stage 5 stage 6...da1 issued for council development approval 2015-08-31 da1.2 stage 3/4 line...

D EB C F G HA I J

12

3

4

5

6

7

8

910

P QM N S T UL O R

2122

23

24

25

26

27

28

2930

STAGE 5 STAGE 6

SICKLE AVENUE

PU

BLI

C R

OA

D 1

6781

3.00°

3.0

0°

3.0

0°

3.0

0°

3.0

0°

3.0

0°

3.0

0°

3.0

0°

3.00°

3.0

0°

46122

RL 31.10

RL 29.96

RL 29.77 RL 29.77

RL 28.51

RL 27.50

RL 31.80

RL 29.74

NORTH

PARK

BIO-AREA

COMMONAREA 2

COMMONAREA 1

86080

RL 31.80

RL 31.10

LIFTOVER-RUN

LIFTOVER-RUN

TOWER 1 TOWER 2

PRIVATE ROAD 1

PR

IVA

TE

RO

AD

2

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT

ADDRESSCLIENT DRAWN BY

CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY

DATEISSUE DESCRIPTION

PROJECT NUMBER

ACN:1108934936/108 Florence St. WYNNUM QLD 4178P.O. BOX 5129 MANLY QLD 4179E-MAIL: [email protected]: (07)3348 3727FASCIMILE: (07)3396 1719MOBILE: 0412 087 196

These drawings are the copyright of THINKTANKArchitects and are not to be reproduced in any waywithout the consent of THINKTANK Architects

X:\THINK TANK\KEYLIN GROUP - 23-25 & 27-31 SICKLE AVE - HOPE ISLAND\REVIT\DA 2.0 TOWERS\2015-03-30 23-31Sickle Ave - TOWERS DEFINITIVE _RFI issue 2(Recovery).rvt

1 : 20016/03/30 8:41:29 AM

PARK COVE - SICKLE Avenue

KEYLIN GROUP PTY LTD. MP

MJ

TOWERS SITE PLAN 300

DA 2.1 _RFI 23-15

23-31 SICKLE AVENUE. HOPE ISLAND

30/03/2016

DA1 ISSUED FOR COUNCIL DEVELOPMENT APPROVAL 2015-08-31

DA1.4 STAGE LINES AMENDED, LANDSCAPE AREAS AMENDED 2015-09-08

1 : 200

0.0 TOWERS SITE PLAN1

TOWER 1

NUMBER OF UNITS

14 UNITS = 3 BED42 UNITS = 2 BED

TOTAL 56

TOWER 2

NUMBER OF UNITS

14 UNITS = 3 BED42 UNITS = 2 BED

TOTAL 56

DA2.0 NEW DA WITH ADJOING SITE INCLUDED 2015-12-05

DA2.0 RFI AMENDED PLANS FOR RFI 2015-02-05

716th Council Meeting 24 May 2016 City Planning Committee Meeting 20 May 2016

621 Adopted Report

39349

GenerallyinAccordance

1

307

1

2

3

4

5

6

7

8

9

10

11

12

26

27

28

29

30

31

32

33

41

40

39

38

37

36

35

34

6200

V1

V2

V3

V4

V5

V7

V11

V12

6000

63

12

PO

OL

AB

OV

E

6058

5000

6000

13

14

15

16

17

18

19

20

21

22

2324

2542

43

46

47

49

50 52

45

44

53 54 56 57 58 59 60 61 62 63 64 65 66

6600

6312

5400

GROUND FLOORRES. 66

54

00

LO

BB

Y 1

LO

BB

Y 2

V8 V9

V10

V13

4622

V14

V15

V16

40

00

3

307

2000

1500

45

00

12

00

0

12500

DRIVEWAY 1ENTRY ONLY

DRIVEWAY 22 WAY

ENTRY/EXIT

PA

TH

WA

Y

2700

2600

2600

2600

2600

7500

6200

BINS

6500

6077

2500

V17

PUMPROOM 2

3000

R 6000R 6000

9477

7500

GA

TE

RAMP1.51.8

2000 1500

VIS. 18

1500

3000

5400

4500

V6

2800

3000

R 6200

PUMPROOM 1

48

55

6000

OVERLAY AWNING

STAGE 5 STAGE 6

1258

7

RL 2.50

POOL EQUIPMENTUNDER POOL

63 62 61 60 5958

57

56

55

54

3928

306

306

306

WE

ST

ELE

VA

TIO

N

NORTHELEVATION

SOUTHELEVATION

306

EA

ST

ELE

VA

TIO

N

3551

8184

2

307

2700

2400

2400

2400

2700

5400

3000

53

1825

1

ON SITEMANAGER

FIR

E E

SC

AP

E

FIR

E E

SC

AP

E

FIR

E E

SC

AP

E

FIREESCAPE

6200

6000

6000

3000

LAWN

LAWN

POOL FENCE

1

400

3

400

2400

3000

2072

2072

SE

RV

ICE

S

SERVICES

TOILET

NORTH

SICKLE AVENUE

2700

PARK

3000

2700

2680

-

---

2600

2700

4

307 2500 2400 240039

28

2500

2500 2540 2400 2490 2400 2400

51

2400

2500

2400

2400

2500

2400

2400

2500

2400

2500 2500 54002400

2500

2400

2400

2500

2400

2400

2500

2400

2400

2500

2400

2400

2500

2400

2400

2500

5400

2500

2400

2400

2500

2400

2400

2500

2400

2400

2500

2400

6519

2400 2400 2500 2400 2500 2400

2790

2600

2600

6500

2500

2500

2500

GIVE WAY

-

---

ROOFED CONNECTION PATHWAY BETWEEN TOWERS

SCREENING SCREENING

SIGHT TRIANGLEto be clear of obstructionsto visibility at all times.Low planting only.

1500Lt

1100Lt 1100Lt

1500Lt

1500Lt

5400

1500Lt

1500Lt1500Lt

AMENDED

COLUMNS

DA 2.1 RFI 1 : 200

1.1 GROUND1

NOTE:

FLOOD LEVEL: R.L. 2.32HABITABLE LEVEL: R.L. 2.62

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




1 : 20016/03/30 8:41:32 AM



MJ

TOWERS GROUND FLOOR 301

DA 2.1 _RFI 23-15


30/03/2016


DA1.2 STAGE 3/4 LINE SHIFTED, PARKING AND LANDSCAPE AMENDED 2015-09-04


CARPARKING:

TOWER 1 _ RESIDENTS

14 (3 BED UNIT) X 2 SPACES = 28 SPACES


23 (2 BED UNIT) X 1 SPACE = 23 SPACES

TOTAL: 89 SPACES

TOWER 2 _ RESIDENTS

14 (3 BED) UNIT X 2 SPACES = 28 SPACES


24 (2 BED) UNIT X 1 SPACE = 24 SPACES

TOTAL: 88 SPACES




622 Adopted Report

39349


1

307

11

00

26

28

29

30

31 32

33

41

39

38

35

34

1

2

3

4

5

6

7

8

9

12

13

14

15

16

17

18

19

20

21

2223 24 25

42

43

46

47

45

44

6100

6000 5400

10

11

36

37

40

48

49 50

51 52 53 54 55 5657 58 59 60 61 6968676665646362

70

71

72

73

74

75

76

77

78

79

80

81

82

83

84

85

86

87

88

89

90

91

92

93

94

95

96

97

98

99

101

102

103

104

105

106

107

108

109

110

7897

6000

6200

3

307

27

111

3039

5400

2400

2500

2400

6200

BIK

E S

TOR

AG

E

5400

6450

11000

5400

2400

2400

2400

2400

2500

2500

2500

2500

RAMP

1.5 1.8

STORAGE

RL -0.70

2753

2700

2700

1506

5400

5400

4600

4800

4800

2800

79 privatespace

80 privatespace

81 privatespace

82 privatespace

83 privatespace

89 privatespace

26 private space

BASEMENTRES 111

5800

2800

STAGE 5 STAGE 6

100

2

307

25privatespace

2575 2500 2400

2700

2700

2400

2500

2400

2400

2500

2400

2400

2500

2500

2700STORAGE

1783

2791

2800

2662

TANDEM

TANDEM

TANDEM

TANDEM

TANDEM

TANDEM

TANDEM

TANDEM

TANDEM

TANDEM

PU

BLI

C R

OA

D 1

63 62 61 60 5958

57

56

55

54 53

NORTH

SICKLE AVENUE

2753

2700

2500

2500

2500

27002700270024002400

2660 2400 2400 2500 2400 2400 2500 2400 2400 2500 2400 2400

2725

2500

2400

2400

2500

2400

2400

2500

2400

2400

2500

2400

2700

2600

2694

2400

2400

2500

2400

2400

2500

2400

2400

2500

2400

2753

2400

2500

2400

2400

2500

2400

2400

2500

2400

7215

-

---

2400

2500

2400

2400

2500

2400

2400

2500

2400

2400

2500

2400

2700

4

307

6200

2000

5400

FIRE ESCAPE STAIR

FIRE ESCAPE STAIR

FIRE ESCAPE STAIR

FIR

E E

SC

AP

E S

TA

IR

FIR

E E

SC

AP

ES

TA

IR

6200

1000

1000

1200

5400

1:16

14480

RL -1.61

1000

5400

RAMP WALL 500mm - complete view

CLE

AR

MIN

220

0mm

HE

AD

RO

OM

800

AMENDED

COLUMNS

DA 2.1 RFI

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




1 : 20016/03/30 8:41:34 AM



MJ

TOWERS BASEMENT 302

DA 2.1 _RFI 23-15


30/03/2016


DA1.2 STAGE 3/4 LINE SHIFTED, PARKING AND LANDSCAPE AMENDED 2015-09-04


1 : 200

1.0 BASEMENT1




623 Adopted Report

39349


1

307

D EB C F G HA I J

12

3

4

5

6

7

8

910

3

307

6000

5219

2800

P QM N S T UL O R

2122

23

24

25

26

27

28

2930

800

3554

3150

3613

3000

3000

1500

1600

3494

1000

2 BED90 sqm

2 BED+ study95 sqm

2 BED86 sqm

3 BED103 sqm

3 BED102 sqm

2 BED85 sqm

2 BED78 sqm

BALCONY12.5 sqm

BALCONY12 sqm

BALCONY15 sqm

BALCONY15 sqm

OPENSPACE24 sqm

BALCONY12 sqm

2039

2039

400

2317

3928

PAVILION PAVILION

WATERFALL EDGE

2500 1500 1500

6550 6550

SPA

PWDTOILETSAUNA

2419

2800

3928

4464

2317

3000

1200

306

306

306

WE

ST

ELE

VA

TIO

N

NORTHELEVATION

SOUTHELEVATION

306

EA

ST

ELE

VA

TIO

NPU

BLI

C R

OA

D 1

STAGE 5 STAGE 6

2

307

16001600

1500

1500

RL 7.55

1100

5723

5219

3000

7301

6781

2 BED+ study95 sqm

4922

NORTH

SICKLE AVENUE

2 BED78 sqm2 BED+ study

95 sqm

2 BED86 sqm

2 BED85 sqm

3 BED103 sqm

2 BED+ study95 sqm

3 BED102 sqm

OPENSPACE24 sqm

PARK

-

---

4

307

2 BED90 sqm

OPEN SPACE15 sqm

BALCONY12 sqm

OPEN SPACE20 sqm

OPEN SPACE20 sqm

BALCONY12 sqm

OPENSPACE21 sqm

OPENSPACE45 sqm

-

---

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




1 : 20016/03/30 8:41:36 AM



MJ

TOWERS FIRST FLOOR 303

DA 2.1 _RFI 23-15


30/03/2016


DA1.1 ISSUED FOR COUNCIL DEVELOPMENT APPROVAL 2015-09-03


1 : 200

1.2 FIRST1




624 Adopted Report

39349


1

307

D EB C F G HA I J

1500

4004 3200 400344373878 4436 3879

1600

3680

12

3

4

5

6

7

8

910

2700

1500

86080

46

12

22 BED90 sqm

2 BED+study

95 sqm

2 BED86 sqm

3 BED103 sqm

3 BED102 sqm

2 BED90 sqm

2 BED86 sqm

2 BED91 sqm

BALCONY15 sqm

BALCONY12.5 sqm

BALCONY12 sqm

BALCONY15 sqm

BALCONY15 sqm

BALCONY15 sqm

BALCONY12 sqm

BALCONY12 sqm

3

307

6000

4923

5219

3100 32

00

308231

00

3000

15497

1200

4004 40033200

3150

STAGE 5 STAGE 6

P QM N S T UL O R

2122

23

24

25

26

27

28

2930

2

307

PU

BLI

C R

OA

D 1

44373878 4436 3879 800801

801 800

17100

17100

7582

5219

57978

497

8497

16540

6000

BALCONY15 sqm

BALCONY12.5 sqm

BALCONY12 sqm

BALCONY15 sqm

BALCONY15 sqm

BALCONY15 sqm

BALCONY12 sqm

BALCONY12 sqm

2 BED86 sqm

2 BED91 sqm

2 BED86 sqm

2 BED90 sqm

2 BED90 sqm

3 BED102 sqm

2 BED+study

95 sqm

3 BED103 sqm

NORTH

SICKLE AVENUE

PARK

10762

1064

10900

1064

11112

6781

7582

5723

-

---

4

307

-

---

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




1 : 20016/03/30 8:41:38 AM



MJ

TOWERS LEVEL 2-7 304

DA 2.1 _RFI 23-15


30/03/2016

1 : 200

1.3 SECOND1


DA1.1 ISSUED FOR COUNCIL DEVELOPMENT APPROVAL 2015-09-03


UNIT 1 = 3 BED 102 sqmUNIT 2 = 2 BED+STUDY 95 sqmUNIT 3 = 3 BED 103 sqmUNIT 4 = 2 BED 90 sqmUNIT 5 = 2 BED 86 sqmUNIT 6 = 2 BED 91 sqmUNIT 7 = 2 BED 86 sqmUNIT 8 = 2 BED 90 sqm

TOWER LAYOUTINTERNAL AREAS

TO SEVENTH

CARPARKING:

TOWER 1 _ RESIDENTS



23 (2 BED UNIT) X 1 SPACE = 23 SPACES

TOTAL: 89 SPACES

TOWER 2 _ RESIDENTS



24 (2 BED) UNIT X 1 SPACE = 24 SPACES

TOTAL: 88 SPACES




625 Adopted Report

39349


1

307

D EB C F G HA I J

12

3

4

5

6

7

8

910

3

307

P QM N S T UL O R

2122

23

24

25

26

27

28

2930

12500

1500

3.00°

3.0

0°

3.0

0°

3.0

0°

3.00°

3.00°

6781

GU

TT

ER

3241

46

12

2

86080

COMMON EXTERNALROOF TERRACE WATER

VIEWCOMMON EXTERNAL

ROOF TERRACE WATERVIEW

PWDTOILET

2000

130993241

13484

13500 135003200

13484

3.0

0°

3.00°

3.0

0°

3.0

0°

12500

GU

TT

ER

PWDTOILET

STAGE 5 STAGE 6

3.0

0°

2

307

3.0

0°

PU

BLI

C R

OA

D 1

1090

0

NORTH

SICKLE AVENUE

46122

PARK

-

---

4

307

-

---

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




1 : 20016/03/30 8:41:41 AM



MJ

TOWERS ROOF TERRACE PLAN 305

DA 2.1 _RFI 23-15


30/03/2016

1 : 200

2.0 TERRACE1





626 Adopted Report

39349


PAINT FINISH ON TEXTURED RENDER.

MATERIALS LEGEND

PAINT FINISH ON SCRUB FINE RENDER. DULUX'LEXICON QUARTER' PN2D1 OR APPROVED EQUAL

PAINT FINISH TIMBER SOFFITS.

