the designated flood level.

Officers are satisfied that the proposal satisfies the purpose of the code subject to compliance with the endorsed hydraulic impact assessment report. In order to maintain compliance with the code, conditions have been recommended that require:

no worsening of hydraulic conditions; no alteration of overland flow paths; and compliance with the endorsed hydraulic impact assessment report.

6.3.4 Assessment against development codes High rise accommodation code

The purpose of the code is to:


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

(2) The purpose of the code will be achieved through the following overall outcomes: (a) Development is designed to create attractive, high-quality visually appealing

buildings and protect the privacy and amenity of neighbouring residential premises.

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

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

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

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

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

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

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

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

Officers are satisfied that the proposed development is consistent with the overall outcomes of the code and therefore meets the purpose of the code for reasons that:

The site, which is an island, has no immediate neighbouring properties whose amenity, including impacts from shadows and privacy may be unduly impacted;

Towers are generally slender and well separated to enhance views and mitigate negative visual and physical impacts. Tower separation, including to existing buildings and the approved Stage 1 range from a minimum of 35.70 metres up to 76.40 metres. Tower dimensions and separation of the towers produces faster moving shadows with reduced cumulative impact. Figure 15 below shows the resultant shadows during winter, typically the shows of greatest impact. The attachment to this report includes a complete shadow analysis.

The podium slab edge projections provide solar protection to help maintain a comfortable pedestrian environment.

The Office of the City Architect has noted that the podium treatment and function will contribute positively to the atmosphere and vitality of the development and wider Broadbeach;

Integrated landscaping within the podium, on the recreation decks and within the towers reinforces a sub-tropical aesthetic and identity and results in a high visual standard; and

The development provides a range of housing in the form of 1, 2 and 3 bedroom units to ensure a diversity of housing within the City.


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Figure 15: Shadow analysis for winter solstice including stage1. (Courtesy DBI Design)

General development provisions code


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

(2) The purpose of the code will be achieved through the following overall outcomes: (a) Development is designed to maintain the expected level of amenity for the area.

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

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

(d) Development does not result in unsightly retaining walls.

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

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


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

Officers consider that the proposal achieves the overall outcomes of the General development provisions code and therefore meets the purpose of the code for the following reasons:

For reasons discussed when addressing the provisions of the Centre zone and High rise accommodation code, the development is designed to maintain the expected level of amenity for the area;

The design of the development and its interface with major corridors promotes a safe environment. CPTED principles (i.e. balconies overlooking common areas and lighting in communal areas) have been implemented to reduce the potential for crime;

The development has been designed to maintain existing riparian vegetation where it occurs around the perimeter of the site;

Building services and storage areas are located and well screened so are not visible from any frontage.

Officers have reviewed the submitted technical reports and are satisfied the development does not cause adverse stormwater drainage impacts on or off the site.

The development proposes and has been conditioned to connect to all essential services and public utilities in accordance with infrastructure provider requirements.

Transport code

Council’s Traffic Assessment section has reviewed the proposal against the Transport code. Assessment has determined general compliance with the code except in relation:

AO10.1 – Bicycle parking supply.

Bicycle parking in accordance with the AO10.1 is provided at the following rates:

1 Security Level B space per dwelling for residents

1 Security Level C space per 3 dwellings for visitors

The applicant has proposed the following rates:

1 Security Level B space per 3 dwellings for residents

1 Security Level C space per 12 dwellings for visitors

The proposed bicycle parking rates are generally consistent with Austroads recommendations. Given the alternative bicycle parking supply is being provided in accordance with accepted national standards, the proposal is considered to be generally acceptable. Further, the site is in close proximity to high frequency public transport and within easy walking distance to a significant amount of social, cultural, retail, recreational and employment opportunities within central Broadbeach, Pacific Fair and foreshore parklands. The site’s close proximity to these services means walking is a viable active travel option to cycling, meaning a probable reduction in demand for cycling as the only active travel option.

Officers are of the opinion that compliance with national standards and opportunities for a range of active travel options will mean that the alternative outcome provides adequate facilities to encourage and accommodate cycling at anticipated volumes and therefore achieves PO10 of the Transport code.

A condition is included in the officer recommendation that states the accepted alternative bicycle parking rates.


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836 ADOPTED REPORT



Solid waste management code


‘(1) The purpose of the Solid waste management code is to ensure development provides appropriate solid waste and recycling storage and servicing facilities.’

The purpose of the code is to be achieved through the provision of waste and recycling storage areas that:

are safe, convenient, efficient and appropriately sized; minimise risk to public health and the environment; and protect the amenity of occupants and adjoin properties.

The applicant has submitted a site specific waste management plan that demonstrates compliance of the waste management arrangements with the performance outcomes of the code.

The officer recommendation includes conditions approving the waste management plan and requiring certification of compliance with the plan.

Social health and impact assessment code


‘(1) The purpose of the Social and health impact assessment code is to ensure the social and health impacts caused by development are identified, positive impacts are enhanced and negative impacts are avoided or mitigated.’

The following aspects of the proposal have been considered for compliance with the Social health and impact assessment code:

Population characteristics; Accommodation and housing; Connectivity and accessibility; Social connection; Health and wellbeing; Crime and public safety; and Training, employment and social economic effects.

Council’s Social Planning Branch has considered the above matters and concluded that the proposal is unlikely to result in adverse social and health impacts in relation to those matters.

Conditions have been included in the officer recommendation relating to crime prevention and pedestrian safety.

Healthy waters code

The purpose for the code is to:

‘(1) The purpose of the Healthy waters code is to protect the quality of the city’s waters from the impacts of development.’

The purpose of the code will be achieved by overall outcomes that relate to:

Ongoing management of urban stormwater quality; Development avoiding adverse impacts on the City’s waters.


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These overall outcomes will be achieved by undertaking appropriate stormwater quality and erosion and sediment control measures.

Council’s Hydraulics and Water Quality section has reviewed the proposal and confirm that it satisfies the overall outcomes and therefore meets the purpose of the code.

The officer recommendation contains conditions endorsing the submitted stormwater management plan and requiring the implementation of erosion and sediment control measures.

7 ASSESSMENT AGAINST SCHEDULE 10 OF THE REGULATION

The proposal does not trigger assessment against any assessment benchmarks in Schedule 10 (Development assessment) of the Planning Regulation 2017. 8 ASSESSMENT AGAINST SCHEDULE 14 OF THE REGULATION

The proposal does not trigger assessment against any assessment benchmarks in Schedule 14 (Particular reconfiguring a lot requiring code assessment) of the Planning Regulation 2017. 9 ASSESSMENT AGAINST STATE PLANNING POLICY

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

A portion of the site is located within the erosion prone area, however the entire site is located outside of the coastal management district. The proposal is considered to adequately respond to the constraints associated with this policy due to the proposed construction methodology which will adequately mitigate the risk from natural hazards.

10 ASSESSMENT AGAINST THE REGIONAL PLAN

The proposal is consistent with the goals, elements and strategies; and the Southern Sub-regional directions of the South East Queensland Regional Plan 2017 (ShapingSEQ).

11 DEVELOPMENT INFRASTRUCTURE (TRUNK)

Nil 12 INFRASTRUCTURE CHARGES

The final estimated infrastructure charge is $37,792,029.15. Charges Resolution No.1 of 2017 Qty Rate Gross Charge AmountMultiple Dwelling 1 Bedroom 761 Dwellings @ $ 20,239.95 $ 15,402,601.95Multiple Dwelling 2 Bedroom 850 Dwellings @ $ 20,239.95 $ 17,203,957.50Multiple Dwelling 3+ Bedroom 183 Dwellings @ $ 28,335.90 $ 5,185,469.70 $ 37,792,029.15

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

$ 37,792,029.15 $ 0.00 $ 37,792,029.15


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838 ADOPTED REPORT



Infrastructure funding contributions under the Jupiters Casino Agreement Act 1983 are levied via conditions. A condition requiring the payment of infrastructure funding contributions in the amount stated above is included in the officer recommendation. 13 LOCAL PLANNING INSTRUMENTS THAT MAY BE MATERIALLY AFFECTED BY

THE DEVELOPMENT

The proposal does not trigger assessment against any assessment benchmarks for another local government area materially affected by the development. 14 REFERRALS 14.1 Internal referrals

This proposal has been assessed by internal referral officers in order to establish a suite of conditions for recommendation to the Office of Liquor and Gaming Regulation. A summary of comments and conditions from internal referrals not already discussed in section 6 of this report are provided in the table below:

Internal city expert Comments and Conditions

Office of the City Architect Podium edge

The podium edge incorporates a mix of screening treatments (i.e. dual layered screens), featuring varying degrees of transparency and solidity. The composition of these screening elements and the feature ribbons will create a visually attractive built form.

Integrated landscaping (i.e. planter boxes and trellises for cascading and climbing plants) strategically adorns the podium at key areas of high visibility to ensure the podium maintains acceptable visual amenity.

The podium is activated on the eastern interface through lobby areas, retail and food and drink outlets. The positioning of these uses along the eastern edge will create a sense of vibrancy and improve the arrival experience to the development site.

The podium treatment and function is expected to contribute to the atmosphere and vitality of the proposed development and the wider Broadbeach precinct.

The podium form, treatment and organisation/function is supported.

ESD / Subtropical design principles to towers

The revised development plans identify extensive landscaping to the recreation decks of the towers. Trellis landscaping has also been proposed to climb the towers to screen services areas.

The integrated landscaping will ensure that recreational areas become more hospitable and attractive places to


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inhabit. The appearance of the development will be improved through a landscaped banding running up the towers that will reinforce a subtropical aesthetic and identity.

The slab projections and vertical fins will provide sufficient solar protection to assist in maintaining a comfortable living environment. The integration of ESD/subtropical design principles is commended.

Differentiation between towers

The proposed development has intentionally maintained a consistent design aesthetic to provide a sense of address and identifiable character for the integrated development, particularly when viewed external to the site.

The subtle variations in tower appearance, achieved through roof forms, balconies, communal space areas and tower base termination at the podium, will achieve acceptable visual amenity for users of the development at the human scale.

The proposed built form is supported.

The Office of the City Architect supports the proposed built form and has recommended endorsement of the submitted drawings.

Water and Waste Sewer reticulation

The existing sewer network downstream of the site, to which the existing casino-hotel complex and approved Stage 1 connect, has limited capacity to accept flows from the Stage 2 development.

Council requested that the Trustee investigate an acceptable alternative connection point to Council’s sewer network.

Investigation by the Trustee up until this point has failed to identify a suitable connection point.

A condition has been recommended that requires the development to connect directly to Council’s sewerage network in accordance with outcomes of the current investigation.

In the absence of a suitable connection point being identified by the applicant through investigation, Water and Waste has nominated the sewer connection point as Sewer Pump Station (SPS) 68 located at the intersection of Bermuda Street and Markeri Street. This is the most upstream sewer connection point where capacity in the existing network is understood to be available.

An additional emergency storage of 139.6 kL also needs to be provided prior to commencement of the use at a


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840 ADOPTED REPORT



location to be determined by Council and is also stated in the condition

Water reticulation

The development site currently has two external connection points to the potable water supply network; an existing trunk 600 mm water main within Hooker Boulevard to the south of the site and a 225 mm water main within T E Peters Drive to the north of the site.