LIGHTWEIGHT FEATURE PANEL. PAINT FINISH.DULUX 'PEPLUM HALF' PN1H1 OR APPROVED EQUAL

POWDERCOATED ALUMINIUM & GLASS BALUSTRADE

POWDERCOATED ALUMINIUM ALL DOOR &WINDOW FRAMES

POWDERCOATED ALUMINIUM SCREENING

RLGROUND

2500

RL1.3 FIRST

6850

RL1.4 SECOND

9800

RL1.5 THIRD

12750

RL1.6 FOURTH

15700

RL1.7 FIFTH

18650

RL1.8 SIXTH

21600

RL1.9 SEVENTH

24550

RL2.0 TERRACE

27500

RLflood level

2320

RLHabitable Level

2620

DE BCFGH AIJ PQ MNSTU LOR

RL2.1 SKY DECK

28500

STAGE 5STAGE 6

RLGROUND

2500

RL1.3 FIRST

6850

RL1.4 SECOND

9800

RL1.5 THIRD

12750

RL1.6 FOURTH

15700

RL1.7 FIFTH

18650

RL1.8 SIXTH

21600

RL1.9 SEVENTH

24550

RL2.0 TERRACE

27500

RLflood level

2320RLHabitable Level

2620

1 2 3 4 5 6 7 8 9 102122 23 24 25 26 27 28 2930

RL2.1 SKY DECK

28500

RLGROUND

2500

RL1.3 FIRST

6850

RL1.4 SECOND

9800

RL1.5 THIRD

12750

RL1.6 FOURTH

15700

RL1.7 FIFTH

18650

RL1.8 SIXTH

21600

RL1.9 SEVENTH

24550

RL2.0 TERRACE

27500

RLflood level


2620

D EB C F G HA I JP QM N S T UL O R

RL2.1 SKY DECK

28500

15499

STAGE 5 STAGE 6

6781

5000

15499

RLGROUND

2500

RL1.3 FIRST

6850

RL1.4 SECOND

9800

RL1.5 THIRD

12750

RL1.6 FOURTH

15700

RL1.7 FIFTH

18650

RL1.8 SIXTH

21600

RL1.9 SEVENTH

24550

RL2.0 TERRACE

27500

RLflood level


2620

12345678910

RL2.1 SKY DECK

28500

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




1 : 20016/03/30 8:42:01 AM



MJ

ELEVATIONS 306

DA 2.1 _RFI 23-15


30/03/2016



1 : 200

NORTH ELEVATION1

1 : 200

WEST ELEVATION2

1 : 200

SOUTH ELEVATION3

1 : 200

EAST ELEVATION4



627 Adopted Report

39349


RLGROUND

2500

RL1.3 FIRST

6850

RL1.4 SECOND

9800

RLBASEMENT

-700

RL1.5 THIRD

12750

RL1.6 FOURTH

15700

RL1.7 FIFTH

18650

RL1.8 SIXTH

21600

RL1.9 SEVENTH

24550

RL2.0 TERRACE

27500

RLflood level

2320

RLHabitable Level

2620

21222324252627282930

3900

2900

RL2.1 SKY DECK

28500

3150

SIC

KLE

AV

EN

UE

25000

5219

6000

POOL

2000

BASEMENT

GROUND FLOOR

STAGE 5

2219

RLGROUND

2500

RL1.3 FIRST

6850

RL1.4 SECOND

9800

RLBASEMENT

-700

RL1.5 THIRD

12750

RL1.6 FOURTH

15700

RL1.7 FIFTH

18650

RL1.8 SIXTH

21600

RL1.9 SEVENTH

24550

RL2.0 TERRACE

27500

RLflood level

2320

RLHabitable Level

2620

1 2 3 4 5 6 7 8 9 102122 23 24 25 26 27 28 2930

RL2.1 SKY DECK

28500

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

GROUND LEVEL

BASEMENT

ROOF TERRACE

SIC

KLE

AV

EN

UE 6000 5219

25000

2900

3900

2700

2700

2700

2700

2700

2700

2700

RLGROUND

2500

RL1.3 FIRST

6850

RL1.4 SECOND

9800

RLBASEMENT

-700

RL1.5 THIRD

12750

RL1.6 FOURTH

15700

RL1.7 FIFTH

18650

RL1.8 SIXTH

21600

RL1.9 SEVENTH

24550

RL2.0 TERRACE

27500

RLflood level

2320

RLHabitable Level

2620


RL2.1 SKY DECK

28500

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

GYM

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

GROUND LEVEL

BASEMENT

ROOF TERRACE

BASEMENT

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

GROUND LEVEL

SKY DECK

1810

PU

BLI

C R

OA

D 1

T1 T2STAGE 5 STAGE 6

RL 29.96

RL 31.10

RL 31.80RL 31.80

RL 31.10

RL 28.51RL 29.96

RL -0.70

RL 2.50

RL 9.80

RL 2.35

RLGROUND

2500

RL1.3 FIRST

6850

RL1.4 SECOND

9800

RLBASEMENT

-700

RL1.5 THIRD

12750

RL1.6 FOURTH

15700

RL1.7 FIFTH

18650

RL1.8 SIXTH

21600

RL1.9 SEVENTH

24550

RL2.0 TERRACE

27500

RLflood level

2320

RLHabitable Level

2620


RL2.1 SKY DECK

28500

230

0

2278 29

00

GROUND LEVEL

BASEMENTBASEMENT

500

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




1 : 20016/03/30 8:42:16 AM



MJ

SECTIONS 307

DA 2.1 _RFI 23-15


30/03/2016

1 : 200

Section between TOWERS1

1 : 200

Section T12

1 : 200

Section T23

1 : 200

Section T34





628 Adopted Report

39349


ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




16/03/30 8:42:57 AM



MJ

PERSPECTIVES 308

DA 2.1 _RFI 23-15


30/03/2016

T1 - ENTRY CORNER2

ENTRY 2 - TOWER 1ENTRY 3 - TOWER 2

ENTRY 2 - TOWER 1

Sickle Avenue VIEW3

SICKLE AVENUE

N-W CORNER1





629 Adopted Report

39349


ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




16/03/30 8:43:41 AM



MJ

PERSPECTIVES 309

DA 2.1 _RFI 23-15


30/03/2016

06.SOUTH PERSPECTIVE3

T2 - EAST PERSPECTIVE1

N-E PERSPECTIVE2





630 Adopted Report

39349


ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




16/03/30 8:44:18 AM



MJ

MAIN ENTRY VIEWS 310

DA 2.1 _RFI 23-15


30/03/2016

ENTRY 1





631 Adopted Report

39349


ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




16/03/30 8:44:49 AM



MJ

DETAILS VIEWS 311

DA 2.1 _RFI 23-15


30/03/2016

ENTRY 2 - TOWER 1

ENTRY1 FROM PUBLIC ROAD 1 - DETAIL





632 Adopted Report

39349


ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




16/03/30 8:45:14 AM



MJ

SKYDECK VIEWS 312

DA 2.1 _RFI 23-15


30/03/2016

14.SKYDECK VIEW 011

13.SKYDECK VIEW3

15.SKYDECK VIEW 032

ROOF TERRACE4





633 Adopted Report

39349


ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




16/03/30 8:45:32 AM



MJ

FACADE DETAILS VIEWS 313

DA 2.1 _RFI 23-15


30/03/2016

SKYDECK CEILING DETAIL 022

SKYDECK CEILING DETAIL4

SIDE SCREEN TYPE 1 - CLOSED1

SIDE SCREEN TYPE 1 - OPEN3

SIDE SCREEN TYPE 2 - OPEN5

DETAIL SCREENS SIDE FACADE BETWEEN TOWERS6

SCREENTYPE 1

SCREENTYPE 2

SCREENTYPE 1

SCREENTYPE 2





634 Adopted Report

39349


D EB C F G HA I J

12

3

4

5

6

7

8

910

P QM N S T UL O R

2122

23

24

25

26

27

28

2930

306

796sqm

GFA

BALCONY

COMMON AREA

SERVICES

GFA

796sqm

GFA

200

42sqm

COMMON AREA

41sqm

COMMON AREA

6sqm

SERVICES

6sqm

SERVICES

24sqm

BALCONY

48sqm

BALCONY

32sqm

BALCONY22sqm

BALCONY

12sqm

BALCONY

14sqm

BALCONY

12sqm

BALCONY

4sqm

BALCONY

20sqm

BALCONY

20sqm

BALCONY

4sqm

BALCONY12sqm

BALCONY

27sqm

BALCONY

31sqm

BALCONY

50sqm

BALCONY

28sqm

BALCONY39sqm

BALCONY

24sqm

BALCONY

D EB C F G HA I J

12

3

4

5

6

7

8

910

P QM N S T UL O R

2122

23

24

25

26

27

28

2930

773sqm

GFA

6sqm

SERVICES

27sqm

COMMON AREA

773sqm

GFA

6sqm

SERVICES

27sqm

COMMON AREA

BALCONY

COMMON AREA

SERVICES

GFA

D EB C F G HA I J

12

3

4

5

6

7

8

910

P QM N S T UL O R

2122

23

24

25

26

27

28

2930

306

236sqm

GFA

236sqm

GFA

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




1 : 30016/03/30 8:45:41 AM



MJ

TOWERS - GFA 314

DA 2.1 _RFI 23-15


30/03/2016

1 : 300

FIRST FLOOR1

GFA AREAS

Level Name Area

1.3 FIRST GFA 796

1.3 FIRST GFA 796

1.4 SECOND GFA 773

1.4 SECOND GFA 773

2.0 TERRACE GFA 236

2.0 TERRACE GFA 236

1 : 300

SECOND TO SEVENTH2

1 : 300

2.0 TERRACE3

TOTAL GFA TOWER 1: 796 sqm773 sqm x 6 = 4638 sqm236 sqm

TOTAL: 5670 sqm

TOTAL GFA TOWER 2: 796 sqm773 sqm x 6 = 4638 sqm236 sqm

TOTAL: 5670 sqm

TOTAL GFA TOWERS: 11340 sqm





635 Adopted Report

39349


SICKLE AVENUE

POOL LAWN

POOL FENCE

6000

30003930

12513

12072371979

15613

LAWN

BBQPAVILION 1 PAVILION 2

14104

15332

6000

4000 40004784

BIO-AREA

VISITORCARPARK

VISITORCARPARK

VISITORCARPARK

VISITORCARPARK

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




1 : 10016/03/30 9:04:23 AM



MJ

COMMON AREAS 401

DA 2.1 _RFI 23-15


30/03/2016

1 : 100

COMMON AREA 11

COMMON AREA 1 - SICKLE AVENUE VIEW 012

1 : 100

COMMON AREA 23

COMMON AREA 1 - SICKLE AVENUE VIEW 024

COMMON AREA 2 PRIVATE ROAD 1 VIEW 015

COMMON AREA 2 PRIVATE ROAD 16



DA2.0 NEW DA WITH ADJACENT SITE INCLUDED 2015-12-05


636 Adopted Report

39349


79

78V14

PU

BLIC

RO

AD

3

TW

O W

AY

65

00

1500 2000

3500

55

00

82

00

13

50

1500

13

49

1500

78 79

19

00

48

90 91

55

00

10

00

2500 1500 2000

STAGEBDRY

SICKLE AVE

PRIVATE RD 3

PU

BLIC

RD

3

17 18

64V1

63

RE

VE

RS

ING

BA

YPU

BLIC

RO

AD

1

5011

65

00

6000

2500

20

00

67

21 22

21 228298

2600 1500 900

PUBLIC RD 2

V 75 76

31 32

5113

81915002673

PUBLIC RD 2

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16

17 18 19

64 65 66 67 68 69 70 71 72 73 74 75 76 77

4950515253

55

56

57

5880 79

86 87 88

54

85

8184 83

20 21 23 24 25 26 27

78

63 62 61 60 59

48

89

82

2822 29 30 31 32 33 34 35

36

37

38

39

40

41

42

43

44

45

46

47

90 91

1

3

2

PG1 PG2

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER



X:\THINK TANK\KEYLIN GROUP - 23-25 & 27-31 SICKLE AVE - HOPE ISLAND\REVIT\2016-03-30 23-31 Sickle Ave - DA2.1 RFI - ENTIRE SITE.rvt

As indicated16/03/30 2:02:40 PM


KEYLIN GROUP PTY LTD. KP/MP

MJ

GATES DETAIL 402

DA 2.1 _ RFI 23-15


30/03/2016

1 : 200

GATE 2 EAST1

1 : 100

GATE 2 EAST3

GATE 2 EAST2

1 : 200

GATE 3 EAST4

GATE 3 EAST 15

GATE 3 EAST 26

1 : 200

GATE 1 - WEST7

GATE 1 WEST8

1 : 200

PG19

1 : 200

PG210

PGATE 111

STAGE 4

VISITORS WILL HAVE ACCESS

ONLY FROM GATE 1.

GATE 1: ENTRY/EXIT

GATE 2: ENTRY/EXIT - RESIDENTS

GATE 3: ENTRY/EXIT - RESIDENTS


INTERCOM

LOCATION





637 Adopted Report

39349


5 6

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16

17 18 19

64 65 66 67 68 69 70 71 72 73 74 75 76 77

4950515253

55

56

57

58

80 79

86 87 88

54

85

8184 83

20 21 23 24 25 26 27

78

63 62 61 60 59

48

89

82

2822 29 30 31 32 33 34 35

36

37

38

39

40

41

42

43

44

45

STAGE 5 and 6

STAGE 1

ST

AG

E 3

46

47

90 91

commonarea 1

commonarea 2

TWO WAY

TW

O W

AY

BIO-AREA170sqm B

IO-A

RE

A90sqm

PU

BLIC

RO

AD

1

PUBLIC ROAD 2

PU

BLIC

RO

AD

3

PRIVATE ROAD 1

PRIVATE ROAD 3

PR

IVA

TE

RO

AD

2

TW

O W

AY

SICKLE AVENUE

BALLYBUNYONCRES.

EDGECLIFFDRIVE

NORTH

BIO

-AR

EA

210sqm

12500ENTRY/EXIT GATE 1:RESIDENTS+VISITORS EXIT ONLY GATE 2:

RESIDENTS

ENTRY ONLY GATE 2:RESIDENTS

38

00

0

3m

EA

SE

ME

NT

WIT

HIN

LO

T 9

1800 HIGH GOOD NEIGHBOUR

1800 HIGH SLATTED FENCE

FENCE 1 DETAIL DESIGNED

_ _

-

_

_

18

00

50

18

00

18

00

FENCE 2 DETAIL DESIGNED

60

0

19

00

60

01

30

0

27

00

24

00

17

70

3137 1267

6538

20

00

20

00

21

00

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




As indicated16/03/30 2:02:50 PM



MJ

FENCE PLAN 403

DA 2.1 _ RFI 23-15


30/03/2016

1 : 500

FENCE LAYOUT1

1 : 50

FENCE DETAIL2

FENCE 1 (elevations and perspectives dwg no. 105 and 404)

FENCE 2 (elevations and perspectives dwg no. 105/402 and 404)

1800 HIGH GOOD NEIGBOUR FENCE

1800 HIGH SLATTED FENCE



638 Adopted Report

39349


ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




16/03/30 2:03:52 PM


KEYLIN GROUP PTY LTD. MP/EO/KP

MJ

SITE PERSPECTIVES - ROADS 404

DA 2.1 _ RFI 23-15


30/03/2016

TOWNHOUSES SICKLE AVENUE FRONTAGE1

CORNER PUBLIC ROAD 3-SICKLE AVENUE2

COMMON AREA 1 - SICKLE AVENUE3

PUBLIC ROAD 14

PUBLIC ROAD 25

CORNER PUBLIC ROAD 2 - PUBLIC ROAD 36

PUBLIC ROAD 3 / SICKLE AVENUE7

PRIVATE ROAD 18

PRIVATE ROAD 39



639 Adopted Report

39349


ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER




16/03/30 2:05:23 PM


KEYLIN GROUP PTY LTD. MP/EO

MJ

SITE PERSPECTIVES 405

DA 2.1 _ RFI 23-15


30/03/2016



640 Adopted Report

39349


2543

2700

2695

GROUND LEVEL

RL 3261

MAX LEVEL

RL 9106

LEVEL 1

RL 6106

MAX LEVEL

RL 12706

2845

5845

3000

3600

6128

3450

MULTIPURPOSE ROOM

ENTRYGARAGE

7600

20500

4424

5500

1

500

5928

4000

LDY/BATHROOM

STRG

-

---

1150

240lt.

240lt.

BINS

LOCATION

SCREENED

CARPET

16883000 2300

600

TIMBER

DECKING

1424

3000

5402

2800

STRG

4050

LAUNDRY

CHUTE

1200

LIGHT

300mm

HEIGHT

LIGHT

300mm

HEIGHT

LIGHT

300mm

HEIGHT

BALCONY

7600

20500

1

500

4424

-

---

3056

3.0

0°

16073

004

1276

P

F

5790

5486

LAUNDRY

CHUTE

KITCHEN

LIVING

DINING

WC

1064

2100

2410

4030

BULKHEAD

ABOVE

BULKHEAD

ABOVE

ENSUITE

BALCONY

7600

20500

4424

1

500

BED 2

3957

BED 1

BED 3

4088 625

3000

7154

7600

3378

600

3788

600

1335

2530

LAUNDRY

CHUTE

BATH

3.0

0°

RO

BE

RO

BE

LIN

EN

LINEN

ROBE

1800

LIGHT

300mm

HEIGHT

3.0

0°

20500

7600

34.20PRIVATE COURTYARD

76.62GFA

44.98FRONT AREA

BALCONY

FRONT AREA

GFA

PRIVATE COURTYARD

61.04GFA

21.28BALCONY

73.71GFA

3.61BALCONY

1 : 100

Section 11

3D FRONT CORNER 12

3D FRONT3

3D FRONT CORNER 24

3D REAR5

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER



05-02-2016DA 2.0 RFI

X:\THINK TANK\KEYLIN GROUP - 23-25 & 27-31 SICKLE AVE - HOPE ISLAND\REVIT\DA 2.0 NEWTOWNHOUSES\TERRACE HOUSE TYPE 1\09.03.2016 TERRACE HOUSE TYPE 1 - MIDDLE for RFI_TEST 13.rvt

1 : 10016/03/30 1:13:39 PM



MJ

3 STOREY TERRACE HOUSE - TYPE 1 500

DA 2.1 _ RFI 23-15

23-31 SICKLE AV. - HOPE ISLAND

30/03/2016

TOTAL AREA (EXCLUDING ENTRY AND REAR)

Name Area

GFA 211.4 m²

BALCONY 24.9 m²

Grand total 236.3 m²

AREA SCHEDULE

Level Name Area

GROUND GFA 76.6 m²

LEVEL-1 GFA 61.0 m²


211.4 m²

LEVEL-1 BALCONY 21.3 m²


24.9 m²

GROUND PRIVATE COURTYARD 34.2 m²

34.2 m²

GROUND FRONT AREA 45.0 m²

45.0 m²

1 : 100

GROUND6

1 : 100

LEVEL-17

1 : 100

LEVEL-28

1 : 100

ROOF PLAN9

1 : 100

GROUND10

1 : 100

LEVEL-111

1 : 100

LEVEL-212

SITE COVER: 88 sqm

MATRIX CLADDINGSYSTEM

RGB 153-155-149

POWDERCOATEDALUMINIUMOPENINGSTIMBER COLOR

POWDERCOATEDALUMINIUM OPENINGSTIMBER COLOR

RENDER COLOR 2WHITE

RENDERCOLOR 2WHITE

RENDERCOLOR 1RGB 68 76 84



RGB 153-155-149

RENDER COLOR 3RGB 153-155-149

RENDERCOLOR 2WHITE

TIMBER LOOKSUSE CURRENTPATTERN

RENDERCOLOR 2WHITE





641 Adopted Report

39349


2543

2700

2695

GROUND LEVEL

RL 3261

MAX LEVEL

RL 9106

LEVEL 1

RL 6106

MAX LEVEL

RL 12706

2845

5845

3000

3600

6128

3450

MULTIPURPOSE ROOM

ENTRYGARAGE

7600

20500

4424

5500

1

501

5928

4000

BATHROOM/

LDY

STRG

-

---

1150

240lt.