There is an existing main extending across the site from these locations. This main is to be replaced in part to accommodate the proposed development.

This arrangement is consistent with the existing servicing arrangement and Water and Waste believe that a reasonable location for this main and other services can be provided.

A condition is included in the officer recommendation requiring connection of the development to Council’s water reticulation system at the existing trunk mains.

Landscape Assessment The proposal is supported with conditions that require implementation of the endorsed Statement of Landscape Intent, Dwg: RPT DGC Landscape DA 170922, Destination Gold Coast, prepared by URBIS.

Plumbing and Drainage Conditions have been provided that require the Trustee to obtain a compliance permit for: water supply plumbing work;

fire services plumbing work; and

sewerage works.

Subdivision Engineering Conditions have been provided that require the Trustee to make appropriate arrangements for the supply of electricity and telecommunications.

Transport and Traffic Further to the consideration of transport matters internal to the site, the Trustee prepared at Council’s request, a Traffic Impact Assessment (TIA) that included comprehensive modelling of the local road network.

This modelling was assessed by Council’s Transport and Traffic Branch. The following is a summary of their findings and recommendations:

Findings

Currently both the Hooker Boulevard and the Gold Coast Highway experience a high level of congestion in peak periods. This poses a risk of Stage 2 development traffic using the local road network to avoid this congestion, with associated delays.

At present, a portion of Rio Vista Boulevard between TE


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841 ADOPTED REPORT



Peters Drive and Rudd Street carries 18,000 vehicles per day. This is a significant volume for a two lane road in an urban context with direct property access.

A timeframe of 10 years post full development opening is typically used when assessing a development’s impact on the traffic network. Given Stage 2 includes four (4) towers that are likely to be delivered in stages, a realistic timeframe for assessment of 10 years post ultimate development is taken to be in the range of 2036 – 2041.

The city wide strategic transport model indicates traffic growth of 45% on this location.

The applicant has assumed a capped growth rate of 20% prior to assessing the impacts of the proposal.

The difference between traffic demand growth and network capacity will likely create a level of peak spreading, adding to the daily traffic volume increases.

It is likely that some upgrade of Rio Vista Boulevard between TE Peters Drive and Rudd Street will be needed beyond 2031. Such works are considered to be trunk.

The proposal is not consistent with the current draft LGIP, which does not contemplate permanent dwellings associated with the Casino.

Should Stage 2 be approved, then LGIP version 2 will include the associated population increase in developing growth forecasts through to 2036 and 2041.

Given the likely timing for any potential upgrades, preparation of LGIP version 2 is considered the appropriate mechanism for considering longer term upgrades to the local network.

Contribution to the upgrade of the network will be made by the Trustee through the payment of infrastructure charges.

Recommendations

Based on their assessment and findings, Transport and Traffic Branch recommended that any potential upgrades to the local road network required beyond 2031 be considered in the planning and development of LGIP version 2.

That the Trustee’s obligation for upgrade to the local network be fulfilled through the payment of infrastructure charges contributions.

That conditions requiring upgrades to the local network be limited to works that are required for operational purposes prior to the commencement of the first stage of Stage 2.


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842 ADOPTED REPORT



The above recommendations have resulted in the imposition of conditions for non-trunk works relating to:

T E Peters Drive / Casino Drive

- Additional 20 metres western approach lane;

- Additional circulating lane from west to east; and

- Additional 10 metres southern approach lane.

Gold Coast Highway / T E Peters Drive / Victoria Avenue

- Extension of 20 metres to western short left slip lane; and

- Extension of 10 metres to western short right turn lane

Gold Coast Highway / Elizabeth Avenue / New Development Access

- Addition of a left turn free flow facility for northbound left turning traffic exiting the site;

- Modification of eastbound development egress line marking to incorporate a shared through/right left hand lane and a dedicated right hand right turn lane; and

- Modification of the signal personality to remove the left turn late start for vehicles exiting the development.

14.2 External referrals

Council’s consideration of the proposal does not require input from external referrals.

In accordance with clause 16(h) of the Jupiters Casino Agreement Act 1983, the Trustee is required to negotiate separately with each relevant Public Sector Entity. Each Public Sector Entity will provide their response to the Minister.

15 PUBLIC NOTIFICATION

Council received correspondence from the Office of Liquor and Gaming Regulation advising that public notification of the proposal is not required. 16 OTHER RELEVANT MATTERS Not applicable 17 CONCLUSION

Officers recommend that Council, subject to the conditions contained in this report, supports the proposal for Regulated Development made pursuant to the Jupiters Casino Agreement Act 1983 for Multiple Dwellings in Stage 2 of development under the Destination Gold Coast Master Plan.


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843 ADOPTED REPORT



18 NOTIFICATIONS The following property notifications will be applied:

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.

19 RECOMMENDATION It is recommended that Council resolves as follows:

Real property description Lot 299 on WD3639, Lot 1 on SP156263 and Lot 556 on SP156263

Address of property Broadbeach Island & T E Peters Drive Broadbeach Waters

Area of property 6.792ha

Proposal type Development under the Jupiters Casino Agreement Act 1983 for Multiple Dwellings in Stage 2 of development under the Destination Gold Coast Master Plan, which includes the following elements:

Entitled uses including The Star Gold Coast (formerly Jupiters Hotel and Casino) and related retail, food and beverage and entertainment facilities;

Regulated Development involving Multiple dwellings.

A Council supports the proposal made pursuant to the Jupiters Casino Agreement Act 1983 for Regulated Development involving Multiple dwellings in Stage 2 of development under the Destination Gold Coast Master Plan, subject to the following conditions:


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844 ADOPTED REPORT



CURRENCY PERIOD

Currency period 1

The development must be completed within a period of ten (10) years from the date of the development approval.

APPROVED DRAWINGS

Development to be generally in accordance with specified plans/drawings 2

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.

Drawing No. Rev. Title Date Prepared by

Page 24 Site Plan / Overall Plan June 2017 DBI Design

Page 25 Masterplan June 2017 DBI Design

Page 26 Overall Plan – Level 00 June 2017 DBI Design


Page 30 Overall Plan – Level 1M June 2017 DBI Design



Overall Plan – Level 03 June 2017 DBI Design






Page 44 Staging Plan – Stage 2 – Tower 2

June 2017 DBI Design

Page 45 Staging Plan – Stage 3 -Function Facilities


Page 46 Staging Plan – Stage 4 -Tower 3






Page 55 Overall Elevation – East June 2017 DBI Design

Page 56 Overall Elevation - North June 2017 DBI Design

Page 57 Overall Elevation - South June 2017 DBI Design

Page 58 Overall Elevation - West June 2017 DBI Design

Page 65 Tower 2 – Level 6-7 - Private June 2017 DBI Design


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845 ADOPTED REPORT



Gaming Page 66 Tower 2 – Level 8 -

Recreation / Retail June 2017 DBI Design

Page 67 Tower 2 – Level 9 -Recreation / Void


Page 68 Tower 2 – Typical Lower Level – Levels 10-19, 22-26


Page 69 Tower 2 – Level 27 - Plant Level


Page 70 Tower 2 – Level 28 – Recreation / Plant


Page 71 Tower 2 – Level 29 – Units / Void


Page 72 Tower 2 – Typical Upper Level – Levels 30 - 59


Page 73 Tower 2 – Levels 60 - 61 June 2017 DBI Design

Page 74 Tower 2 – Sub Penthouse Lower – Level 62


Page 75 Tower 2 – Sub Penthouse Upper – Level 63


Page 76 Tower 2 – Penthouse Lower – Level 64


Page 77 Tower 2 – Penthouse Upper – Level 65


Page 78 Tower 2 – North / East Elevation


Page 79 Tower 2 – South / East Elevation


Page 80 Tower 2 – South / West Elevation


Page 81 Tower 2 – North / West Elevation


Page 82 Tower 2 – Section A June 2017 DBI Design

Page 84 Tower 3 – Level 8 – Recreation / Retail


Page 85 Tower 3 – Level 9 Gym / Void


Page 86 Tower 3 – Typical Lower – Levels 10-23, 26-35


Page 87 Tower 3 – Level 36 Plant Level





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846 ADOPTED REPORT





Page 90 Tower 3 – Typical Upper Level – Level 40 - 64


Page 91 Tower 3 – Level 65 June 2017 DBI Design

Page 92 Tower 3 – Level 66 - 70 June 2017 DBI Design

Page 93 Tower 3 – Sub Penthouses – Level 71 -72


Page 94 Tower 3 – Penthouse Lower Level 73


Page 95 Tower 3 – Penthouse Upper Level 74


Page 96 Tower 3 North Elevation June 2017 DBI Design

Page 97 Tower 3 – East Elevation June 2017 DBI Design

Page 98 Tower 3 – South Elevation June 2017 DBI Design

Page 99 Tower 3 – West Elevation June 2017 DBI Design

Page 100 Tower 3 - Section June 2017 DBI Design



Page 103 Tower 4 – Level 9 – Gym / Void


Page 104 Tower 4 – Typical Lower Level – Level 10-21, 24-28


Page 105 Tower 4 – Level 29 - Plant June 2017 DBI Design



Page 107 Tower 4 – Level 31 Units / Void







Page 111 Tower 4 – Sub penthouse Upper – Level 52






Page 114 Tower 4- North Elevation June 2017 DBI Design



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847 ADOPTED REPORT







Page 122 Tower 5 – Typical Lower Hotel – Level 10 - 30


Page 123 Tower 5 – Mid Level June 2017 DBI Design

Page 124 Tower 5 – Typical Upper Level


Page 125 Tower 5 – Elevation North June 2017 DBI Design

Page 126 Tower 5 – Elevation East June 2017 DBI Design

Page 127 Tower 5 – Elevation South June 2017 DBI Design

Page 128 Tower 5 – Elevation West June 2017 DBI Design

Page 129 Tower 5 – Section June 2017 DBI Design

Page 131 Colours and Materials June 2017 DBI Design



Page 139 Edge Condition A- South Western Boundary


Page 140 Edge Condition B – Eastern Boundary


Page 141 Overall Site Podium Section A / Part A


Page 142 Overall Site Podium Section A / Part 2


Pages 12 – 25 Podium Edge – Request for Information

September 2017

DBI Design

Pages 27 - 31 Sub-tropical Design – Request for Information

September 2017

DBI Design

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.

Study/Media Rooms 3

Studies and media rooms identified on the approved drawings must not be converted into additional bedrooms unless approved by Council.

Timing

At all times.

Notice of works timetable 4

The applicant must give Council written notice of the following:

Timing

After successful completion of any pre-start inspections


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Application number; a

Site address; b

Name and telephone number (work and after hours) of cthe project manager and the site owner;

Works intended to be carried out; d

The proposed timetable associated with the works, eincluding expected commencement, duration and completion date.

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

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

required by conditions of this or other development approvals and at least 5 business days prior to commencement of any works on site.

INFRASTRUCTURE FUNDING CONTRIBUTIONS

Infrastructure Contributions 5

Pay to the Council of the City of Gold Coast (Council) a monetary contribution towards the cost of the provision of infrastructure in accordance with Council's Charges Resolution.