240lt.

BINS

LOCATION

SCREENED

CARPET

16883000 2300

600

TIMBER

DECKING

1424

3000

5402

2800

STRG

4050

LAUNDRY

CHUTE

1200

LIGHT

300mm

HEIGHT

LIGHT

300mm

HEIGHT

LIGHT

300mm

HEIGHT

BALCONY

7600

20500

1

501

4424

-

---

3056

3.0

0°

16073

004

1276

P

F

5790

5486

LAUNDRY

CHUTE

KITCHEN

LIVING

DINING

WC

1064

2100

2410

4030

BULKHEAD

ABOVE

BULKHEAD

ABOVE

ENSUITE

BALCONY

7600

20500

4424

1

501

BED 2

3957

BED 1

BED 3

4088 625

3000

7154

7600

3378

600

3788

600

1335

2530

LAUNDRY

CHUTE

BATH

3.0

0°

RO

BE

RO

BE

LIN

EN

LINEN

ROBE

1800

LIGHT

300mm

HEIGHT

3.0

0°

20500

7600


76.62GFA

44.98FRONT AREA

Area

BALCONY

FRONT AREA

GFA

PRIVATE COURTYARD

61.04GFA

21.28BALCONY

73.71GFA

3.62BALCONY

1 : 100

Section 11

3D FRONT CORNER 12

3D FRONT3

3D FRONT CORNER 24

3D REAR5

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER



05-02-2016DA 2.0 rfi

X:\THINK TANK\KEYLIN GROUP - 23-25 & 27-31 SICKLE AVE - HOPE ISLAND\REVIT\DA 2.0 NEWTOWNHOUSES\TERRACE HOUSE TYPE 1\09.03.2016 TERRACE HOUSE TYPE 1 - MIDDLE for RFI_TEST 14.rvt

1 : 10016/03/30 1:08:35 PM



MJ

3 STOREY TERRACE HOUSE - TYPE 2 501

DA 2.1 _ RFI 23-15


30/03/2016


Name Area

BALCONY 3.6 m²

GFA 211.4 m²

BALCONY 21.3 m²


AREA SCHEDULE

Level Name Area


3.6 m²

GROUND GFA 76.6 m²



211.4 m²


21.3 m²


34.2 m²


45.0 m²

1 : 100

GROUND6

1 : 100

LEVEL-17

1 : 100

LEVEL-28

1 : 100

ROOF PLAN9

1 : 100

GROUND10

1 : 100

LEVEL-111

1 : 100

LEVEL-212

SITE COVER: 88 sqm


RGB 153-155-149



RENDER COLOR 2WHITE

RENDERCOLOR 2WHITE




RENDERCOLOR 2WHITE

RENDERCOLOR 2WHITE




RGB 153-155-149





642 Adopted Report

39349


8550

18000

12

5028550

ADJACENT PROPRIETY

L'DRY

GARAGE

PRIVATE

OPEN SPACE

CAR SPACE

5.4x2.6 4945

9555

3500

240lt

240lt

BINS

LOCATION

SCREENED

210827003090

4156

3244

1570

4945

200

410

ST

OR

AG

E

1890

COVERED

OPEN SPACE

5500

6000

2770

3500

2280

8550

12

502

KIT.DINING

LIVING

1608

TV

/ST

OR

EBALCONY

OV

F

2610

3500

1500

P

3600

1500

3900

39104208

3000

900

2810 5198

4780

1641

STRG.

POWDER

ROOM

8550

18000

BED 1

RO

BE

ENSUITE

BATH

RO

BE

ROBE

BED 3

BED 2

3.0

0°

LINEN

3200

3254

3.0

0°

3300

3552

3890

3500

3200

1058

1510

4038 3990

4058

3000

4058

3000

STRG.

12

502

2529

18000

8550

26993254

3199


68.68GFA

46.14FRONT AREA

BALCONY

FRONT AREA

GFA

PRIVATE COURTYARD

73.45GFA

16.78BALCONY

77.56GFA

2100

600

3005

2995

3682

HABITABLE LEVEL

RL 2620

MAX LEVEL

RL 12302

LEVEL 1

RL 5620

LEVEL 2

RL 8620

3000

6000

9682

1 : 100

GROUND1

1 : 100

LEVEL-12

1 : 100

LEVEL-23

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER



X:\THINK TANK\KEYLIN GROUP - 23-25 & 27-31 SICKLE AVE - HOPE ISLAND\REVIT\DA 2.0 NEW TOWNHOUSES\3STOREY EAST LOT - TYPE 1\3 STOREY EAST SIDE - TYPE 1 - 11-03-2016 definitive.rvt

1 : 10016/03/30 9:10:02 AM



MJ

3 STOREY EAST LOTS - TYPE 1 502

DA 2.1 _ RFI 23-15


30/03/2016

1 : 100

ROOF PLAN4

1 : 100

GROUND5

1 : 100

LEVEL-16

1 : 100

LEVEL-27

AREA SCHEDULE

Level Name Area

GROUND GFA 68.7 m²



219.7 m²


16.8 m²


39.1 m²


46.1 m²


Name Area

GFA 219.7 m²

BALCONY 16.8 m²


3D FRONT CORNER 18

3D FRONT9

3D FRONT CORNER 210

3D REAR11

1 : 100

Section 112

SITE COVER: 100 sqm


RENDER COLOR 2WHITE


HORIZONTAL TIMBER



RENDER COLOR 2WHITE

RENDER COLOR 2WHITE

DA 2.0 NEW DA INCLUDED ADJACENT SITE 2015-12-05

DA 2.0 RFI AMEND PLANS FOR RFI 2015-02-05


643 Adopted Report

39349


8550

18000

12

5038550

ADJACENT PROPRIETY

L'DRY

GARAGE

PRIVATE

OPEN SPACE

CAR SPACE

5.4x2.6 4945

9555

3500

240lt

240lt

BINS

LOCATION

SCREENED

210827003090

4156

3244

1570

4945

ST

OR

AG

E

1639

COVERED

OPEN SPACE

5500

6000

2770

3500

2280

8550

12

503

KIT.DINING

LIVING

3000

TV

/ST

OR

EBALCONY

OV

F

3410

3500

1500

P

3600

1500

3900

39104208

3000

900

2810 5198

4780

1641

STRG.

POWDER

ROOM

8550

18000

BED 1

RO

BE

ENSUITE

BATH

RO

BE

ROBE

BED 3

BED 2

3.0

0°

LINEN

3200

3254

3300

3552

3890

3500

3200

1058

1510

4038 3990

4058

3000

4058

3000

STRG.

12

503

2529

18000

8550

3199


68.68GFA

46.14FRONT AREA

BALCONY

FRONT AREA

GFA

PRIVATE COURTYARD

73.45GFA

16.24BALCONY

77.56GFA

2100

600

3005

2995

3682

HABITABLE LEVEL

RL 2620

MAX LEVEL

RL 12302

LEVEL 1

RL 5620

LEVEL 2

RL 8620

3000

6000

9682

1 : 100

GROUND1

1 : 100

LEVEL-12

1 : 100

LEVEL-23

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER



X:\THINK TANK\KEYLIN GROUP - 23-25 & 27-31 SICKLE AVE - HOPE ISLAND\REVIT\DA 2.0 NEW TOWNHOUSES\3STOREY EAST LOT - TYPE 1\3 STOREY EAST SIDE - TYPE 2 - 11-03-2016 definitive.rvt

1 : 10016/03/30 9:13:18 AM



MJ

3 STOREY EAST LOTS - TYPE 2 503

DA 2.1 _ RFI 23-15


30/03/2016

1 : 100

ROOF PLAN4

1 : 100

GROUND5

1 : 100

LEVEL-16

1 : 100

LEVEL-27

AREA SCHEDULE

Level Name Area

GROUND GFA 68.7 m²



219.7 m²


16.2 m²


39.1 m²


46.1 m²


Name Area

GFA 219.7 m²

BALCONY 16.2 m²


3D FRONT CORNER 18

3D FRONT9

3D FRONT CORNER 210

3D REAR11

1 : 100

Section 112

SITE COVER: 100 sqm


RENDER COLOR 2WHITE


HORIZONTAL TIMBER



RENDER COLOR 2WHITE

RENDER COLOR 2WHITE


DA 2.0 RFI AMEND PLANS FOR RFI 2016-02-05


644 Adopted Report

39349


GARAGE

P'WDR

L'D

RY

KIT.DINING

TERRACE

LIVING

SERVERY

3

504

4920

14870

1000

1850

6000

6000

2050

3950

3570

CL

9425

ENTRY

950

LYN

1500

240lt

240lt

BINS

LOCATION

SCREENED

BED 1 BED 2

RO

BE

LIN

RO

BE

1E

NS

UIT

E

BATH

BED 3

RO

BE

Br.

RO

OF

3

504

5370

9425

1000

2850

3170

3150

35401500 3980

1000

2500

1500

ROBE 2

BALCONY

3.0

0°

3.0

0°

14870

1700

9114

4056

4500

2700

2700

GARAGE CLEARANCE

190

HABITABLE LEVEL

RL 2620

MAX LEVEL

RL 9370

LEVEL 1

RL 5620

3000

6750

3

504

14870

9425

BALCONY

FRONT AREA

GFA AREA

PRIVATE COURTYARD89.93

GFA AREA


14.21FRONT AREA

68.99GFA AREA

2.49BALCONY

1 : 100

GROUND1

1 : 100

LEVEL-12

1 : 100

Section 13

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER



X:\THINK TANK\KEYLIN GROUP - 23-25 & 27-31 SICKLE AVE - HOPE ISLAND\REVIT\DA 2.0 NEWTOWNHOUSES\INTERNAL TOWNHOUSE TYPE 1\TOWNHOUSE TYPE 1 - MIDDLE FOR RFI 03-02-2016.rvt

1 : 10016/02/05 12:01:40 PM


KEYLIN GROUP PTY LTD. MP/EO

MJ

INTERNAL TOWNHOUSE - TYPE 1 504

DA 2.0 _ RFI 23-15

23-31 SICKLE AVE. HOPE ISLAND

05/02/2016

2 STOREY INTERNAL TOWNHOUSE - TYPE 1 48-78


Name Area

GFA AREA 158.9 m²

BALCONY 2.5 m²


AREA SCHEDULE

Level Name Area

GROUND GFA AREA 89.9 m²

LEVEL-1 GFA AREA 69.0 m²

158.9 m²


2.5 m²


35.7 m²


14.2 m²

1 : 100

ROOF PLAN4

1 : 100

GROUND5

1 : 100

LEVEL-16

3D FRONT7

3D REAR8

3D FRONT VIEW 19

3D FRONT VIEW 210

SITE COVER: 103 sqm



645 Adopted Report

39349


GARAGE

P'WDR

L'D

RY

KIT.

DINING

TERRACE

LIVING

SERVERY

3

505

4500

14870

1000

1850

6000

6000

1700

1600

3950

3570

CL

9425

1500

3570

240lt.

240lt.

BINS

LOCATION

SCREENED

BED 1 BED 2

RO

BE

LIN

ROBE 1

EN

SU

ITE

BATH

BED 3

RO

BE

Br.

RO

OF

3

505

4500

9425

1000

2850

3170

3150

35401500 3980

BALCONY

ROBE 2

15

.00°

1.0

0°

14870

8120

2250

610

2240

5370

3569

2700

2700

GARAGE CLEARANCE

190

HABITABLE LEVEL

RL 2620

MAX LEVEL

RL 9370

LEVEL 1

RL 5620

3

505

3.0

0°

14870

9425

BALCONY

FRONT AREA

GFA AREA

PRIVATE COURTYARD88.81

GFA AREA


15.33FRONT AREA

67.34GFA AREA

2.42BALCONY

1 : 100

GROUND1

1 : 100

LEVEL-12

1 : 100

Section 13

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER



X:\THINK TANK\KEYLIN GROUP - 23-25 & 27-31 SICKLE AVE - HOPE ISLAND\REVIT\DA 2.0 NEWTOWNHOUSES\INTERNAL TOWNHOUSE TYPE 2\TOWNHOUSE TYPE 2 - MIDDLE _ RFI 03-02-2016.rvt

1 : 10016/02/05 12:06:14 PM


KEYLIN GROUP PTY LTD. EO/MP

MJ

INTERNAL TOWNHOUSE - TYPE 2 505

DA 2.0 _ RFI 23-15

23-31 SICKLE AVE. HOPE ISLAND

05/02/2016

2 STOREY INTERNAL TOWNHOUSE - TYPE 2 48-78


Name Area

GFA AREA 156.2 m²

BALCONY 2.4 m²


AREA SCHEDULE

Level Name Area

GROUND GFA AREA 88.8 m²

LEVEL-1 GFA AREA 67.3 m²

156.2 m²


2.4 m²


35.7 m²


15.3 m²

1 : 100

ROOF PLAN4

1 : 100

GROUND5

1 : 100

LEVEL-16

3D FRONT7

3D REAR8

3D FRONT CORNER 19

3D FRONT CORNER 210

SITE COVER: 103 sqm



646 Adopted Report

39349


38000

12500

MAX BUILDING ENVELOPE

4000

FRONT

REAR

1000 1500

5500

7500

4

512

-

---

9000

bui

lt on

bou

ndar

y ga

rage

12500

38000


5500

1500

FRONT

REAR

7500

1500 15001500

12500

BO

UN

DA

RY

BO

UN

DA

RY

12500

1500

1500

1000

RL. 10.620 m

RL. 8.850 m

GROUND FLOOR

FIRST FLOOR

3000

8000

6230

4500

1 : 100

GROUND1

1 : 100

LEVEL-12 1 : 100

ROOF3

MAX 2 STOREYS

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER



X:\THINK TANK\KEYLIN GROUP - 23-25 & 27-31 SICKLE AVE - HOPE ISLAND\REVIT\DA 2.0 NEWTOWNHOUSES\WATER FRONT HOUSE\WATER FRONT HOUSE - BUILDING ENVELOPE 1-8 and 10-15.rvt

1 : 10016/03/15 1:42:22 PM



MJ

PROPOSED POD - LOT 1 to 8 & 10 to 15 512

DA 2.1 _ RFI 23-15


15/03/2016

2 STOREY WATERFRONT TERRACES - POD

DETACHED DWELLING

- SITE COVER: MAX 60%

- Setbacks are to be measured to the face of thedwelling wall (or face of garage door for garages).

-Permitted encroachments are permitted within thesetback area by up to 600mm. Permittedencroachments include eaves, awnings, sun screens,privacy screens, and architectural features.

-A minimum of two (2) car parking spaces are to beprovided, of which one (1) space is to be covered.

-Built to boundary garages are not to exceed 9m inlength, shall not exceed 4.5m in height, shall notcontain any openings on the boundary side and donot contain any habitable rooms.

-The built to boundary garages are to be constructedon the western side of the allotment only.