The current applicable charge is:

Total levied charge payable $37,792,029.15

+ ANNUAL ADJUSTMENTS

AND/OR REVIEWS

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

The difference between the levied charge and the amaximum adopted charge the local government could have levied for the development when the charge is paid; and

The increase for the PPI index for the period starting on bthe 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

Timing

Total payable prior to the use commencing, issue of certificate of classification or final plumbing inspection, whichever occurs first.


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849 ADOPTED REPORT



be greater.

CAR PARKING AND ACCESS

Off street car parking facilities 6

Off-street car parking facilities must be designed, aconstructed and maintained in accordance with AS2890.1 (latest version).

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

Resident car parking for the Multiple dwelling units must cbe provided at a minimum rate of 0.75 spaces per dwelling.

Visitor car parking for the Multiple dwelling units must dbe provided at a minimum rate of 1 space per 10 dwellings.

A minimum of 17.5% of resident car parking spaces for ethe Multiple dwelling units must be unbundled.

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

Timing

Prior to the commencement of the use of each stage of development and at all times.

Tandem car parking spaces 7

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

Timing

At all times.

Freely accessible visitor car parking 8

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

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

Visitor car parking must be clearly identifiable through cthe provision of signage and/or line marking denoting “Visitor Parking”.

Timing

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

Bicycle parking 9

Bicycle parking facilities must be provided, at no cost to aCouncil and maintained in accordance with:

Resident bicycle parking for the Multiple dwelling iunits must be provided at a minimum rate of 1 Security Level B space per 3 dwellings;

Visitor bicycle parking for the Multiple dwelling iiunits must be provided at a minimum rate of 1 Security Level C space per 12 dwellings; and

AS2890.3. iii

Timing



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The bicycle parking spaces are to: b

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

Be located outside pedestrian movement paths; ii

Be accessible from the road; iii

Be arranged so that parking and unparking ivmanoeuvres will not damage adjacent bicycles;

Be protected from manoeuvring motor vehicles vand opening car doors;

Be as close as possible to the cyclists ultimate videstination;

Be well lit by appropriate existing or new lighting; viiand

Be protected from the weather. viii

Loading and unloading 10

Loading and unloading of a vehicle servicing a adevelopment must be conducted wholly within the site.

A vehicle or vehicles waiting to be loaded or unloaded bmust stand entirely within the site.

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

Timing

At all times.

Upgrade to existing bus stops 11

Upgrade and maintain the existing bus stops on the subject site at no cost to Council, to an ‘Intermediate stop’ standard in accordance with the Transport and Main Roads Public Transport Infrastructure Manual (PTIM).

Timing

Prior to the commencement of the use.

Active travel upgrade on bridge to T E Peters Drive 12

Design, construct and maintain a 3 metre wide pedestrian and bicycle pathway on the existing private bridge connecting the subject site to T E Peters Drive at no cost to Council, generally in accordance with DBI Drawing ‘Active Travel Connections’ dated September 2017. The 3 metre wide pedestrian and bicycle pathway is not to be line marked unless otherwise approved by Council.

Timing


Allowance for new grade separated bridge 13

The design of Stage 2 development must make allowance for a future grade separated pedestrian bridge over Hooker Boulevarde as indicatively shown on DBI Drawing ‘Overall Plan Level 03’ dated June 2017.

Timing

At all times.

ROADS

Roadworks: T E Peters Drive / Casino Drive 14 Timing Prior to the


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Design and construct works at the T E Peters Drive / Casino Drive intersection to achieve:

An additional 20 metre long eastbound approach lane aon T E Peters Drive;

An additional eastbound circulating lane within the broundabout; and

An additional 10 metre long northbound approach lane con Casino Drive.

The works must be undertaken generally in accordance with Cardno Drawing V160335T-SK21 Revision B dated 26/08/2016 and SC6.9 City Plan Policy – Land Development Guidelines. All existing bicycle lanes must be maintained at the intersection.

An operational works application is to be submitted to Council for approval of these works clearly detailing any proposed changes to infrastructure.

Information note: this is considered non-trunk infrastructure.

commencement of the use.

Roadworks: Gold Coast Highway / T E Peters Drive / 15Victoria Avenue

Design and construct works at the Gold Coast Highway / T E Peters Drive / Victoria Avenue intersection to achieve:

An extension of 20 metres to the existing westbound ashort left slip lane in T E Peters Drive; and

An extension of 10 metres to the westbound short right bturn lane in T E Peters Drive.




Timing Prior to the commencement of the use.

Roadworks: Gold Coast Highway / Elizabeth Avenue / 16New Development Access

Design and construct works at the Gold Coast Highway / Elizabeth Avenue / New Development Access intersection to achieve:

Addition of a left turn free flow facility for northbound left aturning traffic exiting the site;



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852 ADOPTED REPORT



Modification of eastbound development egress line bmarking to incorporate a shared through/right left hand lane and a dedicated right hand right turn lane; and

Modification of the signal personality to remove the left cturn late start for vehicles exiting the development.

The works must be undertaken generally in accordance with SC6.9 City Plan Policy – Land Development Guidelines. All existing bicycle lanes must be maintained at the intersection.



LANDSCAPE WORKS ON PRIVATE LAND

Detailed landscape plan to be submitted for approval 17

Submit to Council for compliance endorsement detailed alandscape plans certified by a suitably qualified Landscape Architect illustrating the extent of landscaping for the development and the overall site interface with the streetscape. The plans must:

Be prepared by a qualified landscape architect or isimilar landscape design professional;

Be in general accordance with the Statement of iiLandscape Intent, being Dwg: RPT DGC Landscape DA 170922 D, Destination Gold Coast, Date: N/A, By: Urbis;

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

Comply with City Plan Policy – Landscape Work; iv

Ensure landscaping maintains visibility along vpathways and vehicle paths;

Include species which are low maintenance and viwater-wise;

Ensure species are selected taking into account viithe location of overhead and/or underground services – such services must be located clear of important landscape elements such as tree planting areas;

Ensure the proposed trees and single trunked viiipalms within the site are species with a form that is respectful of the planting locations proximity to the building. A minimum of 40 trees within the private property must be minimum 200 litre bag size at time of planting; remaining trees must be

Timing

The landscape plans must be endorsed by Council prior to commencement of landscape works.


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minimum 100 litre. Plumeria, Pandanus & palm species must be minimum 3 metres height at time of planting; Dracaena draco must be minimum 2 metres height at time of planting;

Include a maintenance management plan relating ixto the planter boxes and planting on the external façade of the podium structure. The maintenance management plan must:

A Provide detailed information as to how these vegetative systems will be safely accessed for maintenance;

B Stipulate a maintenance schedule for these systems;

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

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

Prescribe the use of tree stock compliant with xAS2303 – Tree Stock for Landscape Use;

Identify opportunities for water infiltration to be ximaximised on-site through landscaped areas and permeable paving where possible; and

Include locations of, and a cross-sectional detail xiiof 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 plan schedule which are suitable for a bio-retention area. Planting densities within the bio-retention area must match those specified in Council’s City Plan Policy – Land Development Guidelines.

Construct the works in accordance with the certified bplans required by part a) of this condition.

On completion of the works, provide to the GCCC cwritten certification from a licensed and experienced Landscape Architect that the completed landscaping complies with part b) of this condition.

Timing

Prior to commencement of the approved use.

Following installation of the landscaping in accordance dwith the certified plans, the landscaping within the site boundaries must be maintained in accordance with the certified landscape plans and all relevant Australian Standards to the satisfaction of Council.

Timing

At all times.

Planter Boxes 18 Timing


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The planter boxes on the podium where trees (including aPandanus) are proposed to be planted must be a minimum five (5) square metres in surface area;

Each of the aforementioned planter boxes must be bsized to provide a minimum 800mm internal soil depth. The depth of planter boxes where trees are not proposed are to be as shown on the referenced Statement of Landscape Intent; and

An automatic irrigation system must be provided to all cpodium planting, including the planter boxes located on the external façade of the podium structure.

At all times.

ELECTRICAL RETICULATION

Electricity supply - MCU 19

Submit to Council a copy of the ‘Certificate of Supply’ afrom an authorised electricity supplier (e.g. ENERGEX) as evidence that underground electricity supply is available to the development site and all proposed dwellings within the site.

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

Timing


TELECOMMUNICATIONS

Telecommunications – MCU 20

Provide telecommunications to the subject building/s, alead-in conduits and equipment space/s in a suitable location within the building/s, and telecommunications cabling to each unit/dwelling within the development, in accordance with telecommunications industry standards (e.g. Telstra / NBN Co. standards)

Where new pit and pipe infrastructure is installed within bthe road, it must be suitably sized to cater for future installation of fibre optic cables.

Provide written confirmation from the authorised ctelecommunications carrier that a contractual agreement has been entered into (e.g. Telstra ‘Agreement Advice’ or ‘Completion Letter’, NBN Co. ‘Master Developer Agreement’ or ‘Small Developer Agreement’ (a letter of provisioning of Telecommunication Services – confirmation of final payment)) for the above infrastructure prior to commencement of the use.

Timing

Prior to commencement of the use.

WORKS - COMPLIANCE

Revetment wall 21 Timing


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The registered property owner must have undertaken an inspection of the condition of the existing revetment wall. Such assessment must be undertaken by a registered professional engineer who specialises or who has expertise in retaining/revetment walls and must report on the existing condition of the wall and make any recommendations as to any required repairs or maintenance works necessary – whether or not such required works are as a consequence of the proposed works. A copy of the report is to be submitted to Council for Council’s record.

Where repairs or maintenance works are recommended in the report, the property owner will be required to undertake the works prior to or in conjunction with building works. This requirement is imposed to protect the property in the long term. Certification from a registered engineer certifying that the required repairs or maintenance works have been carried out is to be submitted to Council for Council’s record.

Prior to any building works commencing on site.

Certification of compliance 22

All works must be certified by a suitably qualified professional as complying with the approved plans.

For this condition, a ‘suitably qualified professional’ is a person with tertiary qualification and professional affiliation in the field of engineering or science relevant to the works and/or management plan and who has at least two years’ experience in management in that field. Where the works and/or management plans involve different fields, a certification is required from a suitability qualified professional for each separate field.

Timing

The applicant must submit the certification prior to the earliest of compliance assessment of the subdivision plan, the commencement of the ‘On Maintenance’ period or the commencement of the use.

WASTE

Waste Management Plan 23

The development must be designed and constructed in generally accordance with the approved Waste Management Plan (WMP) prepared by Arcadis dated 15 September 2017 (Report No: 10004368-R02-03).

Any proposed changes to the approved WMP must be submitted to, and approved by Council prior to the implementation of any proposed structural changes.

Timing

Prior to Building Approval

Waste Management Plan Compliance Report 24

A waste management plan compliance report prepared by a suitably qualified person shall be submitted to Council and approved. The report shall certify that the development has been designed and constructed in accordance with the requirements outlined in the approved Waste Management Plan.

Timing

Prior to the commencement of use.