REFERENCE APPLY TO:

LOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8

LOT AREA: 475 sqm

1 : 100

MAX ENVELOPE SECTION4

LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15

LOT AREA: 475SQMLOT AREA: 475SQMLOT AREA: 475SQM


647 Adopted Report

39349


38000

14500


4000

FRONT

REAR

3000 15005500

7500

300

0m

m E

AS

EM

EN

T W

ITH

IN T

HE

SIT

E

3000 11500

4

513

-

---

14500

38000


5500

1500

FRONT

REAR

7500

3500

300

0m

m E

AS

EM

EN

T W

ITH

IN T

HE

SIT

E

3000

15003500

14500

14500

300

0m

m E

AS

EM

EN

T W

ITH

IN T

HE

SIT

E

BO

UN

DA

RY

BO

UN

DA

RY

14500

15003500

3000

RL. 10.620 m

GROUND FLOOR

FIRST FLOOR

3000

3000

8000

6230

RL. 8.850 m

1 : 100

GROUND1

1 : 100

LEVEL-12

1 : 100

ROOF3

MAX 2 STOREYS

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER



X:\THINK TANK\KEYLIN GROUP - 23-25 & 27-31 SICKLE AVE - HOPE ISLAND\REVIT\DA 2.0 NEWTOWNHOUSES\WATER FRONT HOUSE\WATER FRONT HOUSE - BUILDING ENVELOPE LOT 9.rvt

1 : 10016/03/16 7:16:36 AM



MJ

PROPOSED POD - LOT 9 513

DA 2.1 _ RFI 23-15


15/03/2016


DETACHED DWELLING

REFERENCE APPLY TO:

LOT 9: 551 sqm

1 : 100


LOT AREA: 551 SQMLOT AREA: 551 SQMLOT AREA: 551 SQM

- SITE COVER: MAX 60% (excluded the easementarea)

- Setbacks are to be measured to the face of thedwelling wall (or face of garage door for garages)

-Permitted encroachments are permitted within thesetback area by up to 600mm. Permittedencroachments include eaves, awnings, sun screens,privacy screens, and architectural features

-A minimum of two (2) car parking spaces are to beprovided, of which one (1) space is to be covered


648 Adopted Report

39349


44750

13500


REAR

1000 2000

5500

7500

13500

ACCESSTO PROPERTY4

500

4

514

bui

lt on

bou

ndar

y ga

rage

13500

44750


5500

2000

REAR

7500

1500

13500

20001500

13500

13500

BO

UN

DA

RY

BO

UN

DA

RY

13500

2000

1500

1000

GROUND FLOOR

FIRST FLOOR

3000

8000

6230

4500

1 : 100

GROUND1

1 : 100

LEVEL-12

1 : 100

ROOF3

MAX 2 STOREYS

ISSUE

DWG NO.

SCALE

DRAWING NAME

DATE

ARCHITECT


CHECKED BY

PROJECT

MICHAEL JULLYAN

AT A1

REVISION HISTORY


PROJECT NUMBER



X:\THINK TANK\KEYLIN GROUP - 23-25 & 27-31 SICKLE AVE - HOPE ISLAND\REVIT\DA 2.0 NEWTOWNHOUSES\WATER FRONT HOUSE\WATER FRONT HOUSE - BUILDING ENVELOPE LOT 16.rvt

1 : 10016/03/15 1:45:25 PM



MJ

PROPOSED POD - LOT 16 514

DA 2.1 _ RFI 23-15


15/03/2016


DETACHED DWELLING

REFERNCE APPLY TO:

LOT 16: 604.12 sqm

1 : 100


LOT AREA: 604.12 SQMLOT AREA: 604.12 SQMLOT AREA: 604.12 SQM

- SITE COVER: MAX 60%

- Setbacks are to be measured to the face of thedwelling wall (or face of garage door for garages)

-Permitted encroachments are permitted within thesetback area by up to 600mm. Permittedencroachments include eaves, awnings, sunscreens, privacy screens, and architectural features

-A minimum of two (2) car parking spaces are to beprovided, of which one (1) space is to be covered

-Built to boundary garages are not to exceed 9m inlength, shall not exceed 4.5m in height, shall notcontain any openings on the boundary side and donot contain any habitable rooms.

-The built to boundary garages are to be constructedon the western side of the allotment only.


649 Adopted Report

39349



650 Adopted Report

39349


03679

Typewritten Text

ATTACHMENT 6.4 (page 1 of 5 pages)

03679

Typewritten Text

03679

Typewritten Text

03679

Typewritten Text

03679

Typewritten Text

03679

Typewritten Text

03679

Sticky Note

Completed set by 03679


651 Adopted Report

39349



652 Adopted Report

39349



653 Adopted Report

39349



654 Adopted Report

39349


ITEM 7 CITY DEVELOPMENT BRANCH DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 Refer 43 Page Attachment 1 OVERVIEW

Site address 486 Foxwell Road, Coomera Application description

Development Permit for a Material Change of Use (Impact Assessment) for a Resort Hotel (197 Rooms)

Decision due date 11 February 2016

Proposal

The applicant is proposing a Resort Hotel with a total of 197 rooms and ancillary facilities set to provide for short-term accommodation.

The ancillary facilities include:

Function Rooms (GFA of 322m2). Restaurants (GFA of 307m2). Wedding Chapel (GFA of 152m2). Retail (GFA of 551m2). Bar (GFA of 131m2). Spa / Gym.

The applicant proposes three (3) buildings and basement level car parking.

Building 1 is technically defined as six (6) storeys in height due to the topography of the site and the basement level protruding above the ground level, and comprises of 111 hotel rooms and 177 car parking spaces.

Building 1 is setback approximately 21 metres from Foxwell Road.

Buildings 2 and 3 each comprises of 43 hotel suites. Building 2 and building 3 are connected to each other and the main building by a covered walkway at ground level. These buildings are four (4) storeys in height with a basement below.

Building 2 and 3 are setback approximately 6 metres from Foxwell Road.

Access to the site is via a single dual access vehicle crossover from Foxwell Road.

A total of 228 car parking spaces have been provided on the subject site with the majority of parking located in the basement and some short-term parking at the ground level.

Approximately 23,490m2 of open space for conversation purposes is to be dedicated to Council.


655 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3

Main Issues/Resolution

Issue Resolution Economic Need and Impact Report to justify minor conflict with intent of East Coomera / Yawalpah Conservation Local Area Plan

The applicant has identified a genuine need for a tourism facility of this type and scale in this locality. Current tourism accommodation hubs such as the Coastal Strip and areas of Brisbane do not adequately cater for a particular tourism market, such as this development. The summary of the applicant’s submitted Economic Need and Impact report is overall accepted as accurate and reasonable in terms of analysing the economic need and impact conditions relevant to the proposed resort hotel development. It was determined that the business case for the facility seems well established and this places the future operation of the hotel in context. On the basis of the provided information, it was accepted that the subject site is a suitable location for the proposed hotel.

Building Height Although technically defined as six (6) storeys due to the topography of the site, the building will appear as three (3) storeys when viewed from Foxwell Road thus maintaining the character of the locality.


656 Adopted Report


Accommodation density The density proposed is a direct result of the economic drivers of the development. Despite the density of this development conflicting with the performance criteria, it is considered that grounds exist to justify the proposed accommodation density of the development. These grounds mainly relate to the economic need and absence of adverse impacts of the proposed development. In order to provide a net economic benefit to the Gold Coast, and the potential to cater to a large desirable target market, the business case model used in the economic report is based on the accommodation density of 197 rooms being provided.

Submissions

Objections Support Four (4) properly made objections where received. Two (2) not properly made objections were received.

Not Applicable

Key issues raised by submitters

Major traffic problems Destruction of habitat Flooding impacts Need

Referral agencies Department of Infrastructure, Local Government and Planning Officer's recommendation Approval

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

6.1 Characteristics of site 6.2 Characteristics of surrounding environment


657 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 7 PLANNING ASSESSMENT

7.1 Assessment against draft City Plan 2015 7.2 Assessment against Gold Coast Planning Scheme 2003

8 STATE PLANNING POLICIES 9 STATE PLANNING REGULATORY PROVISIONS 10 SOUTH EAST QUEENSLAND REGIONAL PLAN 11 INTERNAL REFERRALS

11.1 Health and Regulatory Services 11.2 Transport Assessment 11.3 Subdivision Engineering 11.4 Open Space Assessment 11.5 Architect 11.6 Gold Coast Water 11.7 City Infrastructure 11.8 Plumbing and Drainage 11.9 Environmental Assessment 11.10 Hydraulics and Water Quality 11.11 QLD Fire Rescue 11.12 Landscape Assessment 11.13 Geotechnical Engineering 11.14 Social Planning

12 EXTERNAL REFERRALS 12.1 Concurrence agencies 12.2 Advice agencies

13 DEVELOPMENT INFRASTRUCTURE 14 PUBLIC NOTIFICATION 15 ASSESSMENT OF OTHER ASPECTS OF THE PROPOSAL 16 CONCLUSION 17 NOTIFICATIONS 18 RECOMMENDATION 2 EXECUTIVE SUMMARY Council has received a development application for a Development Permit for a Material Change of Use (Impact Assessable) for a Resort Hotel (197 Rooms) located at 486 Foxwell Road, Coomera, properly described as Lot 23 on RP166189.


658 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 The subject site is located within Environmental Management Unit 2 (Areas Fringing Tidal and Intertidal Areas) and Environmental Management Unit 7 (Preferred Development Area) of the East Coomera / Yawalpah Conservation Local Area Plan pursuant to the ‘Our Living City’ Gold Coast Planning Scheme 2003. Pursuant to the Planning Scheme, the proposed land use is defined as Resort Hotel which triggers Impact Assessment in accordance with the Table of Development A: Material Change of Use for the East Coomera/Yawalpah Conservation Local Area Plan.

The proposed Resort Hotel offers short-term accommodation with a variety of room types set amongst a landscaped setting utilising the natural landscape as well as a contemporary oriental theme.

The proposed development has been assessed against the following codes:

Place Code East Coomera / Yawalpah Conservation Local Area Plan

Specific Development Code High Rise Residential and Tourist Accommodation

Landscape Work

Constraint Code(s) Car Parking, Access and Transport Integration

Natural Wetland Areas and Natural Waterways

Flood Affected Areas

It is noted that the LAP envisages low impact tourist facilities to be developed and this is further emphasized through the purpose statement of the LAP which reads “The code seeks to…ensure tourist and rural residential activity takes place at very low densities”. Given the scale and density of the proposed Resort Hotel, it is considered that the proposed development does not establish a very low to low impact on the surrounding area, and as such there is a minor conflict with the intent and purpose of the East Coomera / Yawalpah Conservation Local Area Plan.

To justify this conflict with the Local Area Plan, the applicant has identified a genuine need for a tourism facility of this type and scale in this locality. To support this justification, the applicant has submitted an Economic Needs and Impact report prepared by MacroPlan Dimasi which assesses and demonstrates the need for this type of tourist facility in this location.

Council officers engaged the services of a third party consultant to undertake an independent peer review of the findings of MacroPlan Dimasi’s report. The summary of the peer review has found that the report prepared by MacroPlan Dimasi is overall accepted as accurate and reasonable in terms of analysing the economic need and impact conditions relevant to the proposed resort hotel development.

It was determined that the business case for the facility seems well established and this places the future operation of the hotel in context. On the basis of the provided information, it was accepted that the subject site is a suitable location for the proposed hotel. The proximity of the site to the marine precinct, major theme parks and the nature of the operation (a mid-rise hotel serving an emergent market), provides sufficient economic justification for the site to be developed as proposed.


659 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 Despite the minor conflict with the planning scheme as detailed herein, an assessment of the application has determined that the proposed development does not compromise the achievement of the Desired Environmental Outcomes (DEOs) and is considered to generally comply with the intent of the East Coomera / Yawalpah Conservation Local Area Plan and applicable Codes, and that an appropriate outcome can be achieved for the site.

The applicant has submitted a written notice stating that public notice of the proposal has been completed in accordance with the requirements of the Sustainable Planning Act 2009.

In response to public notification, six (6) submissions were received. The main points of objection related to major traffic impacts, flooding impacts, loss of natural habitat, and economic need of the development. Each of these issues has been assessed and none of these issues contained within the submissions are considered to warrant refusal of the development application. Where possible, conditions have been included in the officer’s recommendation to address the submitters concerns.

The application was referred to the Department of Infrastructure, Local Government and Planning (DILGP) as a Concurrence Agency for this application. DILGP have assessed the proposal and advised in their correspondence, dated 9 October 2015, that they support the application subject to conditions.

Based on the information submitted and the detailed assessment given within this report, there are grounds to conclude that the proposal meets the applicable codes and overall intent of the Gold Coast Planning Scheme 2003. Therefore, it is recommended that the proposed development be approved, subject to the imposition of reasonable and relevant conditions. 3 APPLICATION INFORMATION Real property description Lot 23 on RP166189 Applicant All Sun Properties C/- Place Design Group Owner at time of lodgement Miguel Chiu & Li Jing Kou Current owner Miguel Chiu & Li Jing Kou Site area 30,830m2 Date application received 2 April 2015 Date entered decision 13 October 2015 Domain N/A LAP & precinct Environmental Management Unit 2 – Areas Fringing

Tidal and Intertidal Areas and Environmental Management Unit 7 – Preferred Development Areas of the East Coomera / Yawalpah Conversation Local Area Plan

City Plan Rural Residential Zone (Landscape and Environment Precinct)

State planning policies N/A Decision type Development Permit for a Material Change of Use

(Impact Assessment) for Resort Hotel (197 Rooms)


660 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 4 BACKGROUND Not Applicable

5 PROPOSAL The applicant is seeking a Development Permit for a Resort Hotel with a total of 197 rooms and ancillary facilities set within a semi-rural landscape.

The proposed Resort Hotel offers short-term accommodation with a variety of room types set amongst a landscaped setting utilising the natural landscape as well as a contemporary oriental theme.

The oriental theme will be reflected in the design of the building and landscape elements to create a unique environment to be enjoyed by visitors to the city.

While the resort is to accommodate visitors to the north of the city who have convenient access to the major theme parks, there are a number of facilities available to guests on site.

These facilities include:

Function Rooms The function rooms are adaptable for a variety of function types. It is expected the larger function room would be utilised by outside guests while the smaller rooms would be exclusive for guests of the resort.

The proposed function rooms are located on the lower ground level of building 1 and have a total gross floor area (GFA) of 322m2.

Restaurants There will be two (2) restaurants on site that will cater for guests. The restaurants are not limited to resort guests but also open to the general public.

The restaurants are located on the ground floor of building 1 and has a combined GFA of 307m2.

Wedding Chapel A wedding chapel is located at the eastern end of the site separated from the rest of the buildings and services to provide guests a private and secluded area.

The design of the chapel will complement the design of the main buildings as well as the natural character of the area. The chapel is ancillary to the function room as guests to the chapel are expected to utilise the function room.

The chapel is located on the lower ground level and has a GFA of 152m2.

Retail The retail component is located at ground level and lower ground near the lobby of building 1. These retail areas could include convenience shopping for guests as well as souvenirs and merchandise. The applicant has also made allowance for the general public to access the retail component.

The retail component has a combined GFA of 551m2.

Bar The bar is located adjacent to the lobby on the ground level of building which is available to guests of the resort, restaurant and functions. The bar has a total GFA of 131m2.


661 Adopted Report


Spa / Gym A spa and gym is located on the lower ground level of building 1. The spa and gym will retain the overall oriental theme of the resort and it for the use of hotel guests only.

Image One: Perspective of Resort Hotel

The applicant proposes three (3) buildings and basement level car parking.

Building 1 is technically defined as six (6) storeys levels in height due to the topography of the site, and comprises of 111 hotel rooms and 177 car parking spaces. When viewed from Foxwell Road building 1 appears as though it is a four (4) storey building as the two (2) basement level are below the grade of the road.

Building 1 is setback approximately 21 metres from Foxwell Road.


662 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 Image Two: Building One Level One Floor Plan

Buildings 2 and building 3 each comprises of 43 hotel suites. Building 2 and building 3 are connected to each other and the main building by a covered walkway at ground level. These buildings are four (4) storeys in height with a basement below.

The basement of building 2 and 3 is also connected to the basement under the main building. The breaks between the buildings allow for visual relief when viewed from Foxwell Road and give an interesting feature to the built form.

Building 2 and 3 are setback approximately 6 metres from Foxwell Road.

Image Three: Building Two and Three Ground Floor Plan

The site coverage of the development equates to approximately 3800m2 of the site area or 12.3% of the site. The proposed development is configuring the existing allotment to dedicate approximately 23,490m2 of open space for conversation purposes to Council which equates to 76% of the site area. Additionally, the development will also create a buffer zone between the Resort Hotel and the areas of conservation which equates to approximately 1,270m2 or 12% of the site area. The total area of the subject site dedicated to the protection of the environmentally significant features of the site equates to 24,760m2 or 88% of the subject site.


663 Adopted Report


Image Four: Site Coverage & Areas dedicated for conservation purposes

Access to the site is via a dual access vehicle crossover from Foxwell Road. The crossover allows for ingress and egress to the basement and chapel as well as access to the hotel drop-off, and basement levels.

A total of 228 car parking spaces have been provided on the subject site with the majority of parking located in the basement and some short-term parking at the ground level.

Service vehicles are accommodated at the ground level which has allowed for sufficient manoeuvring of a HRV and waste collection.

Pedestrian access to the site will be limited due to the subject site being located on Foxwell Road which is a two lane urban road.

6 SITE & ENVIRONMENT 6.1 Characteristics of site The subject site is located at 486 Foxwell Road, Coomera, properly described as Lot 23 on RP166189. The subject site is located within Environmental Management Unit 2 – Areas Fringing Tidal and Intertidal Areas and Environmental Management Unit 7 – Preferred Development Areas of the East Coomera / Yawalpah Conversation Local Area Plan, with a total site area of 30,830m2.

The site is irregular in shape and is currently improved a Detached Dwelling and associated structures. The topography of the site generally slopes downwards from the Foxwell Road frontage to the rear boundary of the site. It is important to note that the subject site sits below the finished ground level of Foxwell Road.


664 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 The site has an approximate road frontage of 200 metres to Foxwell Road with an average depth of 115 metres.

6.2 Characteristics of surrounding environment Bounding the site to the south is the Coomera River estuary which is tidal influenced. Across Coomera River is Hope Island, a highly modified residential community; immediately to the west is an undeveloped site which has been identified as a future Main Roads Corridor. Further in this direction is the future Coomera Town Centre, Coomera Train Station, Dream World and the M1.

Foxwell Road bounds the site to the north, which is a two (2) lane local road with a reserve width of 30m.

Across Foxwell Road is a residential community of single detached dwellings.

Immediately to the east is an undeveloped site with areas of cleared vegetation. Further to the east is predominantly low density residential and the Coomera Waters community.

7 PLANNING ASSESSMENT Section 314 of the Sustainable Planning Act 2009 identifies what an assessment manager must consider when assessing an impact assessable application. In brief, the assessment manager must assess the part of the application against each of the following matters or things to the extent relevant:


665 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 the State planning regulatory provisions The State planning regulatory

provisions that apply to this subject site are: South East Queensland Regional

Plan 2009-2031 State Planning Regulatory Provisions; and

State Planning Regulatory Provisions (Adopted Charges)

Please refer to State Planning Regulatory Provisions section below.

the regional plan for a designated region Please refer to South East Queensland Regional Plan assessment below.

State planning policies (unless appropriately reflected in any relevant regional plan or planning scheme)

N/A

a structure plan N/A for development in a declared master planned

area—all master plans for the area N/A

a temporary local planning instrument N/A an earlier preliminary approval to which section

242 applies N/A

a planning scheme Refer to Planning Scheme Assessment section below.

the infrastructure charge resolution or the priority infrastructure plan.

An Infrastructure Charges Notice will be attached to the decision notice of this application. Refer to Development Infrastructure section below

In addition, the assessment manager must assess the part of the application having regard to:

the common material Common Material has been regarded to throughout the assessment. Submissions are discussed in the Public Notification section below.

any development approval for, and any lawful use of, premises the subject of the application or adjacent premises

Refer to Site and Surrounds section above.

any referral agency’s response for the application Refer to External Referrals section below.


666 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 7.1 City Plan Pursuant to the City Plan, the subject site is included within the Rural Residential Zone (Rural Residential Landscape and Environment Precinct).

The subject application was lodged with Council on the 2 April 2015 and entered the decision making period on the 13 October 2015. The assessment of the application has been made against the Gold Coast Planning Scheme 2003, being the scheme inforce at the time of the decision making period commencing. 7.2 Assessment against Gold Coast Planning Scheme 2003

Place code Constraint code Specific development code East Coomera / Yawalpah Local Area Plan

Car Parking, Access and Transport Integration; Flood Affected Areas; & Natural Wetland Area and Natural Waterways

High Rise Residential and Tourist Accommodation; and Landscape Work

Relationship to the Domain or LAP The subject site is located in the Environmental Management Unit 2 – Areas Fringing Tidal and Intertidal Areas and Environmental Management Unit 7 – Preferred Development Areas of the East Coomera / Yawalpah Conversation Local Area Plan.

Pursuant to the Planning Scheme, the proposed land use is defined as Resort Hotel:

“Any premises used or intended to be used to provide accommodation for persons away from their normal place of residence, and where provision is made for leisure, sporting and entertainment facilities to be used by guests and visitors to the premises. Ancillary facilities must include one or more of the following: restaurants, bars, nightclubs, reception rooms and/or convention facilities. This term does not include a Motel, Apartment or Hostel Accommodation.”

which triggers impact assessment pursuant to table of development A (material change of use).

The intent statement for the Environmental Management Unit 2 – Areas Fringing Tidal and Intertidal Areas and Environmental Management Unit 7 – Preferred Development Areas reads:

Environmental Management Unit 2 – Areas Fringing Tidal and Intertidal Areas “The continued viability of the marine wetlands relies not only upon the protection of the immediate vegetation community but also upon the preservation and enhancement of buffers around it. Those parts of the LAP area designated as areas Fringing Tidal and Intertidal Areas are intended to accommodate such buffers.

Accordingly, EMU 2 extends landward from the line of inundation resulting from the highest astronomical tide to a distance determined by Council as necessary to adequately facilitate the planning intent for the EMU. The actual width of areas included in this EMU will therefore vary, according to the particular circumstances, but will generally be at least 100 metres.


667 Adopted Report


EMU 2 is intended to insulate intertidal areas from the effects of development, to accommodate the natural coastal processes of erosion and accretion, to facilitate expansion of marine wetlands as the result of 'greenhouse' influences, to help stabilise the foreshores, and to protect the visual amenity of the foreshores. Areas included in this designation are to be rehabilitated (if necessary) as part of the development process and dedicated as public open space. All existing local endemic vegetation is to be retained.”

Environmental Management Unit 7 – Preferred Development Areas “These areas are less subject to development constraints and are therefore the preferred location for development that meets the planning intent of this LAP.

It is intended that these areas be developed in an environmentally sensitive manner to ensure minimal impact on the values of the LAP area. All development will be required to complement the planning intent of this LAP and to afford a high level of protection to the identified valuable features. Wherever possible, rehabilitation of the site, with local endemic native flora, should be undertaken to supplement existing natural areas and, in particular, to add wildlife corridors and other features that enhance the habitat values on the site.”

Council officers consider that the proposed development generally complies with the intent of the EMU 2 (Areas Fringing Tidal and Intertidal Area) and EMU 7 (Preferred Development Area) of the East Coomera / Yawalpah Conservation Local Area Plan. In relation to the intent of EMU 2, the proposed development is configuring the existing allotment to dedicate approximately 23,490m2 of open space for conversation purposes to Council which equates to 76% of the site area. Additionally, the development will also create a buffer zone between the Resort Hotel and the areas of conservation which equates to approximately 1,270m2 or 12% of the site area. The total area of the subject site dedicated to the protection of the environmentally significant features of the site equates to 24,760m2 or 88% of the subject site. The proposed open space area provides the development with a setback to the natural wetland area that is located at the rear of the subject site. The areas that are considered valuable environmental resources containing ecologically significant areas of fauna and flora are proposed to be retained. Additionally, the applicant intends to rehabilitate and enhance its existing natural features.

The proposed location of the Resort Hotel is within the area of the subject site identified with EMU 7 being the Preferred Development Area of the East Coomera / Yawalpah Conservation Local Area Plan which is identified as containing less development constraints and therefore is identified as the preferred location for development.

The proposed dedication of open space conservation purposes demonstrates that the development is proceeding in an environmentally sensitive manner to ensure minimal impact on the values of the LAP area.

In terms of complying with the intent of EMU 2 & EMU 7, the proposed development proposes a high level of protection of the identified environmental features of the site and surrounding area.


668 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 However, statements made within the above intents require the development to meet the planning intent of the Local Area Plan. As such, further assessment is required against the overall intent of the East Coomera / Yawalpah Conservation Local Area Plan.

Intent of the East Coomera / Yawalpah Conservation Local Area Plan The purpose of this Local Area Plan (LAP) is to provide planning and management provisions that protect the environmental and Aboriginal cultural heritage values of the area, whilst facilitating some rural activities and low impact tourist and recreational development that is compatible with, and complementary to, the enjoyment of the area's natural assets. Accordingly, this LAP seeks to:

• protect, rehabilitate and enhance the existing natural features of the area;

• ensure that any development undertaken within the area has no adverse impacts on the environmental values of the adjoining Moreton Bay Marine Park and Ramsar Site;

• facilitate opportunities for ecologically sustainable tourism and recreation ventures that provide improved access to and enjoyment of Southern Moreton Bay and its environs;

• protect the scenic amenity values of the area; and

• protect the agricultural values of those parts of the area that are not of conservation significance but are significant to the local sugar cane industry.

It is acknowledged that a Resort Hotel land use is a listed land use within the EMU 7 Table of Development A of the Local Area Plan, and as per the intent of the Local Area Plan above, low impact tourist and recreational development where compatible with, and complementary to, the enjoyment of the area’s natural assets, is considered to be an expected outcome within the preferred development areas of the East Coomera / Yawalpah Local Area Plan.

As detailed above, the development has demonstrated that the environmental significant features of the site are to be protected, enhanced and rehabilitated further demonstrating compliance with the intent of the LAP.

However, the LAP envisages low impact tourist facilities to be developed and this is further emphasized through the purpose statement of the LAP which reads “The code seeks to…ensure tourist and rural residential activity takes place at very low densities”. Given the scale and density of the proposed Resort Hotel, it is considered that the proposed development does not establish a very low to low impact on the surrounding area, and as such there is a minor conflict with the intent and purpose of the East Coomera / Yawalpah Conservation Local Area Plan.

To justify this minor conflict with the Local Area Plan, the applicant has identified an urgent need for a tourism facility of this type and scale in this locality. Current tourism accommodation hubs such as the Coastal Strip and to greater extent areas of Brisbane do not adequately cater for a particular tourism market such as this development.

To support this justification, the applicant has submitted an Economic Needs and Impact report prepared by MacroPlan Dimasi which assesses and demonstrates the need for this type of tourist facility in this location. Some of the key findings of the report are as follows:

• The site was chosen initially for its amenity and spectacular views to the south as well as the ability to develop a China garden themed hotel while taking advantage of an Australian bushland setting. This aligns with the philosophy that resort guests prefer tranquillity and high amenity to inner city locations. When you consider the location of resorts worldwide most people are trying to escape cities for their holidays.


669 Adopted Report


This site offers these attributes whereas the Coomera Town centre and other comparable sites on the Gold Coast do not. Therefore the site is significantly a better location for the proposed hotel resort and justification for the selected location.

• It is an incorrect assumption that hotels will or should locate in town centres. When a critical mass is achieved, town centres will attract accommodation generally in the form of business hotels and ultimately tourist accommodation where there are tourist or cultural attractions in the area. Otherwise resorts locate in lifestyle settings where there are positive amenity considerations. For example there are three resorts on Hope Island which are in an amenity based setting and not within a town centre.

• The majority of the resort guests will be inbound visitors from China. There is an agreement with Peking University to accommodate 150 students per annum as part of the partnership with Queensland TAFE and the Gold Coast Marine Precinct.

a This is a direct driver of demand and economic benefit for the education and marine industry sector within Coomera, which are two of the economic pillars for the area currently and planned for the future.

b This partnership requires an accommodation solution, and the subject site and proposal is considered this solution.

• The scale and design of this accommodation development has been planned with these specific demand drivers in mind. The subject site provides the scale and largely unique amenity attributes that allow these scale and design requirements to be achieved. The site was selected with this in mind and has not been selected at random.

• The internal commercial uses such as the restaurants will be available and attractive to the local community who are presently underserviced in this locality. In fact the commercial tenancies comprising of restaurants, bars and function rooms have a floor space of 1300m2 with an allocation of 100 visitor spaces in addition to the residential parking. This demonstrates that these features of the development will be available to the community.

• It is not considered that the proposal will prevent or delay the establishment of a hotel within the Coomera Town Centre.

• The establishment of the proposed hotel facility and complimentary retail and restaurant uses will provide a positive response to the current and forecast growth in visitation to the Gold Coast. This increase in accommodation will build on the Gold Coast’s overall supply of tourism infrastructure, choice in product, and capacity, as well as provide the opportunity to support additional employment within the sector.

• The employment supported onsite is estimated at 85 equivalent fulltime (EFT) staff including hotel, retail and restaurant staff based on the scale of those uses proposed onsite. The development will however also support additional employment during the construction period, as well as offsite employment related to construction and operational activities onsite.

• There is a solid argument for the provision of more short stay tourist accommodation to service the northern region of the Gold Coast.


670 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 Council officers engaged the services of a third party consultant to undertake an independent peer review of the findings of MacroPlan Dimasi’s report. This peer review focused on assessing the validity of the report’s recommendations and assertions as well as the methodology utilised, including defined catchment areas and all other data sources or assumptions that have informed the recommendations and findings of the assessment.

The summary of the peer review has found that the report prepared by MacroPlan Dimasi is overall accepted as accurate and reasonable in terms of analysing the economic need and impact conditions relevant to the proposed resort hotel development.

It was determined that the business case for the facility seems well established and this places the future operation of the hotel in context. On the basis of the provided information, it was accepted that the subject site is a suitable location for the proposed hotel. The tour group dominance of the patronage base has been confirmed and the links to the marine precinct call for a location proximate to that area. The presence of a tour group based hotel will not preclude the development of other accommodation facilities in and around the Coomera Town Centre.

The proximity of the site to the marine precinct, major theme parks and the nature of the operation (a mid-rise hotel serving an emergent market), provides sufficient economic justification for the site to be developed as proposed.

Overall the opinion of the peer review was that the subject proposal will provide a net economic benefit to the Gold Coast, has the potential to cater to a large desirable target market, has a solid business case and will not preclude the establishment of other accommodation facilities in or near the Coomera Town Centre.

Despite the minor conflict with the intent of the East Coomera / Yawalpah Conservation Local Area Plan, it is considered that there are grounds that exist to warrant favourable consideration of this development application.

Desired Environmental Outcomes (DEOs) Given the minor conflict with the East Coomera / Yawalpah Conservation Local Area Plan, an assessment against the relevant Desired Environmental Outcomes (DEOs) has been undertaken as outlined below:

Biodiversity and Landscape Values

DEO Ecol.1:

The conservation of areas containing native vegetation of international, national, state, regional or local significance, and of other natural ecosystems, to ensure maintenance of the City’s biodiversity and natural landscape values.

The proposal is considered to comply with the intent of this DEO as all areas of ecological significance on the subject site have been identified and will be dedicated to Council as public open space, and are further protected through the use of buffering and rehabilitation. The total area of the subject site dedicated to the protection of the environmentally significant features of the site equates to 24,760m2 or 76% of the subject site. Local Character and Identity

DEO Soc.1:

The establishment, conservation and enhancement of local character and the promotion of a distinctive local identity and sense of place for the various communities of Gold Coast City.


671 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 It should be noted that a Resort Hotel is a listed land use within the Table of Development of the East Coomera / Yawalpah Conservation Local Area Plan, and as such, considered an envisaged outcome for the locality. The proposal ensures a high quality urban design outcome and will complement and enhance the existing character of the area. The range of materials and colours used in the design as well as the landscaping treatment will provide visual amenity and enhance the existing environment. Furthermore, the character of the Local Area Plan is as much about the establishment of appropriate land uses as it is about the conservation and rehabilitation of the environmental significant features of the locality. To the greatest extent possible the applicant is proposing to retain approximately 88% of the subject site for the protection and rehabilitation of the local character of the area which is the conservation of the environmental features of the site. The proposed development is considered to generally align with the DEO and the planning objectives that support the DEO.

Access to Community Facilities and Employment

DEO Soc.2:

The location and design of residential areas and support facilities to maximise accessibility to community facilities and places of employment, and to maximise opportunities for community interaction.

It is acknowledged that the resort hotel while catering primarily for hotel guests, it will also have facilities such as restaurants, bars and function rooms that are open to the general public. It is to become a place where members of the community and public can meet socially and celebrate together special events. Additionally, the assessment of the need analysis has outlined that the establishment of a Resort Hotel in this location will support an estimated 85 equivalent fulltime (EFT) staff including hotel, retail and restaurant staff based on the scale of those uses proposed onsite. The development will however also support additional employment during the construction period, as well as offsite employment related to construction and operational activities onsite. The proposed development is considered to generally align with the DEO and the planning objectives that support the DEO. Residential Amenity

DEO.Soc.5:

The maintenance of residential amenity, through the minimisation of any environmental harm or adverse social impacts occurring from the construction and operation of commercial, community, tourism, industrial and extractive industry activities.

The proposed development has been designed to ensure that mitigation of any negative impacts on the existing residential neighbourhood are minimised. No residential development is expected on neighbouring sites and the existing residents across Foxwell Road are appropriately buffered from the proposed building. Furthermore, the protection and dedication of the environmentally significant features of the site will ensure appropriate buffers will be maintained to adjoining and neighbouring sites. Appropriate conditions have been attached to the officer’s recommendation to ensure the minimisation of any environmental harm or adverse social impacts that could occur as a result of the construction and operation of the Resort Hotel and associated activities.


672 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 The proposed development is considered to generally align with the DEO and the planning objectives that support the DEO.

Economic Growth and Diversification

DEO Econ.1:

The provision of an efficient land use pattern that is conducive to business activity, and attractive for new business opportunities, particularly those that complement existing or emerging business activity and those that offer opportunities for sustainable new businesses which diversify the existing economic base of the City.

The summary of the peer review has found that the report prepared by MacroPlan Dimasi is overall accepted as accurate and reasonable in terms of analysing the economic need and impact conditions relevant to the proposed resort hotel development.

It was determined that the business case for the facility seems well established and this places the future operation of the hotel in context. On the basis of the provided information, it was accepted that the subject site is a suitable location for the proposed hotel. The tour group dominance of the patronage base has been confirmed and the links to the marine precinct call for a location proximate to that area. The presence of a tour group based hotel will not preclude the development of other accommodation facilities in and around the Coomera Town Centre.

The proximity of the site to the marine precinct, major theme parks and the nature of the operation (a mid-rise hotel serving an emergent market), provides sufficient economic justification for the site to be developed as proposed.