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856 ADOPTED REPORT



ACOUSTICS

Acoustics – design and construction 25

The development must be designed and constructed in accordance with the recommendations outlined in the acoustic report prepared by TTM Consulting Pty Ltd dated 30 June 2017 (reference:16SYA0043 R01_2).

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

Timing

As indicated within the wording of the condition.

Acoustic compliance report 26

An acoustic compliance report prepared by a suitably qualified person 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


AMENITY

No nuisance from lighting 27

All lighting devices must be positioned on the premises and shielded to the satisfaction of the Chief Executive Officer so as not to cause:

glare or other nuisance to surrounding residents and amotorists;

a navigation hazard on any nearby or adjacent bwaterway.

Timing

At all times.

ACID SULFATE SOILS (ASS)/GROUNDWATER

Preparation of acid sulfate investigation and 28management plan

The applicant is advised that an acid sulfate soil ainvestigation must be submitted for assessment and approval by Council Environmental Planners if the proposed development will affect soils below 5mAHD and involves either:

The excavation of 100m3 or more of soil or isediment; or

The filling of land involving 500m3 or more of iimaterial with an average depth of 0.5m or greater.

The investigation sampling and analysis should be bprepared in accordance with the Guidelines for Sampling & Analysis of Lowland Acid Sulfate Soils in

Timing Prior to any works commencing on site


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857 ADOPTED REPORT



Queensland Version 4 (October 1998, Ahern et at 1998) and Acid Sulfate Soil Laboratory Method Guidelines Version 2.1 (June 2004, Ahern et al 2004). The investigation should establish the following:

The presence/absence of acid sulfate soils over ithe entire excavation area (ie. through soil investigations);

The degree (ie. concentration) of acid leachate iigenerating potential of soils;

The required soil dosage rates and quantity of iiilime required to mitigate acid leachate; and

The potential impacts on surrounding ivenvironment features.

If the investigation finds that treatment of acid sulfate csoil will be required, an acid sulfate soil management plan directed towards enabling works to be undertaken in a safe and effective manner must be prepared in accordance with:

The Queensland Acid Sulfate Soil Technical iManual Version 3.8 (November 2002, Dear et al); and

Conditions of this approval. ii

HYDRAULICS AND STORMWATER MANAGEMENT

No loss of floodplain storage 29

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

Timing

At all times.

No worsening of hydraulic conditions 30The development must be designed and constructed so as to result in:

No increase in peak flow rates downstream from the asite;

No increase in flood levels external to the site; and b

No increase in duration of inundation external to the site cthat could cause loss or damage.

Timing

At all times.

Alteration of overland flow paths 31

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.

Certification of earthworks compliance with hydraulic 32report

The applicant must submit to Council a certification from a

Timing

The certification must be submitted to Council


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858 ADOPTED REPORT



Registered Professional Engineer Queensland (RPEQ) specialising in hydraulics stating that the bulk earthworks comply with the approved hydraulic report, being “Destination Gold Coast Consortium – Stage 2 Development Flooding and Hydraulic Impact Assessment, Revision 05” dated 22 September 2017 prepared by Arcadis Australia Pacific 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:

Includes existing and proposed triangulated surface ameshes which can be produced by computer terrain modelling software packages such as Civil-Cad, 12D or KEAYS; and

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

immediately after completion of the bulk earthworks.

Stormwater management plan to be complied with 33

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 “Destination Gold Coast Consortium – Stage 2 Development Site Based Stormwater Management Plan, Revision 05” dated 26 September 2017 prepared by Arcadis Australia Pacific Pty Ltd.

Timing

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

GPT in basement car park 34

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

Timing

At all times.

Any designated carwash bay will require a trade waste bapproval 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.

Agreement to remove hydrocarbons for GPT 35

The applicant must ensure that: a

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

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

The applicant must submit to Council evidence that an bagreement has been entered into with a licensed waste removal entity for the removal of hydrocarbons/waste in

Timing

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


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859 ADOPTED REPORT



accordance with this condition.

Certification of performance of the treatment train 36

The applicant shall provide a certification signed by a qualified professional engineer (RPEQ or equivalent) confirming the followings:

The proposed treatment train including the proprietary adevice will achieve pollutants removal efficiency to satisfy Council’s water quality objectives as outlined in the Land Development Guidelines.

The signing person must acknowledge that he/she is baware that the Council of the City of Gold Coast relies upon his/her certification in approving the above stormwater management plan and associated treatment train including the proprietary device.

Timing

Prior to the commencement of any works on-site for the relevant stage of the development.

Monitoring of the proprietary treatment devices 37

The owner or the legal entity of the development must carry out monitoring of the performance of the proprietary stormwater treatment devices as adopted in the approved stormwater management plan for two years at no cost to Council. Annual report of the monitoring and subsequent results shall be prepared by a suitably qualified professional (RPEQ or equivalent) specialised in stormwater and must be submitted to Council for record keeping purposes.

Alternatively, the proponent shall submit a certification or endorsement letter from an independent expert / peer reviewer based on the testing / monitoring results of the proprietary devices confirming the performance of the devices in relation to Council’s adopted protocol (August 2015) requirements, to discontinue the ongoing monitoring.

Timing


Maintenance of stormwater management devices 38

Prior to commencement of the use of the premises, a asite-specific stormwater quality improvement devices (SQID) maintenance management plan (MMP) must be prepared by a suitably qualified professional, in consistent with the maintenance requirements of the devices in the proposed treatment train, and submitted to Council for approval. The approved MMP must be included in the Body Corporate by-laws or Community Management Plan. The MMP must address the following:

The MMP must include all associated cost related ito the device (e.g., installation, inspection and replacement/maintenance, certifications, reporting, health and safety plans, training, area of land required to install the device etc.);

The MMP must include the lifecycle cost of the ii

Timing



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proposed treatment devices;

The owner/body corporate must enter into a long-term bmaintenance agreement with the proprietor or an appropriate entity for the life of the development. A copy of the maintenance agreement must be submitted to council for record prior to commencement of the use of the premises;

The body corporate/legal authority shall submit to cCouncil certification from a Registered Professional Engineer Queensland (RPEQ) every year for the life of the development confirming that the cartridges have been replaced and functioning as designed.

The body corporate and/or legal authority of the ddevelopment shall be responsible for monitoring and maintaining the stormwater management devices during both construction and operational phases at no cost to the Council.

In case of failure to achieve the designed pollutant load ereduction target during the operational phase of the development, the owner/body corporate must be responsible to replace the proprietary device (e.g. filter cartridges) with an appropriate treatment system in accordance with Council’s WSUD guidelines (Section SC6.9.3 of the City Plan policy - Land development guidelines) at no cost to Council.

Advisory Note: Failure of achieving the water quality objectives during construction and operational phase of the development may trigger significant penalty under the Environmental Protection Act 1994.

Dewatering management plan 39

A dewatering management plan must be submitted to Council for approval. The dewatering management plan must be prepared by a suitably qualified professional engineer (RPEQ) in accordance with the Guidelines for Dewatering Management Plan (CoGC, May 2016) and include (but not limited to) the following:

Purpose of dewatering (i.e. an explanation of why adewatering is necessary);

Dewatering technique (i.e. wellpoint, deep well, open bhole etc.);

Anticipated dewatering flow rate and total dewatering cduration;

Controls (i.e. settling tank, turbidity curtain etc.) and dmethod of effluent discharge;

Measures and techniques to manage noise, vibration eand odour issues;

Timing

The applicant must submit the dewatering management plan to Council and obtain approval prior to the building approval or commencement of works whichever occurs first.


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861 ADOPTED REPORT



Measures and techniques to manage geotechnical fstability issues;

Contingency plan in case of emergency situation; g

If dewatering conducted in a contaminated area, hengineering 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;

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

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

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

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

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

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

Seasonal variability of the receiving water quality; o

Assessment of the viability of treating or recycling the pwastewater.

All recommendations within the dewatering management plan must utilise enforceable, non-ambiguous terms such as ‘must be’ and ‘shall be’. All works must be carried out in accordance with the approved dewatering management plan.

EROSION AND SEDIMENT CONTROL

Erosion and sediment control 40

Erosion, sediment and dust control measures must be adesigned, implemented and maintained in accordance with the Best Practice Erosion & Sediment Control (IECA Australasia, November 2008).

Sediment control structures (e.g. sediment fence) must bbe placed at the base of all materials on-site to mitigate any sediment runoff.

A perimeter bund and/or diversion drain must be cconstructed around the disturbed area to prevent any outside clean stormwater from mixing with polluted/contaminated stormwater.

Timing During construction / building works.


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862 ADOPTED REPORT



To minimise unvegetated areas: d

Construction activities must be staged; i

Filled areas must be turfed or seeded immediately iion completion; and

No area should remain exposed (unvegetated) for iiimore than 2 weeks unless construction work is being undertaken on that area.

Immediately after completion of the construction of an eopen drain:

The open drain must be turfed, unless approved iotherwise in a Council approved stormwater management plan; and

A turf strip must be placed at 90 degrees to the iiinvert every 10 metres to prevent scouring along the turf edge. Reinforced turf must be used where invert grades exceed 5%.

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

The following inspection program must be carried out gbefore the site is fully rehabilitated:

Regular inspections to ensure that adequate ierosion control measures are in place and in good condition both during and after construction; and

Inspections after each storm event to assess the iiadequacy of the erosion control measures. The applicant must make good any damage or non-performing erosion control devices and clean up any sediment that has left the site or is on the roads within and external to the site.

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

Construction of sediment basin 41

The sediment basin(s) proposed for the construction aphase must be designed in accordance with Appendix



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863 ADOPTED REPORT



B of the Best Practice Erosion & Sediment Control (IECA Australasia, November 2008).

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

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

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

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

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

Inspections and reporting 42

All erosion and sediment control measures must be ainspected in accordance with Section 7 of the Best Practice Erosion & Sediment Control (IECA Australasia, November 2008) on a weekly basis and following runoff events until the rehabilitation works of the site is completed to the satisfaction of the Chief Executive Officer of Council.

All drainage control structures such as diversion banks, bdiversion channels and temporary culvert protections must be inspected daily to ensure they have not been damaged by machinery and are serviceable in readiness for the next rainfall event.

Where inspection indicates a non-conformance, a Non-cConformance Report must be generated. This report must include but not limited to the following:

Details of the nature and cause of non-iconformance; and

Details of the required corrective actions. ii

Corrective actions must be carried out within 24 hours where practicable or as agreed with the Construction Superintendent.

A monthly summary of Erosion and Sediment Control d



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864 ADOPTED REPORT



(ESC) performances must be compiled and retained at the site office and made available to Council’s inspectors upon request. This report must include but not limited to the following:

Filled in ESC inspection checklist of Best Practice iErosion & Sediment Control, Section 7, Site Inspection Checklist (IECA Australasia, November 2008);

Description of any incidents of non-conformance iiand corrective actions;

Results of corrective actions; and iii

Revisions to the Erosion and Sediment Control ivPlan (ESCP).