Overall the opinion of the peer review was that the subject proposal will provide a net economic benefit to the Gold Coast, has the potential to cater to a large desirable target market, has a solid business case and will not preclude the establishment of other accommodation facilities in or near the Coomera Town Centre.

As such, the proposed development is considered to generally align with the DEO and the planning objectives that support the DEO.

Improved Integration of Business and Residential Activity

DEO Econ.2:

Enhanced employment and investment opportunities through better integration of residential and business activity, whilst protecting the residential amenity.

The assessment of the need analysis has outlined that the establishment of a Resort Hotel in this location will support an estimated 85 equivalent fulltime (EFT) staff including hotel, retail and restaurant staff based on the scale of those uses proposed onsite. The development will however also support additional employment during the construction period, as well as offsite employment related to construction and operational activities onsite. Additionally, the assessment of this proposal has found and been conditioned to protect the residential amenity from any adverse impacts.

As such, the proposed development is considered to generally align with the DEO and the planning objectives that support the DEO.


673 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 Tourism

DEO.Econ.4:

The enhancement of the tourism industry, including the protection of existing attractions, the protection and ecologically sustainable use of the City's significant natural assets and the further diversification of the industry.

The proposed resort hotel is a direct response to a need in the area for this type of tourist accommodation within the northern region of the Gold Coast. As stated above, the environmental significant features of the site are protected and enhanced. The proximity of the site to the marine precinct, major theme parks and the nature of the operation (a mid-rise hotel serving an emergent market), provides sufficient economic justification for the site to be developed as proposed. Additionally, the proposal will provide a net economic benefit to the Gold Coast, has the potential to cater to a large desirable target market, has a solid business case and will not preclude the establishment of other accommodation facilities in or near the Coomera Town Centre. As such, the proposed development is considered to generally align with the DEO and the planning objectives that support the DEO. Overall, an assessment of the application has determined that the proposed development does not compromise the achievement of the Desired Environmental Outcomes (DEO’s) and that an appropriate outcome can be achieved for the site. Where required, conditions have been included in the Officer’s recommendation to ensure compliance with the relevant Performance Criteria.

Compliance with the relevant place code The proposal complies with all of the place code’s acceptable solutions and performance criteria, except as follows:

Performance criteria Acceptable solution PC1 All buildings must be of a height which is in keeping with the predominantly rural character of the surrounding area. Building height must not result in a significant loss of visual amenity.

AS1.1 The building has a maximum of two storeys.

PC6 All buildings must be of a height which is in keeping with the predominantly rural character of the surrounding area. Building height must not result in a significant loss of visual amenity.

AS6 The building is set back at least 15 metres from the front boundary and at least ten metres from all other site boundaries, and is not more than 11.5 metres in height and has a maximum height of three storeys.

Alternate Solution Sought: The proposal is technically defined as a 6 storey building pursuant to the definition of ‘Storey’ in the planning scheme. This is mainly due to the slope of the site and the basement level protruding more than a metre above ground level. Overall the building will present to the street as a three to four storey building.


674 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 Assessment Comments: The building height is considered compliant with the performance criteria on the following grounds:

• During the course of the assessment, and in response to Council officer’s concerns regarding the scale of the development, the applicant amended the proposal plans to reduce the height and scale of the built form. Building 1, being the larger building, has undergone significant redesign to reduce its perceived scale;

• The net effect of these changes is a diminished built form and smaller development magnitude. Given the changes in building form/ magnitude and the alteration of the intent for landscape integration within the built form, the natural difference in topography between the height of Foxwell Rd and the development's building forms will appear as if to be 3 storeys. The first level of hotel rooms will be perceived as the first level of the building atop a brief podium with landscaped edges;

• The proposed buildings are appropriately setback from the road frontage;

• Significant landscaping is to be incorporated into the frontage between Foxwell Road and the built form reducing the perceived scale of the building;

• Significant rehabilitation and protection of natural vegetation at the rear of the lot will also help to soften the appearance of the built form; and

• The building design itself will be of a nature that is not visually intrusive.

Performance criteria Acceptable solution PC2

Accommodation density must be low to maintain and enhance the quality of rural landscape, farmland, nature conservation values, natural landscapes and the scenic coastal and estuarine environment.

AS2.1.2

The gross dwelling density for any site does not exceed four dwellings per hectare of land above the highest astronomical tide level, provided that land, included in EMU 1, 2, 3, 4 or 5, is secured for conservation purposes, in accordance with the intent for such areas.

Note: Areas within EMU 1 are excluded from the calculation of residential density.

Alternate Solution Sought:

The proposal for a 197 room Resort Hotel equates to an accommodation density of 1 room per 156m2 or approximately 50 rooms per hectare of land.

Assessment Comments:

The proposed scale and density of this development is not considered to be low, despite the fact that the applicant has maintained and enhanced the nature conservation and environmental landscape values of the subject site.

Despite the density of this development conflicting with the performance criteria, it is considered that sufficient grounds exist to justify the proposed accommodation density of the development. These grounds mainly relate to the economic need and impacts of the proposed development.


675 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 The summary of the peer review has found that the report prepared by MacroPlan Dimasi is overall accepted as accurate and reasonable in terms of analysing the economic need and impact conditions relevant to the proposed resort hotel development.

It was determined that the business case for the facility seems well established and this places the future operation of the hotel in context. On the basis of the provided information, it was accepted that the subject site is a suitable location for the proposed hotel.

In order to provide a net economic benefit to the Gold Coast, and the potential to cater to a large desirable target market, the business case model used in the economic report is based on the accommodation density of 197 rooms being provided.

Performance criteria Acceptable solution

PC3

The site coverage of development must be consistent with the low density rural and nature conservation character of the surrounding area.

AS3.1.1

The site coverage of all buildings does not exceed 10% of the total site.


The site coverage of the development equates to approximately 3800m2 of the site area or 12.3% of the site.


The site coverage is considered compliant with the performance criteria on the following grounds:

• The proposed increase in site coverage is relatively minor when compared to the overall site area of the subject site; and

• To the greatest extent possible the applicant is proposing to retain approximately 88% of the subject site for the protection and rehabilitation of the local character of the area which is the conservation of the environmental features of the site; and

• The site coverage will not result in a built form that is bulky and visually intrusive as the buildings have been sited to ensure that there are appropriate setbacks from Foxwell Road.


All buildings must provide for setbacks from the street frontage and the side and rear boundaries of the site which are appropriate for:

a) the efficient use of the site;

b) the rural character of the area; and

c) the separation from neighbouring properties and from frontages to roads.

AS4.1.1

The building is set back not less than ten metres from the frontage and at least three metres from any other boundary.


676 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 Alternate Solution Sought: The minimum building setback to Foxwell Road is 6 metres to Buildings 2 and 3. The building setback to Building 1 is in excess of 10 metres. The other building setbacks to all other boundaries and in excess of 3 metres.


The building setbacks are considered compliant with the performance criteria on the following grounds:

• The 6 metre setback to the Foxwell frontage is consistent with other residential developments in the locality;

• The setback provides sufficient separation distance to the neighbouring properties on the other side of Foxwell Road which is in excess of 30 metres;

• The building setbacks are an efficient use of the site in order to protect and enhance the environmental significant features of the site; and

• Significant landscaping is to be incorporated into the frontage between Foxwell Road and the built form reducing the perceived scale of the building.


All buildings must not be sited within EMU 1, EMU 2 or EMU 3 areas.

AS8

No acceptable solution provided.


Portions of the development are located within the EMU 2 area of the East Coomera / Yawalpah Conservation Local Area Plan.


The siting of the development is considered compliant with the performance criteria on the following grounds:

• The development is limited to the north western corner of the subject site fronting Foxwell Road. This is mainly due to the applicant proposing to the greatest extent possible retention and dedication of approximately 88% of the subject site for the protection and rehabilitation of the local character of the area which is the conservation of the environmental features of the site.

Compliance with the relevant specific development code The proposed development is required to demonstrate compliance with the following specific development codes:

High Rise Residential and Tourist Accommodation Specific Development Code; and Landscape Work


677 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 The proposal complies with all of the specific development code’s acceptable solutions and performance criteria, except as follows:

High Rise Residential and Tourist Accommodation Specific Development Code Performance criteria Acceptable solution

PC24

All high rise development located outside these areas:

a) Tourist and Residential Domain,

b) Residential Choice Domain;

c) Beenleigh, Broadbeach, Burleigh, Bundall Central, Chevron Island, Coolangatta, Coomera Town Centre, Nerang, Palm Beach, Paradise Point, Southport and Surfers Paradise Local Area Plans; must be comprehensively planned to achieve a built form of a tower within an extensively landscaped setting. Such developments are to be designed and managed to minimise any impact on surrounding areas.

AS24.1

A plan of development has been prepared for the site in accordance with the Plan of Development guidelines.

AS24.2

At least 70% of the site area is maintained as open space.

AS24.3

The minimum lot size for a 'tower in a landscaped setting' is five hectares.

AS24.4

Once developed for a 'tower in a landscaped setting', the site is not able to be further subdivided.

AS24.5

All buildings are set back a minimum of 50 metres from any boundary of the site.


The proposal does not provide a residential tower form in a landscaped setting nor does it provide a minimum setback of 50 metres from any boundary of the site.


The design of the development is considered compliant with the performance criteria on the following grounds:

• A residential tower in this location would not be compliant with the character of the East Coomera / Yawalpah Conservation Local Area Plan. The applicant has specifically designed the development to complement the low scale character of the neighbourhood; and as such, has designed the building to minimise impacts and appear as a three storey development when viewed from the street;

• Approximately 88% of the subject site for the protection and rehabilitation of the local character of the area which is the conservation of the environmental features of the site; and

• The proposed building setbacks have been assessed and considered compliant with Performance Criteria 4 of the East Coomera / Yawalpah Conservation Local Area Plan.


678 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 Compliance with the relevant constraint codes and overlay The proposed development is required to demonstrate compliance with the applicable Acceptable solutions and Performance criteria of the following constraint codes:

Car Parking, Access and Transport Integration Constraint Code; Flood Affected Areas Constraint Code; and Natural Wetland Area and Natural Waterways Constraint Code. The proposed development is considered to comply with constraint code’s acceptable solutions and performance criteria. Where required, suitable conditions have been included in the officer’s recommendation to ensure the development’s on going compliance with this code.

8 STATE PLANNING POLICIES

State Planning Policy July 2014 (SPP) The applicant has undertaken an assessment of the proposal against the interim development assessment requirements of the State Planning Policy July 2014.

A review of the applicant’s assessment against the requirements of the SPP has demonstrated compliance with the SPP.

9 STATE PLANNING REGULATORY PROVISIONS The State Planning Regulatory Provisions – Adopted Charges are applicable to the proposed development. Infrastructure Charges levied for the development are discussed in the Development Infrastructure section below.

The State Planning Regulatory Provisions – South East Queensland Regional Plan are applicable to the proposed development. Refer below for discussion.

10 SOUTH EAST QUEENSLAND REGIONAL PLAN The subject site is located within the ‘Urban Footprint’ of the South East Queensland Regional Plan 2009-2031.

As the Urban Footprint precinct suggests, this precinct encourages urban activities within this precinct to be established. The proposal is considered to comply with the provisions of the SEQ Regional Plan in this regard.

11 INTERNAL REFERRALS The subject application was made available for referral to representatives from the following departments through the Development Assessment Review Team (DART) process on the 9 April 2015


679 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 List of available referrals for reference Health and Regulatory Services

Transport Assessment

Subdivision Engineering

Open Space Assessment

Architect

Gold Coast Water

City Infrastructure

Plumbing and Drainage

Environmental Assessment

Operational Works

Hydraulics and Water Quality

Qld Fire and Rescue (Bushfire)

Arborist

Landscape Assessment

Beaches and Water

Geotechnical Engineering

Social Planning

From this meeting the application was referred to applicable referrals as discussed below:

11.1 Health and Regulatory Services A copy of the application was referred to Council’s Health and Regulatory Services department for comment. Council’s Health and Regulatory Services department have assessed the application and determined it satisfactory subject to conditions relating to waste bin servicing and storage points, acoustic treatments, and hours of delivery/collection.

11.2 Transport Assessment A copy of the application was referred to Council’s Transport Assessment department for comment. Council’s Transport Assessment department have assessed the application and determined it satisfactory subject to conditions relating to off street car parking facilities, freely accessible commercial car parking, bicycle parking, loading and unloading, signs and line marking, porte-cochere clearance, sight lines, roadworks, bus stops, and footpaths.

11.3 Subdivision Engineering A copy of the application was referred to Council’s Subdivision Engineering department for comment. Council’s Subdivision Engineering department have assessed the application and determined it satisfactory subject to conditions relating to electricity supply, and telecommunications infrastructure.

11.4 Open Space Assessment A copy of the application was referred to Council’s Open Space Assessment department for comment. Council’s Open Space Assessment department have assessed the application and determined it satisfactory subject to conditions relating to transfer of open space, detailed landscape plans to be provided, compliance assessment of open space management plan, preparation of maintenance management plan, entry statement and nature buffer planting, establishment periods of open space, on maintenance periods, fencing to open space, and vehicle exclusion barriers.

11.5 Architect A copy of the application was referred to Council’s City Architect for comment. Council’s City Architect has assessed the application and determined the design of the development to be satisfactory. As such, no further comments and/or conditions were provided in relation to the proposal.


680 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 11.6 Gold Coast Water A copy of the application was referred to Gold Coast Water for comment. Gold Coast Water have assessed the application and determined it satisfactory subject to conditions relating to sewerage and water supply reticulation.

11.7 City Infrastructure A copy of the application was referred to Council’s City Infrastructure department for comment. Council’s City Infrastructure department have assessed the application and determined it satisfactory subject to conditions relating to vehicular crossovers and removal of redundant crossovers.

11.8 Plumbing and Drainage A copy of the application was referred to Council’s Plumbing and Drainage department for comment. Council’s Plumbing and Drainage department have assessed the application and determined it satisfactory subject to conditions relating to compliance permits for fire services, sewerage and water supply plumbing works.

11.9 Environmental Assessment A copy of the application was referred to Council’s Environmental Assessment department for comment. Council’s Environmental Assessment department have assessed the application and determined it satisfactory subject to conditions relating to acid sulfate soils management, approved flora and fauna management plan, and vegetation protection.

11.10 Hydraulics and Water Quality A copy of the application was referred to Council’s Hydraulics and Water Quality department for comment. Council’s Hydraulics and Water Quality department have assessed the application and determined it satisfactory subject to conditions relating to no worsening, alteration of overland flow paths, no loss of storage, certification of stormwater management devices, compliance with stormwater management plan, stormwater easements to be provided, and erosion and sediment control.

11.11 QLD Fire Rescue A copy of the application was referred to Queensland Fire and Rescue for comment. Queensland Fire and Rescue have assessed the application and determined it satisfactory subject to conditions relating to bushfire management.

11.12 Landscape Assessment A copy of the application was referred to Council’s Landscape Assessment department for comment. Council’s Landscape Assessment department have assessed the application and determined it satisfactory subject to conditions relating to landscape works in private land, frontage buffers, and planter boxes.

11.13 Geotechnical Engineering A copy of the application was referred to Council’s Geotechnical Engineering department for comment. Council’s Geotechnical Engineering department have assessed the application and determined it satisfactory subject to conditions relating to basement excavation and ground anchoring, and certification of excavation works.


681 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 11.14 Social Planning A copy of the application was referred to Council’s Social Planning Section for comment. Council’s Social Planning Section have assessed the application and determined it satisfactory subject to conditions relating to hours of operation for the service of alcohol in a licenced premises, casual surveillance through CPTED principles, graffiti prevention, and lighting.

12 EXTERNAL REFERRALS 12.1 Concurrence agencies On 9 October 2015, the Department of Infrastructure, Local Government and Planning (DILGP) provided a Concurrence Agency response with conditions.

The conditions provided by State Government are for Development in accordance with Plans, Construction Management, Sediment and Erosion Control and Acid Sulphate Soils.

A copy of DILGP’s Concurrence Agency Response will be attached to the decision notice.

12.2 Advice agencies Not applicable

13 DEVELOPMENT INFRASTRUCTURE The following is a summary of the development infrastructure provided as part of this development:

14.1 Transport Council’s Transport Assessment officers have reviewed the proposed development infrastructure provided as part of this development and provide the following comments:

The proposed development includes both trunk and non-trunk transport infrastructure works which have been detailed by the network owner.

The trunk aspects of work are bus stops on both sides of Foxwell Road, and footpaths & pedestrian refuge to connect the development to the bus stops. The non-trunk aspect of work is the channelised right turn lane in Foxwell Road, which is front gate works.

Council’s Acting Senior Specialist Transport Planner has confirmed that TransLink are supportive of the new bus stops and has also advised support for a reduced verge width (approximately 3 metres) adjacent to the new bus bay on the development side of Foxwell Road.

Development Infrastructure - Type

The proposed development includes transport development infrastructure, which is considered necessary trunk infrastructure because it is shown on the City’s LGIP as a trunk road. Development Infrastructure – Financial Implications

The proposed trunk development infrastructure, as listed below, is identified in the Local Government Infrastructure Plan. Council’s Transport network owner has confirmed it is desirable for the infrastructure to be provided and there is funding available to cover the establishment cost should any offset or refund be applicable.