BEACH REPLENISHMENT

Excavated sand 43

All excess sand excavated from the site and suitable for placement onto the ocean beach must be managed in accordance with the following requirements:

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

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

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

If the sand to be excavated will exceed 2,000 cubic dmetres, 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:

Undertake the physical collection of any waste imaterial deposited on the beach as a result of the sand deposition; and

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

Timing

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

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

CONSTRUCTION MANAGEMENT

Construction management plan 44

Part A Construction Management Requirements

Timing

A construction management plan must


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865 ADOPTED REPORT



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

The construction management plan must address all bactivities associated with construction (excluding noise and dust issues), including but not limited to:

Vehicle access (including responsibility for imaintenance of the defined cartage route) during hours of construction;

Traffic management (including loading and iiunloading);

Parking of vehicles (including on site employees iiiand delivery vehicles);

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

Building waste / refuse disposal; v

Presentation of hoarding to the street; vi

Tree management. vii

The construction management plan must demonstrate cthat:

the general public will be adequately protected ifrom construction activities;

the building site will be kept clean and tidy to iimaintain public safety and amenity; and

demand for occupation of the street and iiiprotection of Council assets will be well managed.

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

Should the development be under construction during the period of the Gold Coast Commonwealth Games in April 2018, the Applicant will be required to undertake a specific Commonwealth Games Construction Management Plan which will deal with impacts such as road closures and elevated expectations of the presentation of construction sites.

Part B Road/footpath Closure Requirements

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

Where it is proposed to interfere with a road for any abuilding 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

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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866 ADOPTED REPORT



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.

Where it is required to interfere with a road for any bbuilding 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.

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

Transport of soil/fill/excavated material 45

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

All trucks hauling soil, or fill/excavated material must ahave their loads secure and covered;

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

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

Timing

At all times while works are occurring.

CRIME PREVENTION AND PEDESTRIAN SAFETY

Lighting to promote pedestrian safety 46

Install and maintain lighting for all outdoor pedestrian connections within the development, at no cost to Council. The design and construction of the lighting system must:

Achieve a minimum illuminance level in accordance awith Australian Standard AS/NZS1158.3.1 Pedestrian area (Category P) lighting; and

Include vandal resistant fixtures. b

Timing

Install prior to the commencement of the use and maintain at all times.

Pedestrian safety during construction 47

Safe pedestrian movement must be maintained during the construction phase and clear directional signage provided. Any construction barriers must be positioned to ensure they do not create concealment spots or potential entrapment zones.

Timing

At all times during construction.

WATER SUPPLY PLUMBING WORK


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867 ADOPTED REPORT



Application for compliance permit for water supply 48plumbing 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:

be accompanied by a hydraulic design for all water aservices within the property; and

comply with Section 5.2 of Council’s City Plan policy, bLand 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.

FIRE SERVICES

Application for compliance permit for fire services 49plumbing 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.

SEWERAGE WORKS

Application for compliance permit for sewerage works 50required

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:

be accompanied by a hydraulic design for all sewerage aworks within the property;

comply with Council’s: b

Trade Waste Policy; and i

Timing

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


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868 ADOPTED REPORT



Trade Waste Pre-treatment Policy and iiGuidelines); and

comply with Council’s Solid Waste Management cGuidelines for new developments ( 2011 ) 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.

SEWER AND WATER WORKS

Connection to Sewerage System 51

Obtain an operational works approval for the design, aconstruction and connection to the sewerage system for the proposal, ensuring that the proposed development connects directly to Council’s sewerage network at no cost to Council and in accordance with the review outcomes of the Investigation of the Sewerage Servicing Strategy (the Strategy) as approved by Council, which shall:

Be in accordance with the SEQ Water Supply & iSewerage Design and Construction Code (SEQ Code), and the Water and Sewerage Connections Policy.

Provide 139.6 kL of emergency storage required iito service the proposed development at a location approved by Council.

Sewerage connection point advice note:

The City of Gold Coast Water and Waste (WW) Directorate advises that:

The sewerage connection point for the proposed development is SPS SP68 at the corner of Bermuda Street and Markeri Street as it has sufficient capacity to cater for the proposed loads, unless there is an alternative approved connection point that is demonstrated under the Strategy or in Council’s review of the Strategy.

The Strategy, which is presently being undertaken (as of 27 February 2018) will be reviewed with the intent of achieving agreed outcomes for servicing the Star Casino Site in Broadbeach. The review of the Strategy and approved outcomes may include a revised sewerage connection point to suit both parties for servicing of the

Timing

Prior to commencement of the use of the premises.


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869 ADOPTED REPORT



development.

Water reticulation 52

Obtain an operational works approval for the design, aconstruction and connection of a water reticulation system for the proposal ensuring that the proposal connects to Council’s water network at the existing 600mm main located in Hooker Boulevard street and the existing 225mm main located in T E Peters Drive at no cost to Council, and include in particular:

Be in accordance with the SEQ Water Supply & bSewerage Design and Construction Code (SEQ WS&S D&C Code), and the Gold Coast Water Network Modifications, Extension and Connections Policy Procedures.

Timing


Sub-metering 53

Provide individual sub-metering for each lot/unit including common property generally in accordance with the Metering Technical Specifications and the Gold Coast Water Network Modifications, Extension and Connections Policy Procedures, at no cost to Council.

Timing


Fire loading 54

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

Timing

At all times.

Development infrastructure 55

Development infrastructure required to be provided in implementing this development approval is non-trunk development infrastructure unless otherwise determined by Council.

Timing

At all times.

Connections and disconnections 56

The applicant must obtain written approval from Water and Waste for any disconnections or connections taking place.

Any connection/disconnection to the existing water and asewerage networks will be at the applicant’s cost.

Refer to Gold Coast Water and Waste Network bModifications, Extension and Connections Policy Procedures, available on Council’s websitehttp://www.cityofgoldcoast.com.au

Timing

At all times

Water meter sizing 57

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

Refer to Gold Coast Water and Waste Network Modifications, Extension and Connections Policy Procedures, available on

Timing

At all times.


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Council’s website: http://www.cityofgoldcoast.com.au

ENGINEERING

Rectification of Council’s infrastructure 58

Rectify any damage caused to Council infrastructure (including kerb, channelling, service pits, footpaths and water and sewer reticulation networks).

Construct and maintain the rectified Council infrastructure at no cost to Council.

Timing


ADVISORY NOTES TO APPLICANT

A 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.

B 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


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

C 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.

D Gold Coast Airport Pty Ltd

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

E No open trenching of the road pavement for water connections across/in roadways

Conduits must be installed to service the proposed development by thrust boring the road (open cutting of the road is not permitted) to connect to Council’s potable water supply network. In certain circumstances approval of open trenching of the road may be allowed, subject to Council approval.

Refer to Gold Coast Water and Waste Network Modifications, Extension and Connections Policy Procedures, available on Council’s website: http://www.cityofgoldcoast.com.au

F Further development permits/compliance permits

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

Gold Coast Water and Waste

Application to work on the City’s Infrastructure

Operational works - infrastructure

A copy of this decision notice and accompanying stamped drawings/plans must be


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submitted with any subsequent application identified above.

G Separate service connection points

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

H Connections to, alteration or realignment of Council infrastructure

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

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

A Gold Coast Highway / Elizabeth Avenue / New Development Access

The maximum green time on the western leg (new development access) of the Gold Coast Highway / Elizabeth Avenue intersection will be limited to 12 seconds to minimise the development’s impact on the Gold Coast Highway through-traffic and light rail operation at the intersection.

Author: Authorised by:

Phillip Zappala Amanda Tzannes

Supervising Planner Major Assessment A/Director Economy, Planning & Environment

13 March 2018


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Committee Recommendation Adopted At Council 23 March 2018 Cr Taylor declared that a real (or perceived) conflict of interest in this matter could exist (as per section 173 of the Local Government Act 2009) due to receipt of hospitality from Star Entertainment, but that he had considered his position and was firmly of the opinion he could participate in debate and vote on this matter in the public interest. Cr Taylor remained in the room. Cr Owen-Jones declared that a real (or perceived) conflict of interest in this matter could exist (as per section 173 of the Local Government Act 2009) due to receipt of hospitality from Star Entertainment, but that he had considered his position and was firmly of the opinion he could participate in debate and vote on this matter in the public interest. Cr Owen-Jones remained in the room. Cr Gates declared that a real (or perceived) conflict of interest in this matter could exist (as per section 173 of the Local Government Act 2009) due to receipt of hospitality and donation from a party associated with the application, but that she had considered her position and was firmly of the opinion she could participate in debate and vote on this matter in the public interest. Cr Gates remained in the room. COMMITTEE RECOMMENDATION EPE18.0321.006 moved Cr Taylor seconded Cr Gates Real property description Lot 299 on WD3639, Lot 1 on SP156263 and Lot 556

on SP156263

Address of property Broadbeach Island & T E Peters Drive Broadbeach Waters

Area of property 6.792ha

Proposal type Development under the Jupiters Casino Agreement Act 1983 for Multiple Dwellings in Stage 2 of development under the Destination Gold Coast Master Plan, which includes the following elements:

Entitled uses including The Star Gold Coast (formerly Jupiters Hotel and Casino) and related retail, food and beverage and entertainment facilities;

Regulated Development involving Multiple dwellings.

A Council supports the proposal made pursuant to the Jupiters Casino Agreement Act 1983 for Regulated Development involving Multiple dwellings in Stage 2 of development under the Destination Gold Coast Master Plan, subject to the following conditions:

CURRENCY PERIOD


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1 Currency period

The development must be completed within a period of ten (10) years from the date of the development approval.

APPROVED DRAWINGS

2 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.

Drawing No. Rev. Title Date Prepared by

Page 24 Site Plan / Overall Plan June 2017 DBI Design

Page 25 Masterplan June 2017 DBI Design














Page 45 Staging Plan – Stage 3 -Function Facilities








Page 55 Overall Elevation – East June 2017 DBI Design

Page 56 Overall Elevation - North June 2017 DBI Design

Page 57 Overall Elevation - South June 2017 DBI Design

Page 58 Overall Elevation - West June 2017 DBI Design

Page 65 Tower 2 – Level 6-7 - Private Gaming


Tower 2 – Level 8 - June 2017 DBI Design


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875 ADOPTED REPORT



Recreation / Retail Tower 2 – Level 9 -

Recreation / Void June 2017 DBI Design

Page 68 Tower 2 – Typical Lower Level – Levels 10-19, 22-26


Page 69 Tower 2 – Level 27 - Plant Level






Page 72 Tower 2 – Typical Upper Level – Levels 30 - 59


Page 73 Tower 2 – Levels 60 - 61 June 2017 DBI Design



Page 75 Tower 2 – Sub Penthouse Upper – Level 63






Page 78 Tower 2 – North / East Elevation


Page 79 Tower 2 – South / East Elevation


Page 80 Tower 2 – South / West Elevation


Page 81 Tower 2 – North / West Elevation





Page 85 Tower 3 – Level 9 Gym / Void


Page 86 Tower 3 – Typical Lower – Levels 10-23, 26-35


Page 87 Tower 3 – Level 36 Plant Level







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876 ADOPTED REPORT







Page 93 Tower 3 – Sub Penthouses – Level 71 -72


Page 94 Tower 3 – Penthouse Lower Level 73


Page 95 Tower 3 – Penthouse Upper Level 74


Page 96 Tower 3 North Elevation June 2017 DBI Design




Page 100 Tower 3 - Section June 2017 DBI Design



Page 103 Tower 4 – Level 9 – Gym / Void


Page 104 Tower 4 – Typical Lower Level – Level 10-21, 24-28


Page 105 Tower 4 – Level 29 - Plant June 2017 DBI Design



Page 107 Tower 4 – Level 31 Units / Void







Page 111 Tower 4 – Sub penthouse Upper – Level 52






Page 114 Tower 4- North Elevation June 2017 DBI Design





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877 ADOPTED REPORT





Page 122 Tower 5 – Typical Lower Hotel – Level 10 - 30


Page 123 Tower 5 – Mid Level June 2017 DBI Design

Page 124 Tower 5 – Typical Upper Level


Page 125 Tower 5 – Elevation North June 2017 DBI Design

Page 126 Tower 5 – Elevation East June 2017 DBI Design

Page 127 Tower 5 – Elevation South June 2017 DBI Design

Page 128 Tower 5 – Elevation West June 2017 DBI Design

Page 129 Tower 5 – Section June 2017 DBI Design




Page 139 Edge Condition A- South Western Boundary


Page 140 Edge Condition B – Eastern Boundary


Page 141 Overall Site Podium Section A / Part A


Page 142 Overall Site Podium Section A / Part 2


Pages 12 – 25 Podium Edge – Request for Information

September 2017

DBI Design

Pages 27 - 31 Sub-tropical Design – Request for Information

September 2017

DBI Design

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.

3 Study/Media Rooms

Studies and media rooms identified on the approved drawings must not be converted into additional bedrooms unless approved by Council.

Timing At all times.

4 Notice of works timetable

The applicant must give Council written notice of the following:

a Application number;

b Site address;

c Name and telephone number (work and after hours) of

Timing After successful completion of any pre-start inspections required by conditions of this or other development approvals and at least 5 business


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the project manager and the site owner;

d Works intended to be carried out;

e The proposed timetable associated with the works, including expected commencement, duration and completion date.

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

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

days prior to commencement of any works on site.

INFRASTRUCTURE FUNDING CONTRIBUTIONS

5 Infrastructure Contributions

Pay to the Council of the City of Gold Coast (Council) a monetary contribution towards the cost of the provision of infrastructure in accordance with Council's Charges Resolution.

The current applicable charge is:

Total levied charge payable $37,792,029.15

+ ANNUAL ADJUSTMENTS

AND/OR REVIEWS

The above 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.

Timing

Total payable prior to the use commencing, issue of certificate of classification or final plumbing inspection, whichever occurs first.

CAR PARKING AND ACCESS


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6 Off street car parking facilities

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

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

c Resident car parking for the Multiple dwelling units must be provided at a minimum rate of 0.75 spaces per dwelling.

d Visitor car parking for the Multiple dwelling units must be provided at a minimum rate of 1 space per 10 dwellings.

e A minimum of 17.5% of resident car parking spaces for the Multiple dwelling units must be unbundled.

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

Timing

Prior to the commencement of the use of each stage of development and at all times.

7 Tandem car parking spaces

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

Timing

At all times.

8 Freely accessible visitor car parking

a All visitor car parking for the Multiple dwelling units 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 signage and/or line marking denoting “Visitor Parking”.

Timing


9 Bicycle parking

a Bicycle parking facilities must be provided, at no cost to Council and maintained in accordance with:

i Resident bicycle parking for the Multiple dwelling units must be provided at a minimum rate of 1 Security Level B space per 3 dwellings;

ii Visitor bicycle parking for the Multiple dwelling units must be provided at a minimum rate of 1 Security Level C space per 12 dwellings; and

iii AS2890.3.

b The bicycle parking spaces are to:

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

Timing



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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.

10 Loading and unloading

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

b A vehicle or vehicles waiting to be loaded or unloaded must stand entirely within the site.

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

Timing

At all times.

11 Upgrade to existing bus stops

Upgrade and maintain the existing bus stops on the subject site at no cost to Council, to an ‘Intermediate stop’ standard in accordance with the Transport and Main Roads Public Transport Infrastructure Manual (PTIM).

Timing


12 Active travel upgrade on bridge to T E Peters Drive

Design, construct and maintain a 3 metre wide pedestrian and bicycle pathway on the existing private bridge connecting the subject site to T E Peters Drive at no cost to Council, generally in accordance with DBI Drawing ‘Active Travel Connections’ dated September 2017. The 3 metre wide pedestrian and bicycle pathway is not to be line marked unless otherwise approved by Council.

Timing


13 Allowance for new grade separated bridge

The design of Stage 2 development must make allowance for a future grade separated pedestrian bridge over Hooker Boulevarde as indicatively shown on DBI Drawing ‘Overall Plan Level 03’ dated June 2017.

Timing

At all times.

ROADS

14 Roadworks: T E Peters Drive / Casino Drive

Design and construct works at the T E Peters Drive / Casino Drive intersection to achieve:

a An additional 20 metre long eastbound approach lane on T E Peters Drive;



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b An additional eastbound circulating lane within the roundabout; and

c An additional 10 metre long northbound approach lane on Casino Drive.




15 Roadworks: Gold Coast Highway / T E Peters Drive / Victoria Avenue

Design and construct works at the Gold Coast Highway / T E Peters Drive / Victoria Avenue intersection to achieve:

a An extension of 20 metres to the existing westbound short left slip lane in T E Peters Drive; and

b An extension of 10 metres to the westbound short right turn lane in T E Peters Drive.





16 Roadworks: Gold Coast Highway / Elizabeth Avenue / New Development Access

Design and construct works at the Gold Coast Highway / Elizabeth Avenue / New Development Access intersection to achieve:

a Addition of a left turn free flow facility for northbound left turning traffic exiting the site;

b Modification of eastbound development egress line marking to incorporate a shared through/right left hand lane and a dedicated right hand right turn lane; and

c Modification of the signal personality to remove the left



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turn late start for vehicles exiting the development.

The works must be undertaken generally in accordance with SC6.9 City Plan Policy – Land Development Guidelines. All existing bicycle lanes must be maintained at the intersection.



LANDSCAPE WORKS ON PRIVATE LAND

17 Detailed landscape plan to be submitted for approval

a Submit to Council for compliance endorsement detailed landscape plans certified by a suitably qualified Landscape Architect illustrating the extent of landscaping for the development and the overall site interface with the streetscape. The plans 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 Dwg: RPT DGC Landscape DA 170922 D, Destination Gold Coast, Date: N/A, By: Urbis;

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;

v Ensure landscaping maintains visibility along pathways and vehicle paths;

vi Include species which are low maintenance and water-wise;

vii Ensure species are selected taking into account the location of overhead and/or underground services – such services must be located clear of important landscape elements such as tree planting areas;

viii Ensure the proposed trees and single trunked palms within the site are species with a form that is respectful of the planting locations proximity to the building. A minimum of 40 trees within the private property must be minimum 200 litre bag size at time of planting; remaining trees must be minimum 100 litre. Plumeria, Pandanus & palm species must be minimum 3 metres height at time of planting; Dracaena draco must be minimum 2 metres height at time of planting;

Timing

The landscape plans must be endorsed by Council prior to commencement of landscape works.


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883 ADOPTED REPORT



ix Include a maintenance management plan relating to the planter boxes and planting on the external façade of the podium structure. The maintenance management plan must:

A Provide detailed information as to how these vegetative systems will be safely accessed for maintenance;

B Stipulate a maintenance schedule for these systems;

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

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

x Prescribe the use of tree stock compliant with AS2303 – Tree Stock for Landscape Use;

xi Identify opportunities for water infiltration to be maximised on-site through landscaped areas and permeable paving where possible; and

xii Include 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 plan schedule which are suitable for a bio-retention area. Planting densities within the bio-retention area must match those specified in Council’s City Plan Policy – Land Development Guidelines.

b Construct the works in accordance with the certified plans required by part a) of this condition.

c On completion of the works, provide to the GCCC written certification from a licensed and experienced Landscape Architect that the completed landscaping complies with part b) of this condition.

Timing

Prior to commencement of the approved use.

d Following installation of the landscaping in accordance with the certified plans, the landscaping within the site boundaries must be maintained in accordance with the certified landscape plans and all relevant Australian Standards to the satisfaction of Council.

Timing

At all times.

18 Planter Boxes

a The planter boxes on the podium where trees (including Pandanus) are proposed to be planted must be a minimum five (5) square metres in surface area;

b Each of the aforementioned planter boxes must be

Timing

At all times.


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sized to provide a minimum 800mm internal soil depth. The depth of planter boxes where trees are not proposed are to be as shown on the referenced Statement of Landscape Intent; and

c An automatic irrigation system must be provided to all podium planting, including the planter boxes located on the external façade of the podium structure.

ELECTRICAL RETICULATION

19 Electricity supply - MCU

a Submit to Council a copy of the ‘Certificate of Supply’ from an authorised electricity supplier (e.g. ENERGEX) as evidence that underground electricity supply is available to the development site and all proposed dwellings within 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.

Timing


TELECOMMUNICATIONS

20 Telecommunications – MCU

a Provide telecommunications to the subject building/s, lead-in conduits and equipment space/s in a suitable location within the building/s, and telecommunications cabling to each unit/dwelling within the development, in accordance with telecommunications industry standards (e.g. Telstra / NBN Co. standards)

b Where new pit and pipe infrastructure is installed within the road, it must be suitably sized to cater for future installation of fibre optic cables.

c Provide written confirmation from the authorised telecommunications carrier that a contractual agreement has been entered into (e.g. Telstra ‘Agreement Advice’ or ‘Completion Letter’, NBN Co. ‘Master Developer Agreement’ or ‘Small Developer Agreement’ (a letter of provisioning of Telecommunication Services – confirmation of final payment)) for the above infrastructure prior to commencement of the use.

Timing

Prior to commencement of the use.

WORKS - COMPLIANCE

21 Revetment wall

The registered property owner must have undertaken an inspection of the condition of the existing revetment wall. Such assessment must be undertaken by a registered professional engineer who specialises or who has expertise

Timing

Prior to any building works commencing on site.


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in retaining/revetment walls and must report on the existing condition of the wall and make any recommendations as to any required repairs or maintenance works necessary – whether or not such required works are as a consequence of the proposed works. A copy of the report is to be submitted to Council for Council’s record.

Where repairs or maintenance works are recommended in the report, the property owner will be required to undertake the works prior to or in conjunction with building works. This requirement is imposed to protect the property in the long term. Certification from a registered engineer certifying that the required repairs or maintenance works have been carried out is to be submitted to Council for Council’s record.

22 Certification of compliance

All works must be certified by a suitably qualified professional as complying with the approved plans.

For this condition, a ‘suitably qualified professional’ is a person with tertiary qualification and professional affiliation in the field of engineering or science relevant to the works and/or management plan and who has at least two years’ experience in management in that field. Where the works and/or management plans involve different fields, a certification is required from a suitability qualified professional for each separate field.

Timing

The applicant must submit the certification prior to the earliest of compliance assessment of the subdivision plan, the commencement of the ‘On Maintenance’ period or the commencement of the use.