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• Provide recessed bus stops and bus bays with hardstand on each side of Foxwell Road in the vicinity of the site, in accordance with Translink Public Transport Infrastructure Manual and GCCC Standard Drawing 58544.001.

• Provide 1.5m wide concrete pathway from the entrance of the proposed development to the proposed bus bay.

The transport infrastructure described above as part of this development is considered to include both trunk and non-trunk infrastructure and references to Section 646 and 665 of the Sustainable Planning Act 2009 has been included in the conditions where applicable.

14.2 Recreation All recreation infrastructures proposed as part of this development is considered to be non-trunk infrastructure and references to Section 665 of the Sustainable Planning Act 2009 have been included in the conditions where applicable.

14.3 Stormwater All stormwater infrastructure proposed as part of this development is considered to be non-trunk infrastructure and references to Section 665 of the Sustainable Planning Act 2009 have been included in the conditions where applicable.

14.4 Water All water infrastructure proposed as part of this development is considered to be non-trunk infrastructure and references to Section 665 of the Sustainable Planning Act 2009 have been included in the conditions where applicable.

14.5 Sewer All sewer infrastructure proposed as part of this development is considered to be non-trunk infrastructure and references to Section 665 of the Sustainable Planning Act 2009 have been included in the conditions where applicable.

14.6 Infrastructure Charges Notice Infrastructure charges are now levied under a Charges Resolution by way of an Infrastructure Charges Notice, which will be attached to the decision notice.

The Infrastructure Charges Notice will also detail the establishment cost as well as any offset or refund of any identified trunk infrastructure within the conditions of approval.


683 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 14 PUBLIC NOTIFICATION The applicant has submitted a written notice stating that public notification of the application has been completed in accordance with the requirements of the Sustainable Planning Act 2009.

In response to notification, six (6) submissions (four (4) properly made and two (2) not properly made) were received. The main points of objection are listed, followed by the officer’s comment.

Point of objection Officer’s comment Major Traffic Problems “As per very little taxi services, larger vehicles like limo’s, large bus services for tourists and even tour guides”

The applicant has detailed that a large percentage of tourists visiting the development will be shuttled in and out of the development via bus services reducing the amount of traffic travelling to and from the site and ultimately reducing the traffic impacts on the road network. However, this does not mean that some visitors to the site will not travel by car. The applicant has provided a total of 228 car parking spaces on site to cater for the needs of the development. Council’s Transport Assessment department have assessed the application and determined it satisfactory to meet Council’s requirements and Australian standards. It is not considered that the development will have major traffic impacts on the road network including Foxwell Road. Additionally, the applicant has been conditioned to provide bus stops on Foxwell Road which Translink has confirmed is acceptable. Other works required on Foxwell Road is a channelized right turn lane, footpaths and pedestrian refuge.

Destruction of Natural Habitat “Also the destruction of the habitat in this area, and I haven’t heard of any animals studies of the area, eg; frogs, mangroves or fish in this area, and the effect it will have on the Coomera River”

The site coverage of the development equates to approximately 3800m2 of the site area or 12.3% of the site. To the greatest extent possible the applicant is proposing to retain approximately 88% of the subject site for the protection and rehabilitation of the local character of the area which is the conservation of the environmental features of the site. Both Council’s Open Space Assessment and Environmental and Ecological Assessment departments have reviewed the development and have determined the dedication of open space area for the protection and rehabilitation of the environmental significance areas of the site to be satisfactory. Specific conditions have been imposed to ensure the protection and rehabilitation of this space is in accordance with Council’s requirements such as flora and fauna management plan, vegetation protection, transfer of open space, detailed landscape plans to be provided, compliance assessment of open space management plan, preparation of maintenance management plan, entry statement and nature buffer planting, establishment periods of open space, on maintenance periods, fencing to open space, and vehicle exclusion barriers.


684 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 Flooding Impacts “It’s not the right area to have a large resort, as it is a swamp area, if we have rain fail all that area floods”

The applicant has submitted a stormwater management plan for the proposal titled “All Sun Properties Group, China Garden Hotel, 486 Foxwell Road, Coomera, Site Based Stormwater Management Plan, Revision 04 (Report No. F0002-AA007770-AAR-04)” dated 20 January 2016, prepared by Arcadis Pty Ltd. Council’s Hydraulics and Water Quality department have assessed the stormwater management plan and determined it satisfactory subject to conditions relating to no worsening, alteration of overland flow paths, no loss of storage, certification of stormwater management devices, compliance with stormwater management plan, stormwater easements to be provided, and erosion and sediment control. It is considered that the flooding impacts and stormwater management of the development have been taken into account and satisfies the requirements of the planning scheme.

Need “The area doesn't need a 206 room resort, that will not suit the area or blend into the Coomera Waters”

The applicant has submitted an economic report to demonstrate the need and economic impacts of the proposed Resort Hotel. The summary of the report prepared by MacroPlan Dimasi is overall accepted as accurate and reasonable in terms of analysing the economic need and impact conditions relevant to the proposed resort hotel development. It was determined that the business case for the facility seems well established and this places the future operation of the hotel in context. On the basis of the provided information, it was accepted that the subject site is a suitable location for the proposed hotel.

15 ASSESSMENT OF OTHER ASPECTS OF THE PROPOSAL

Not Applicable 16 CONCLUSION The proposal has been assessed against the applicable Desired Environmental Outcomes, the East Coomera / Yawalpah Conservation Local Area Plan Place Code; as well as the Car Parking, Access and Transport Integration Constraint Code, Flood Affected Areas Constraint Code, Natural Wetland Areas and Natural Waterways Constraint Code, Sediment and Erosion Control Constraint Code, High Rise Residential and Tourist Accommodation Specific Development Code, and Landscape Work Specific Development Code, of the Gold Coast Planning Scheme 2003.

After an assessment of the proposal against the above mentioned codes, and despite the minor conflict with the intent of the East Coomera / Yawalpah Conservation Local Area Plan, it is considered that there are sufficient grounds that exist to warrant favourable consideration of this development application.

Therefore, it is considered that the proposal demonstrates sufficient planning and design merit and is recommended for approval subject to conditions.


685 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 17 NOTIFICATIONS The following notifications should be registered on the rates card in relations to this resolution:

Bushfire Management There are development approval conditions applicable in relation to bushfire management 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.

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.

18 RECOMMENDATION It is recommended Council of the City of Gold Coast (Council) resolves that:

Real property description Lot 23 on RP166189 Address of property 486 Foxwell Road, Coomera Area of property 30,830m2 Decision type Development Permit for a Material Change of Use

(Impact Assessment) for a Resort Hotel (197 Rooms) Further development permits Building Works, Plumbing and Drainage, Operational

Works Further compliance permits N/A Compliance assessment required for documents or works

Open Space Management Plan, Acid Sulfate Soils Management Plan


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NATURE OF DECISION

A Council approves the issue of a Development Permit for a Material Change of Use for a Resort Hotel (197 Rooms), subject to the following conditions:

APPROVED DRAWINGS

Development to be generally in accordance with specified plans/drawings 1 The development must be carried out generally in accordance with the approved plans/drawings listed below, stamped and returned to the applicant with this decision notice.

Plan No. Rev. Title Date Prepared by 3.01 A Development

Summary 22/01/2016 BDA

Architecture 5.01 A Building Ground Level

Setbacks 22/01/2016 BDA

Architecture 5.02 A Building Level 1, 2 &

3 Setbacks 22/01/2016 BDA

Architecture 5.04 A Basement Ramp

Section 22/01/2016 BDA

Architecture 5.05 B Waste Management 24/02/2016 BDA

Architecture 5.06 A Pedestrian Circulation 22/01/2016 BDA

Architecture 5.07 B Site Cover and Open

Space 21/04/2016 BDA

Architecture 6.04 A Perspective View 1 22/01/2016 BDA

Architecture 6.05 A Perspective View 2 22/01/2016 BDA

Architecture 6.06 A Streetscape 22/01/2016 BDA

Architecture 6.08 A Streetscape Cross

Section 22/01/2016 BDA

Architecture 6.09 A Materials and

Finishes 22/01/2016 BDA

Architecture 7.01 A Overall Plan

Basement Level 22/01/2016 BDA

Architecture 7.02 A Overall Plan – Lower

Ground Floor Level 22/01/2016 BDA

Architecture 7.03 A Overall Plan – Ground

Floor Level 22/01/2016 BDA

Architecture 7.04 A Overall Plan – Level 22/01/2016 BDA


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01 Architecture 7.05 A Overall Floor Plan –

Level 02 22/01/2016 BDA

Architecture 7.06 A Overall Floor Plan –

Level 03 22/01/2016 BDA

Architecture 7.07 A Overall Floor Plan –

Roof Level 22/01/2016 BDA

Architecture 7.08 A Building 1 – Lower

Basement Level – Floor Plan

22/01/2016 BDA Architecture

7.09 A Building 1 – Basement Level A – Floor Plan


7.09 A Building 1 – Basement Level B – Floor Plan


7.10 A Building 1 – Ground Floor Level – Floor Plan


7.12 A Building 1 – Level 02 – Floor Plan




7.14 A Building 1 – Roof Plan 22/01/2016 BDA Architecture

7.15 A Building 1 – Elevations – Sheet 1




7.17 A Building 1 – Section A 22/01/2016 BDA Architecture

7.18 A Building 2 & 3 – Basement Level Plan


7.19 A Building 2 & 3 – Lower Ground Floor Plan


7.20 A Building 2 & 3 – Ground Floor Plan


7.21 A Building 2 & 3 – Level 01 Floor Plan


7.22 A Building 2 & 3 – Level 01 – Floor Plan


7.23 A Building 2 & 3 – Roof Plan



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7.24 A Building 2 & 3 – Elevations (Sheet 1)




7.26 A Chapel 22/01/2016 BDA Architecture

7.27 A Hotel Room Types 22/01/2016 BDA Architecture

7.36 A Site Plan / True South Elevation


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.

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

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

Timing At all times.

Decision notice and approved plans/drawings to be 3 submitted with subsequent application A copy of this decision notice and accompanying stamped approved plans/drawings must be submitted with any building development application or operational works application relating to or arising from this development approval.

Timing As indicated within the wording of the condition.

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



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Certification of compliance 5 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.

CAR PARKING AND ACCESS

Off street car parking facilities 6 Off-street car parking facilities must be designed, a constructed and maintained to the satisfaction of the Chief Executive Officer, at no cost to Council, in accordance with AS2890.1 (latest version). Off-street facilities for car parking must only be used for b vehicle parking. A minimum combined total of 156 off-street car parking c spaces must be provided for on-site, where at least 89 spaces are provided for the resort hotel guests and 67 spaces for the commercial land use/s. Off-street car parking facilities must be drained, sealed d and line marked.

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

Freely accessible commercial car parking 7 All commercial car parking must be accessible, not a subject to regulations or restrictions, to staff for the time the use or premises is open for business and to bona fide visitors for the duration of any visit to the site. Car parking for staff and visitors must have no b gateways, doors or similar devices, including fobs or swipe cards that restrict access to those parking spaces during business hours. Commercial parking must be clearly identifiable through c the provision of appropriate signage and line marking. Signage and line marking must be designed, constructed and maintained to the satisfaction of the Chief Executive Officer, at no cost to Council.


Bicycle parking 8 Bicycle parking facilities must be provided to the a satisfaction of the Chief Executive Officer, at no cost to Council and maintained in accordance with:

A minimum of 16 bicycle parking spaces, where i



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at least 8 spaces are provided for staff and 8 spaces for visitors; The approved plans; and ii AS2890.3. iii

The bicycle parking spaces are to: b Enable wheels and frame to be located to the i device without damaging the bicycle; Be located outside pedestrian movement paths; ii Be accessible from the road; iii Be arranged so that parking and unparking iv manoeuvres will not damage adjacent bicycles; Be protected from manoeuvring motor vehicles v and opening car doors; Be as close as possible to the cyclists ultimate vi destination; Be well lit by appropriate existing or new lighting; vii and Be protected from the weather. viii

Loading and unloading 9 Loading and unloading of a vehicle servicing a a development must be conducted wholly within the site. A vehicle or vehicles waiting to be loaded or unloaded b must stand entirely within the site. All vehicles must enter and exit the site in a forward c gear.


Off-street commercial vehicle facilities 10 Off-street commercial vehicle facilities must be a designed, constructed and maintained to the satisfaction of the Chief Executive Officer, at no cost to Council, in accordance with AS2890.2-2002 (latest version). Off-street commercial vehicle facilities must only be b used for loading and unloading. Off-street commercial vehicle facilities must be drained, c sealed and line marked.


Signs and line marking 11 In addition to signs and line marking required by AS2890.1, the following must be installed and maintained to the satisfaction of the Chief Executive Officer and at no cost to Council:

Signage located within the site visible to entering a vehicles including the Standard Service Sign Series ‘P’ sign, in accordance with the Manual of Uniform Traffic



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Control Devices, Transport and Main Roads Queensland – Part 15, accompanied with wording giving direction to commercial visitor parking at ground level and at basement level.

Porte-cochere clearance 12 The porte-cochere and any structures over the access driveway must have a minimum vertical clearance of 4.5 metres.

Timing Prior to commencement of the use.

Sight lines to pedestrians 13 Where the exit driveway meets the property boundary to the public roadway, clear (triangulated) sight lines must be provided and maintained. The sight lines must be 2 metres wide, provided on both sides of the driveway, for a length of 2.5 metres back into the site, in accordance with Figure 3.4 – Minimum dimensions for access driveway sight splays for pedestrians of AS2890.2. The area within these sight triangles must be kept clear of obstructions.


ROADS

Channelised Right Turn Lane in Foxwell Road 14 Design and construct a channelised right (CHR) turn lane treatment in Foxwell Road, in accordance with Bitzios Consulting Drawing No. P1895/001 Issue A dated 07.09.15, to the satisfaction of the Chief Executive Officer. Information note:

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

Advice Note: No kerb and channel is to be provided on Foxwell Road fronting the subject site, except adjacent to the indented bus bays. Provision of kerb and channel will be undertaken by Council when this section of Foxwell Road is upgraded in the future.

Timing Prior to the commencement of the use.

Bus stops and bus bays in Foxwell Road 15 Design and construct an indented bus stop and bus bay on both sides of Foxwell Road, to the satisfaction of the Chief Executive Officer in accordance with Drawing No. TL-R02 of Translink’s Public Transport Infrastructure Manual (latest version) and Council’s Land Development Guidelines, as generally shown on BDA Architecture Plan 7.04, sheet 38 of 63, and to the following requirements:

Bus stops and bus bays must be indented into the a adjacent verge area so that the bus is out of the traffic stream while it is setting down or picking up passengers (ie. bus stop bays must be clear of all traffic lanes and bike lanes).



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The kerb and channel and pavement design at the bus b bays must be in accordance with Council’s Land Development Guidelines. The design pavement thickness of the bus stops and bus bays must be equal to the design pavement thickness of the adjacent road classification. The applicant must apply for and obtain a development c permit for operational work (works for infrastructure) from Council for the design and construction of the above bus bays.

Information note:

This condition is imposed in accordance with section 647 of the Sustainable Planning Act 2009 (i.e. trunk infrastructure (listed)).

FOOTPATHS AND BIKEWAYS

Footpaths- Foxwell Road 16 The applicant must design and construct a 1.5m wide a concrete footpath from the entrance of the proposed development to the proposed bus bays on each side of Foxwell Road. This requirement includes the provision of safe access across Foxwell Road by way of a pedestrian island refuge. The applicant must apply for and obtain a development b permit for operational work (works for infrastructure) from Council for the design and construction of the above footpath/s. Approval of landscaping plans, which show the location of footpaths, is not to be taken as an approval to construct such paths.

Information note:

This condition is imposed in accordance with section 647 of the Sustainable Planning Act 2009 (i.e. trunk infrastructure (listed)).


VEHICULAR CROSSINGS AND DRIVEWAYS

Internal (private) roads 17 The absolute maximum gradient of the internal (private) a roads must not exceed 17%. The design and construction of the pavement for the b internal (private) roads must comply with AS 3727-1993 Guide to residential pavements and AS2890. 1-2004 Parking facilities Part 1: Off-street car parking. The pavement construction for the internal (private) c roads must be supervised and certified by a Registered Professional Engineer Queensland (RPEQ) and the certification provided to Council.

Timing The RPEQ certification must be provided to Council prior to the commencement of the use on the subject lot.


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Vehicular crossings 18 A vehicular crossing (driveway entry within the road a reserve) must be designed and constructed by the applicant (at no cost to Council) in accordance with the following Council Standard Drawing/s for vehicular crossings as applicable:

05-02-604 Rural access. This crossing shall be i modified for the local site condition and designed by a RPEQ Certified Road Engineer to suit the ‘Rural’ road fronting the property and the commercial use of the development. The design of the pavement shall be in ii accordance to Drawing 05-02-301.

The applicant must apply for and obtain a licence from b Council for the construction of the vehicular crossing/s. The vehicular crossing/s must be constructed to the c satisfaction of the Chief Executive Officer.

Timing Prior to commencement of the use on the site.

Redundant vehicular crossings 19 All redundant vehicle crossings must be removed and kerb and channel reinstated in accordance with Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings. The removal and reinstatement must be to the satisfaction of the Chief Executive Officer, at no cost to Council.