WASTE

23 Waste Management Plan

The development must be designed and constructed in generally accordance with the approved Waste Management Plan (WMP) prepared by Arcadis dated 15 September 2017 (Report No: 10004368-R02-03).

Any proposed changes to the approved WMP must be submitted to, and approved by Council prior to the implementation of any proposed structural changes.

Timing

Prior to Building Approval

24 Waste Management Plan Compliance Report

A waste management plan compliance report prepared by a suitably qualified person shall be submitted to Council and approved. The report shall certify that the development has been designed and constructed in accordance with the requirements outlined in the approved Waste Management Plan.

Timing

Prior to the commencement of use.

ACOUSTICS

25 Acoustics – design and construction

The development must be designed and constructed in

Timing

As indicated within the


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accordance with the recommendations outlined in the acoustic report prepared by TTM Consulting Pty Ltd dated 30 June 2017 (reference:16SYA0043 R01_2).

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

wording of the condition.

26 Acoustic compliance report

An acoustic compliance report prepared by a suitably qualified person 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


AMENITY

27 No nuisance from lighting

All lighting devices must be positioned on the premises and shielded to the satisfaction of the Chief Executive Officer so as not to cause:

a glare or other nuisance to surrounding residents and motorists;

b a navigation hazard on any nearby or adjacent waterway.


ACID SULFATE SOILS (ASS)/GROUNDWATER

28 Preparation of acid sulfate investigation and management plan

a The applicant is advised that an acid sulfate soil investigation must be submitted for assessment and approval by Council Environmental Planners if the proposed development will affect soils below 5mAHD and involves either:

i The excavation of 100m3 or more of soil or sediment; or

ii The filling of land involving 500m3 or more of material with an average depth of 0.5m or greater.

b The investigation sampling and analysis should be prepared in accordance with the Guidelines for Sampling & Analysis of Lowland Acid Sulfate Soils in Queensland Version 4 (October 1998, Ahern et at 1998) and Acid Sulfate Soil Laboratory Method Guidelines Version 2.1 (June 2004, Ahern et al 2004). The investigation should establish the following:

Timing Prior to any works commencing on site


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i The presence/absence of acid sulfate soils over the entire excavation area (ie. through soil investigations);

ii The degree (ie. concentration) of acid leachate generating potential of soils;

iii The required soil dosage rates and quantity of lime required to mitigate acid leachate; and

iv The potential impacts on surrounding environment features.

c If the investigation finds that treatment of acid sulfate soil will be required, an acid sulfate soil management plan directed towards enabling works to be undertaken in a safe and effective manner must be prepared in accordance with:

i The Queensland Acid Sulfate Soil Technical Manual Version 3.8 (November 2002, Dear et al); and

ii Conditions of this approval.

HYDRAULICS AND STORMWATER MANAGEMENT

29 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.


30 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.


31 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.


32 Certification of earthworks compliance with hydraulic report

The applicant must submit to Council a certification from a Registered Professional Engineer Queensland (RPEQ) specialising in hydraulics stating that the bulk earthworks comply with the approved hydraulic report, being “Destination Gold Coast Consortium – Stage 2 Development Flooding and Hydraulic Impact Assessment, Revision 05” dated 22

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


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September 2017 prepared by Arcadis Australia Pacific 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.

33 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 “Destination Gold Coast Consortium – Stage 2 Development Site Based Stormwater Management Plan, Revision 05” dated 26 September 2017 prepared by Arcadis Australia Pacific Pty Ltd.

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

34 GPT in basement car park

a A gross pollutant trap (hydrocarbon and litter separator) must be installed within the 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.

35 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.

36 Certification of performance of the treatment train

The applicant shall provide a certification signed by a qualified professional engineer (RPEQ or equivalent)

Timing Prior to the commencement of any works on-site for the relevant stage of the


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confirming the followings:

a The proposed treatment train including the proprietary device will achieve pollutants removal efficiency to satisfy Council’s water quality objectives as outlined in the Land Development Guidelines.

b The signing person must acknowledge that he/she is aware that the Council of the City of Gold Coast relies upon his/her certification in approving the above stormwater management plan and associated treatment train including the proprietary device.

development.

37 Monitoring of the proprietary treatment devices

The owner or the legal entity of the development must carry out monitoring of the performance of the proprietary stormwater treatment devices as adopted in the approved stormwater management plan for two years at no cost to Council. Annual report of the monitoring and subsequent results shall be prepared by a suitably qualified professional (RPEQ or equivalent) specialised in stormwater and must be submitted to Council for record keeping purposes.

Alternatively, the proponent shall submit a certification or endorsement letter from an independent expert / peer reviewer based on the testing / monitoring results of the proprietary devices confirming the performance of the devices in relation to Council’s adopted protocol (August 2015) requirements, to discontinue the ongoing monitoring.

Timing As indicated within the wording of the condition.

38 Maintenance of stormwater management devices

a Prior to commencement of the use of the premises, a site-specific stormwater quality improvement devices (SQID) maintenance management plan (MMP) must be prepared by a suitably qualified professional, in consistent with the maintenance requirements of the devices in the proposed treatment train, and submitted to Council for approval. The approved MMP must be included in the Body Corporate by-laws or Community Management Plan. The MMP must address the following:

i The MMP must include all associated cost related to the device (e.g., installation, inspection and replacement/maintenance, certifications, reporting, health and safety plans, training, area of land required to install the device etc.);

ii The MMP must include the lifecycle cost of the proposed treatment devices;

b The owner/body corporate must enter into a long-term maintenance agreement with the proprietor or an appropriate entity for the life of the development. A copy of the maintenance agreement must be submitted to

Timing As indicated within the wording of the condition.


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council for record prior to commencement of the use of the premises;

c The body corporate/legal authority shall submit to Council certification from a Registered Professional Engineer Queensland (RPEQ) every year for the life of the development confirming that the cartridges have been replaced and functioning as designed.

d The body corporate and/or legal authority of the development shall be responsible for monitoring and maintaining the stormwater management devices during both construction and operational phases at no cost to the Council.

e In case of failure to achieve the designed pollutant load reduction target during the operational phase of the development, the owner/body corporate must be responsible to replace the proprietary device (e.g. filter cartridges) with an appropriate treatment system in accordance with Council’s WSUD guidelines (Section SC6.9.3 of the City Plan policy - Land development guidelines) at no cost to Council.

Advisory Note: Failure of achieving the water quality objectives during construction and operational phase of the development may trigger significant penalty under the Environmental Protection Act 1994.

39 Dewatering management plan

A dewatering management plan must be submitted to Council for approval. The dewatering management plan must be prepared by a suitably qualified professional engineer (RPEQ) in accordance with the Guidelines for Dewatering Management Plan (CoGC, May 2016) 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

Timing The applicant must submit the dewatering management plan to Council and obtain approval prior to the building approval or commencement of works whichever occurs first.


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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 (i.e. fauna, water quality) that will receive the discharge;

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

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

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

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

o Seasonal variability of the receiving water quality;

p Assessment of the viability of treating or recycling the wastewater.

All recommendations within the dewatering management plan must utilise enforceable, non-ambiguous terms such as ‘must be’ and ‘shall be’. All works must be carried out in accordance with the approved dewatering management plan.

EROSION AND SEDIMENT CONTROL

40 Erosion and sediment control

a Erosion, sediment and dust control measures must be designed, implemented and maintained in accordance with the Best Practice Erosion & Sediment Control (IECA Australasia, November 2008).

b Sediment control structures (e.g. sediment fence) must be placed at the base of all materials on-site to mitigate any sediment runoff.

c A perimeter bund and/or diversion drain must be constructed around the disturbed area to prevent any outside clean stormwater from mixing with polluted/contaminated stormwater.

d To minimise unvegetated areas:

i Construction activities must be staged;

ii Filled areas must be turfed or seeded immediately on completion; and

iii No area should remain exposed (unvegetated) for



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more than 2 weeks unless construction work is being undertaken on that area.

e Immediately after completion of the construction of an open drain:

i The open drain must be turfed, unless approved otherwise in a Council approved stormwater management plan; and

ii A turf strip must be placed at 90 degrees to the invert every 10 metres to prevent scouring along the turf edge. Reinforced turf must be used where invert grades exceed 5%.

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

g The following inspection program must be carried out before the site is fully rehabilitated:

i Regular inspections to ensure that adequate erosion control measures are in place and in good condition both during and after construction; and

ii Inspections after each storm event to assess the adequacy of the erosion control measures. The applicant must make good any damage or non-performing erosion control devices and clean up any sediment that has left the site or is on the roads within and external to the site.

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

41 Construction of sediment basin

a The sediment basin(s) proposed for the construction phase must be designed in accordance with Appendix B of the Best Practice Erosion & Sediment Control (IECA Australasia, November 2008).

b Each sediment basin must have the capacity to treat flows to current best practice standards and as a minimum must be designed to contain all the stormwater runoff from the 85th percentile 5 day rainfall



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depth and in addition be designed and maintained to store 2 months sediment from the receiving catchment, as determined using the Revised Universal Soil Loss Equation.

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

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

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

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

42 Inspections and reporting

a All erosion and sediment control measures must be inspected in accordance with Section 7 of the Best Practice Erosion & Sediment Control (IECA Australasia, November 2008) on a weekly basis and following runoff events until the rehabilitation works of the site is completed to the satisfaction of the Chief Executive Officer of Council.

b All drainage control structures such as diversion banks, diversion channels and temporary culvert protections must be inspected daily to ensure they have not been damaged by machinery and are serviceable in readiness for the next rainfall event.

c Where inspection indicates a non-conformance, a Non-Conformance Report must be generated. This report must include but not limited to the following:

i Details of the nature and cause of non-conformance; and

ii Details of the required corrective actions.

Corrective actions must be carried out within 24 hours where practicable or as agreed with the Construction Superintendent.

d A monthly summary of Erosion and Sediment Control (ESC) performances must be compiled and retained at the site office and made available to Council’s inspectors upon request. This report must include but not limited to the following:

i Filled in ESC inspection checklist of Best Practice Erosion & Sediment Control, Section 7, Site



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Inspection Checklist (IECA Australasia, November 2008);

ii Description of any incidents of non-conformance and corrective actions;

iii Results of corrective actions; and

iv Revisions to the Erosion and Sediment Control Plan (ESCP).

BEACH REPLENISHMENT

43 Excavated sand

All excess sand excavated from the site and suitable for placement onto the ocean beach must be managed in accordance with the following requirements:

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

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

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

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

i Undertake the physical collection of any waste material deposited on the beach as a result of the sand deposition; and

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

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

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

CONSTRUCTION MANAGEMENT

44 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

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.


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895 ADOPTED REPORT



and dust issues), including but not limited to:

i Vehicle access (including responsibility for maintenance of the defined cartage route) during hours of construction;

ii Traffic management (including loading and unloading);

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

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

v Building waste / refuse disposal;

vi Presentation of hoarding to the street;

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.

Should the development be under construction during the period of the Gold Coast Commonwealth Games in April 2018, the Applicant will be required to undertake a specific Commonwealth Games Construction Management Plan which will deal with impacts such as road closures and elevated expectations of the presentation of construction sites.

Part B Road/footpath Closure Requirements

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

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

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


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896 ADOPTED REPORT



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.

45 Transport of soil/fill/excavated material

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

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

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

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

Timing At all times while works are occurring.

CRIME PREVENTION AND PEDESTRIAN SAFETY

46 Lighting to promote pedestrian safety

Install and maintain lighting for all outdoor pedestrian connections within the development, at no cost to Council. The design and construction of the lighting system must:

a Achieve a minimum illuminance level in accordance with Australian Standard AS/NZS1158.3.1 Pedestrian area (Category P) lighting; and

b Include vandal resistant fixtures.

Timing Install prior to the commencement of the use and maintain at all times.

47 Pedestrian safety during construction

Safe pedestrian movement must be maintained during the construction phase and clear directional signage provided. Any construction barriers must be positioned to ensure they do not create concealment spots or potential entrapment zones.

Timing At all times during construction.

WATER SUPPLY PLUMBING WORK

48 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

Timing Prior to works occurring.


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comply, the application must:

a be accompanied by a hydraulic design for all water services within the property; and

b comply with Section 5.2 of Council’s City Plan policy, 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.

FIRE SERVICES

49 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.

SEWERAGE WORKS

50 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 Solid Waste Management Guidelines for new developments ( 2011 ) Information note:

Sewerage works must not be carried out until a compliance permit under the Plumbing and Drainage Act

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


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898 ADOPTED REPORT



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.

SEWER AND WATER WORKS

51 Connection to Sewerage System

a Obtain an operational works approval for the design, construction and connection to the sewerage system for the proposal, ensuring that the proposed development connects directly to Council’s sewerage network at no cost to Council and in accordance with the review outcomes of the Investigation of the Sewerage Servicing Strategy (the Strategy) as approved by Council, which shall:

i Be in accordance with the SEQ Water Supply & Sewerage Design and Construction Code (SEQ Code), and the Water and Sewerage Connections Policy.

ii Provide 139.6 kL of emergency storage required to service the proposed development at a location approved by Council.

Sewerage connection point advice note:

The City of Gold Coast Water and Waste (WW) Directorate advises that:

The sewerage connection point for the proposed development is SPS SP68 at the corner of Bermuda Street and Markeri Street as it has sufficient capacity to cater for the proposed loads, unless there is an alternative approved connection point that is demonstrated under the Strategy or in Council’s review of the Strategy.

The Strategy, which is presently being undertaken (as of 27 February 2018) will be reviewed with the intent of achieving agreed outcomes for servicing the Star Casino Site in Broadbeach. The review of the Strategy and approved outcomes may include a revised sewerage connection point to suit both parties for servicing of the development.

Timing


52 Water reticulation

a Obtain an operational works approval for the design, construction and connection of a water reticulation system for the proposal ensuring that the proposal connects to Council’s water network at the existing 600mm main located in Hooker Boulevard street and

Timing



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the existing 225mm main located in T E Peters Drive at no cost to Council, and include in particular:

b Be in accordance with the SEQ Water Supply & Sewerage Design and Construction Code (SEQ WS&S D&C Code), and the Gold Coast Water Network Modifications, Extension and Connections Policy Procedures.

53 Sub-metering

Provide individual sub-metering for each lot/unit including common property generally in accordance with the Metering Technical Specifications and the Gold Coast Water Network Modifications, Extension and Connections Policy Procedures, at no cost to Council.

Timing


54 Fire loading

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

Timing

At all times.

55 Development infrastructure

Development infrastructure required to be provided in implementing this development approval is non-trunk development infrastructure unless otherwise determined by Council.

Timing

At all times.

56 Connections and disconnections

The applicant must obtain written approval from Water and Waste for any disconnections or connections taking place.

a Any connection/disconnection to the existing water and sewerage networks will be at the applicant’s cost.

b Refer to Gold Coast Water and Waste Network Modifications, Extension and Connections Policy Procedures, available on Council’s websitehttp://www.cityofgoldcoast.com.au

Timing

At all times

57 Water meter sizing

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


Timing

At all times.

ENGINEERING

58 Rectification of Council’s infrastructure

Rectify any damage caused to Council infrastructure (including kerb, channelling, service pits, footpaths and water and sewer reticulation networks).

Construct and maintain the rectified Council infrastructure at

Timing



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no cost to Council.

ADVISORY NOTES TO APPLICANT

A 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.

B 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.

C 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;


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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.

D Gold Coast Airport Pty Ltd

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

E No open trenching of the road pavement for water connections across/in roadways

Conduits must be installed to service the proposed development by thrust boring the road (open cutting of the road is not permitted) to connect to Council’s potable water supply network. In certain circumstances approval of open trenching of the road may be allowed, subject to Council approval.


F Further development permits/compliance permits

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

Gold Coast Water and Waste

Application to work on the City’s Infrastructure

Operational works - infrastructure

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

G Separate service connection points

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

H Connections to, alteration or realignment of Council infrastructure


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

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

I Gold Coast Highway / Elizabeth Avenue / New Development Access

The maximum green time on the western leg (new development access) of the Gold Coast Highway / Elizabeth Avenue intersection will be limited to 12 seconds to minimise the development’s impact on the Gold Coast Highway through-traffic and light rail operation at the intersection.

CARRIED UNANIMOUSLY

Cr Gates, Cr Taylor and Cr Owen-Jones voted in the positive. ADOPTED AT COUNCIL 23 MARCH 2018 RESOLUTION G18.0323.020 moved Cr Tate seconded Cr Caldwell

That Committee Recommendation EPE18.0321.006 be adopted as printed in the Economy Planning and Environment Committee Meeting Report.

CARRIED UNANIMOUSLY

Cr Taylor, Cr Owen-Jones and Cr Gates voted in the positive.


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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 1753rd Council Meeting 23 March 2018 Economy, Planning & Environment Committee Meeting 21 March 2018

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GCCC Maps

0 74 148 m




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34281

Typewritten Text

Attachment 1 (page 1 of 26)

GCCC Maps

0 74 148 m




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CONFIDENTIAL & COMMERCIALLY SENSITIVE

ORACLE TOWER 1

AIR ON BROADBEACH

SOFITEL

THE WAVE

MALL

ORACLE TOWER 2

VERVE CARMEL BY THE SEA

BEACH HOTEL

THE STAR GOLD COAST

MERITON 2 TOWERS

ULTRA MANTRA SIERRA GRAND

AERIAL PHOTOGRAPHVIEW TOWARDS THE EAST INTO CORE BROADBEACH

BROADBEACH ISLAND / DEVELOPMENT APPLICATION / JUNE 2017

9


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AERIAL PHOTOGRAPHVIEW TOWARDS SURFERS PARADISE

SUBJECT SITE


10


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AERIAL PHOTOGRAPHVIEW TOWARDS BURLEIGH HEADS

SUBJECT SITE


11


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3D AERIAL


20 CONFIDENTIAL & COMMERCIALLY SENSITIVE


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3D AERIAL



22


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ExistingTowersT2

T3T1

T4

T5

65 STOREYS582 APARTMENTS6 LIFTS

74 STOREYS709 APARTMENTS7 LIFTS

53 STOREYS406 APARTMENTS294 HOTEL KEYS8 LIFTS

54 STOREYS398 HOTEL KEYS215 APARTMENTS7 LIFTS

52 STOREYS120 HOTEL KEYS288 APARTMENTS10 LIFTS

FunctionFacilities• Ballroom• Exhibition Spaces• Banquette Area• Conference Center• Meeting Rooms

APPROVED

PRECINCT AERIAL


23


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SITE PLAN

OVERALL PLAN

0 10 20 30 40 50M


24


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1MLEVE

L

OVERALL PLAN

0 10 20 30 40 50M

NEW BACK OF HOUSE

EXISTING

TOWER LOBBY

CARPARKING

VEHICULAR ACCESS


30

NORTHERN MCEPEXISTING

RL 2.200

EXISTING CARPARK TOREMAIN

214 CARS + 11T

186 CARS + 22T

RL 5.510

28 CARS

35 CARS

STAIR

5

EXISTING THEATREBELOW

T1

T2T3

T4

T5

F

VOID

VOID

VOID TOWALKWAY

VOIDVOID

VOIDVOIDTO BUS

SETDOWN

VOIDTO CASINO

DRIVE

T4 LRRES. LOBBY

LOADINGDOCK

REFUSE

VOID TOARRIVAL

82 CARS

VOIDVOID

A R C H I T E C T S · I N T E R I O R S · L A N D S C A P E · P L A N N I N G

DRAWING NO.

PROJECT NO.

DATE

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CHECKED

PROJECT LEADER

PROJECT DIRECTOR

DRAWING TITLE

PROJECT NAME


DESCRIPTION

REVISIONNo DATE CHECKBY

ABU DHABI - ARJAN BUILDING, DEFENSE RD, PO BOX 127557 ABU DHABI, UAE

DIMENSIONS ARE SUBJECT TO SITE MEASUREMENT & VERIFICATION DO NOT SCALE OFF THIS DRAWING

© DBI DESIGN PTY. LTD. A. C. N. 097 951 007GOLD COAST - LEVEL 1, 9 TRICKETT ST, PO BOX 888 SURFERS PARADISE QLD 4217

BRISBANE - 1/95 BOUNDARY ST BRISBANE QLD 4000

Ph: +971 2 815 2815

Ph: +61 7 5539 9788

Ph: +61 7 3839 4011

[email protected] www.dbi.com.au


DRAWING NO.

PROJECT NO.

DATE

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CHECKED

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PROJECT DIRECTOR

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Ph: +971 2 815 2815

Ph: +61 7 5539 9788

Ph: +61 7 3839 4011



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02LEVE

LOVERALL PLAN

0 10 20 30 40 50M

NEW BACK OF HOUSE

EXISTING

TOWER LOBBY

CARPARKING

VEHICULAR ACCESS


32

RL 8.160

RL 9.560

RL 6.760

STAIR

5

227 CARS + 4T

88 CARS + 9T

192 CARS + 9T

213 CARS + 2T

LEVEL 2RL 8.160

RL 8.160

RL 8.160

BOH

LIFT

EXISTING CARPARK TOREMAIN

T1

T2T3

T4

T5

F

T3 HR RES.LOBBY

T2 RES.LOBBY

T4 RES LOBBY

66 CARS

RL 8.160

RL 8.160

RL 8.160

HOTELLOBBY

RL 8.160

RE

FU

SE

RO

OM

T5 RES LOBBY

58 CARS

MCC-01

MCC-GEN01


DRAWING NO.

PROJECT NO.

DATE

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PROJECT DIRECTOR

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Ph: +971 2 815 2815

Ph: +61 7 5539 9788

Ph: +61 7 3839 4011



DRAWING NO.

PROJECT NO.

DATE

SCALE

DRAWN

CHECKED

PROJECT LEADER

PROJECT DIRECTOR

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DESCRIPTION






Ph: +971 2 815 2815

Ph: +61 7 5539 9788

Ph: +61 7 3839 4011



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item 6 city development report on regulated …€¦ · item 6 (continued) regulated development...

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