ALTERATIONS TO SERVICES, INFRASTRUCTURE AND/OR ROAD RESERVE Connection to, alteration or realignment of Council 20 infrastructure a The applicant must, in respect of any connection to,

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

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

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

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

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

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


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

Information note: Such connection to, alteration or realignment works may include but not limited to, fire hydrants, water service meters, sewer man hole covers, stormwater drainage infrastructure, reinstatement of disused driveway crossovers with kerb and channel, footpaths, road pavement, kerb and channel, kerb ramps, medians and traffic islands, road furniture, signage and linemarking.

Where such works will require the alteration, realignment or in any way impact on other public utility infrastructure (e.g. telecommunications, electricity, gas) the applicant must obtain the necessary approvals from the relevant public utility authority prior to works commencing.

ELECTRICAL RETICULATION

Electricity supply 21 The applicant must submit to Council a copy of the a ‘Certificate of Supply’ from an authorised electricity supplier (e.g. ENERGEX) as evidence that underground low-voltage electricity supply is available to the development site and all proposed dwellings within the site (i.e. sufficient for the ultimate use of the site). In supplying power to the site, no additional poles b and/or pole-mounted transformers are to be erected within the road reserve.

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

TELECOMMUNICATIONS

Telecommunications 22 The applicant must:

Provide underground telecommunications to the subject a building/s, lead-in conduits and equipment space/s in a suitable location within the building/s, to suit the carrier of choice. If new pit and pipe infrastructure is required to be b installed within the road reserve fronting the site, it must be suitably sized to cater for future installation of fibre optic cables. Provide certification to Council, from the authorised c telecommunications carrier/contractor, that the works and infrastructure required above have been undertaken and installed in accordance with telecommunications industry standards (eg. Telstra standards).



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ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 HEALTH AND REGULATORY SERVICES

Bulk bins – storage points within building structure 23 The bulk bin storage points within the building must be located and constructed within a purpose-built storage room, in accordance with ‘Waste Management 5.05’ prepared by BDA Architecture dated 24 February 2016 (Reference No. 364600 Issue B). The design and construction must comply with the following requirements:

air-locked a fly and vermin proofed b used solely for the storage of waste c constructed hardstand area with a solid concrete base d or acceptable equivalent graded to fall to a drainage point e drainage point to be connected to sewer in accordance f with trade waste requirements provided with a hosecock for cleaning the bins and g room Allow for at least an additional 0.5 metres clearance h surrounding each container, or for multiple bins, one (1) metre clearance around the combined multiple bin area, whichever is the lesser.

Timing Prior to occupation of the development

Bulk bins – servicing point 24 The bulk bin servicing point must be located in accordance with ‘Waste Management 5.05’ prepared by BDA Architecture dated 24 February 2016 (Reference No. 364600 Issue B), and be designed and constructed in compliance with the following requirements:

Sufficient access and clearance for the waste collection a vehicles to service the bins, including adequate unobstructed overhead space for the swinging arm action of the front-lift waste collection vehicle Clearly separated from car parking bays, loading bays, b footpaths and pedestrian access, and any other similar areas Clear of speed control devices or similar provisions c which inhibit direct access to the bins for servicing Over five (5) metres from any door, window or fresh air d intake within the development or any adjoining site Constructed hardstand with a solid concrete base or e acceptable equivalent Allow for at least an additional 0.5 metres clearance f surrounding each container, or for multiple bins, one (1) metre clearance around the combined multiple bin area, whichever is the lesser Screened to minimise the view of bins from g neighbouring properties, or passing vehicles and pedestrian traffic external to the site



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ACOUSTICS

Acoustic design and construction 25 The development must be designed and constructed in accordance with the recommendations outlined in the acoustic report prepared by Acoustic Works dated 29 October 2015 (Reference No: 2015325 R03 Coomera Garden Hotels RTN ENV.docx). Any alteration to the design or construction of the development that prevents the recommendations of the approved acoustic report being implemented will require an amended acoustic report to be submitted and approved by Council prior to Building Approval.

Timing As indicated in the wording of the condition

Acoustic report required prior to building approval 26 An acoustic report must be submitted and approved by Council prior to Building Approval. The report shall include:

The expected impact of noise from all mechanical plant a and equipment associated with the development on the existing and proposed noise sensitive uses. Current measured background levels during the proposed hours of operation must be undertaken and all monitoring data & locations, methodology and calculations must be provided; Assessment of all noise sources from the mechanical b plant and equipment associated with the development against the ‘Environmental Protection (Noise) Policy 2008’, and any other relevant policies / guidelines. The required control measures to achieve compliance c with the applicable criteria and standards.

The development must be designed and constructed in accordance with any recommendations of the approved acoustic report and any other conditions imposed in the approval of the report.

Timing Prior to Building Approval

Delivery and collection hours 27 Delivery and collection activities must be conducted between the hours of 7:00am and 6:00pm daily.

Timing At all times

HOURS OF OPERATION – LICENCED PREMISES

Hours of operation 28 All activities associated with the operation of a licensed a premises will be limited to the hours of 10am to 12 midnight Monday to Sunday. The service of alcohol at the premises will be limited to b the above hours, with the exception of restocking mini-bars and providing room service which may operate 24 hours per day Monday to Sunday.

Timing At all times once the use has commenced.


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AMENITY

Restricted paint colours 29 Buildings and structures must not be painted in highly reflective, bright or obtrusive colours.


Location of equipment and ventilation/refrigeration units 30 All service equipment, mechanical ventilation and refrigeration units associated with the use of the premises must be installed, located and screened to the satisfaction of the Chief Executive Officer so as not to cause nuisance or disturbance to persons outside the curtilage of the premises.


No nuisance from lighting 31 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 a motorists; a navigation hazard on any nearby or adjacent b waterway.


CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN

Crime Prevention Through Environmental Design 32 (CPTED) The applicant must apply Crime Prevention Through Environmental Design (CPTED) principles in the detailed design to promote opportunities for casual surveillance and to ensure clear sightlines are maintained. This is to include:

Where practical and not in conflict with the approved a Statement of Landscape Intent, visibility through vegetation foliage must be clear between the height of 0.6m and 1.8m adjacent to pedestrian routes within the development; and Safe and accessible paths of travel must include clear b directional signage and be maintained during the construction phase. Any construction barriers must be positioned to ensure they do not create concealment spots or potential entrapment zones.

Timing At all times

Timing At all times during construction

Built elements to incorporate graffiti prevention 33 principles Fencing and buildings must incorporate graffiti prevention principles. Note: Graffiti prevention principles used may include, but are not limited to:

i Walls and fences constructed using textured or permeable material, avoiding large flat surfaces;

Timing At all times


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ii Vegetation planted against solid surfaces (without creating concealment areas);

iii Vandal-resistant sensor lighting used to draw attention to movement at night;

iv Anti-graffiti coatings are used to a minimum height of 3 metres;

v Darker colours are used that require fewer coats of paint to cover graffiti.

Further advice regarding graffiti prevention is available at www.goldcoast.qld.gov.au/preventgraffiti.

Fencing within development designed to promote casual 34 surveillance Any fencing that exceeds 1.2m in height and constructed on property boundaries or adjacent to communal open space must have permanent visibility through at least 50% of the surface area.

Timing At all times

Lighting design and installation to promote community 35 safety

The applicant must install and maintain lighting along all a publicly accessible pedestrian connections, external use areas and car parking areas within the development, at no cost to Council. The design and construction of the lighting system must:

Provide a consistent level of light, to meet i minimum requirements of Australian Standard AS1158; and Include vandal resistant fixtures. ii

Timing Prior to the commencement of the use on the site

HYDRAULICS

No loss of floodplain storage 36 The proposed development shall result in no loss of floodplain storage up to the 100 year ARI regional flood event.


No worsening of hydraulic conditions 37 The development must be designed and constructed so as to result in:

No increase in peak flow rates downstream from the a site; No increase in flood levels external to the site; and b No increase in duration of inundation external to the site c that could cause loss or damage.


Alteration of overland flow paths 38 Overland flow paths on the site must not be altered in a way that inhibits or alters the characteristics of existing overland



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flows on other properties or that creates an increase in flood damage on other properties. Stormwater management plan to be complied with 39 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 “All Sun Properties Group, China Garden Hotel, 486 Foxwell Road, Coomera, Site Based Stormwater Management Plan, Revision 04 (Report No. F0002-AA007770-AAR-04)” dated 20 January 2016, prepared by Arcadis Pty Ltd. Information note:

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

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

Certification that stormwater management treatment train 40 implemented The applicant must provide to Council certification from a Registered Professional Engineer Queensland (RPEQ) specialising in stormwater that the stormwater management treatment train in the approved stormwater management plan and associated design drawings has been installed on-site and is functioning as designed.

Timing Prior to the commencement of the use of the premises.

Public utility (stormwater) easements to be provided 41 Public utility (stormwater) easements must be provided for the purposes of access, maintenance and construction of services, in favour of and at no cost to Council, over stormwater infrastructure conveying stormwater runoff from external catchment through the site. Such easements must meet the following requirements:

Easement widths must comply with the requirements a specified in Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings for stormwater infrastructure. Notwithstanding the easement width requirements b specified in Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings, a 400 mm minimum horizontal clearance is required between infrastructure of differing types. The applicant must provide to Council a certification c from the surveyor that the easements are correctly located over the infrastructure and meet the requirements of paragraph (a) of this condition. The terms of such easements shall be to the d satisfaction of the Chief Executive Officer.

Timing The terms of the easement shall be executed prior to the earlier of compliance assessment of the subdivision plan or commencement of the use of the premises.


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Easement plans and associated documents must be e duly signed by the owner of the burdened land (and any mortgagees, if necessary) before they are submitted to Council for execution. When registering the easements, the Form 9 document f shall refer to the Registered Document No. 707918364.

EROSION AND SEDIMENT CONTROL

Erosion and sediment control 42 Erosion, sediment and dust control measures must be a implemented in accordance with the Best Practice Erosion & Sediment Control (IECA Australasia, November 2008). Sediment control structures (eg. sediment fence) must b be placed at the base of all materials imported on-site to mitigate any sediment runoff. A perimeter bund and/or diversion drain must be c constructed around the disturbed area to prevent any outside clean stormwater from mixing with polluted/contaminated stormwater. All polluted/contaminated water from the site, including d 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. The following inspection program must be carried out e before the site is fully rehabilitated:

Regular inspections to ensure that adequate i erosion control measures are in place and in good condition both during and after construction; and Inspections after each storm event to assess the ii adequacy of the erosion control measures. The applicant must rectify 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.

Timing During construction/building works.

Erosion and sediment control for works within 43 waterways

All works within waterways (including riparian areas) a must be:

Undertaken during dry weather; i Promptly rehabilitated conforming to the natural ii channel form, substrates and riparian vegetation as far as possible; and Undertaken in accordance with Best Practice iii Erosion & Sediment Control, Appendix I –

Timing During operational / construction works (works for infrastructure and/or change to ground level).


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Instream works, Sections I4 and I6 (IECA Australasia, November 2008).

Temporary vehicular crossings of waterways must be b designed and constructed to convey flows and remain stable for all rainfall events up to the 1 in 10 year average recurrence interval (ARI) event of critical duration.

GEOTECHNICAL

Certification of basement excavation stability 44 The applicant must submit to Council certification from a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering confirming that the proposed basement excavation and associated batters or supporting structures have been adequately designed based on existing geotechnical conditions of the site, the excavation batters/supporting structures will achieve a factor of safety greater than 1.5 against geotechnical instabilities; and that the proposed basement excavation/construction including any dewatering will not cause any adverse effects on the stability and integrity of the adjacent buildings, properties, utility services and infrastructures.

Timing Prior to the issue of a development permit for building works.

Basement excavation and ground anchoring issues 45 In conjunction with any application seeking a development permit for building works, the applicant shall provide the following document(s) to the relevant authority.

Written confirmation signed by the applicant or the a applicant’s consulting engineer (Registered Professional Engineer of Queensland, RPEQ) that the proposed basement excavation/construction does not rely on any works external to the site boundary (e.g. ground anchoring into adjacent properties or road reserves); or If the proposed basement excavation does require b ground anchoring into adjacent Council maintained road reserves, the applicant must, prior to obtaining a development permit for building works or change to ground level ancillary to building works as approved by a private certifier, or prior to the issue of any operational works approval (change to ground level) by Council, obtain a separate Permit from Council to Interfere with a Road – Temporary Ground Anchors (Subordinate Local Law 11.1 Section 5). The applicant is advised to contact (07) 5582 8866 for lodging an application for this permit. A copy of this permit shall be accompanied with the building works application.

Advisory note:

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


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

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

OPEN SPACE

Transfer of open space 46 The applicant must transfer to Council the areas of public open space listed a below, as identified on the plans indicated (subject to any amendments required by these conditions):

Purpose Description on Plan Plan Reference Conservation Area Natural Wetland

COGC Public Open Space (20,530 msq)

Site Cover and Open Space, Drawing No.: 5.07, Issue B, prepared by bda architecture dated 21 April 2016.

The land identified in paragraph (a) must be transferred b in fee simple as ‘Public Open Space’ to Council of the City of Gold Coast as Trustee. Council will hold the land in trust for community c infrastructure and may use the land, or permit the land to be used, for purposes that do not compromise the purpose for which the land is dedicated. The applicant must lodge the transfer documents with d Council. The transfer of the land to Council must be at no cost e to Council.

Information note:

Non-trunk Infrastructure - This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009.

Timing Transfer documents are to be lodged with Council at:

a The same time as lodgement of the subdivision plans, or

b If no subdivision plans are required, prior to the commencement of the use.

Where subdivision plans are required, the applicant must provide Council with evidence of the transfer of the land identified in paragraph (a) within 30 days of the registration of the subdivision plan that shows the entirety of the land identified in paragraph (a).


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Preparation of open space management plan (OSMP) 47 An open space management plan (‘OSMP’) must be a prepared, addressing all areas of land to be transferred to Council or that must be publicly accessible. The OSMP must be prepared by a suitably qualified b professional and must be: i In accordance with Council’s Open Space

Management Guideline: Guideline for the preparation of Reports and Plans associated with the dedication of Public Open Space (November 2007, Version 1); and

ii Generally in accordance with the following: A Open Space Management Statement;

B Relevant conditions of approval.

The submitted OSMP must demonstrate compliance c with the Open Space requirements in Section 6 of Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings and must address the following site-specific issues:

The estimated 5-year, 50-year and 100-year ARI i flood levels on the site. The OSMP must demonstrate that any proposed public open space for recreational purposes complies with the minimum post-development flood immunity requirements in Table 1-32 (Minimum Post- Development Flood Immunity) in the Priority Infrastructure Plan. Show indicative location of standard maintenance ii access gates/points, fencing detail and vehicle exclusion bollards. Demonstrate the location of private pedestrian iii walkways and access points adjacent to the public open space does not conflict with native vegetation and existing trees on the boundary interface. Show location of any stormwater treatment iv devices/outlet points in relation to encroachment and rehabilitation within public open space. Discuss the maintenance and management for v drainage/ filling of the dam located in public open space to be dedicated to Council. The filling of the dam must not cause adverse effects (i.e. concentrated flow, scouring or erosion). All bare and non-vegetated areas must be vi reconstructed with native vegetation. This includes turfed and cleared areas within the south-western and north-eastern corners of



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public open space not hatched as ‘reconstruction’ on Figure 1. Rehabilitation Management Areas of the Rehabilitation Management Plan prepared by Habitat dated September 2015. The OSMP is to contain an amended vii rehabilitation management plan showing reconstruction/rehabilitation within non-vegetated areas. Planting density must achieve 1 plant per square viii metre at a ratio of 70% canopy: 20% understorey and 10% groundcover.

Compliance assessment of OSMP 48 The OSMP is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed The planning scheme’s Change to Ground Level and

Creation of New Waterbodies Specific Development Code;

The planning scheme’s Reconfiguring a Lot Specific Development Code;

The planning scheme’s Landscape Works Specific Development Code;

The planning scheme’s Vegetation Management Specific Development Code;

The planning scheme’s Works for Infrastructure Specific Development Code;

The planning scheme’s Bushfire Management Areas Constraint Code;

The planning scheme’s Canals and Waterways Constraint Code;

The planning scheme Car Parking, Access and Transport Integration Constraint Code;

The planning scheme’s Cultural Heritage (Indigenous) Constraint Code;

The planning scheme’s Natural Wetland Areas and Natural Waterways Constraint Code;

The planning scheme’s Nature Conservation Constraint Code;

The planning scheme’s Ocean Front Land Constraint Code;


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Planning Scheme Policy 6 – Entry Statement;

Policy 10 – Guidelines for Preparing Management Plans and Plans of Development;

Planning Scheme Policy 11 – Land Development Guidelines;

Planning Scheme Policy 12 and 13 – Landscape Works Documentation Manual;

Planning Scheme Policy 15 – Management of Coastal Dune Areas;

Planning Scheme Policy 17 – Site Analysis; and Council’s Open Space Management Guideline: Guideline

for the preparation of Reports and Plans associated with the dedication of Public Open Space (November 2007, Version 1).

Compliance assessor: Gold Coast City Council When the request for compliance assessment must be made Prior to the approval of any development applications for operational work (inclusive of change to ground level, works for infrastructure, vegetation clearing or landscape work). The OSMP is not an approved report until a compliance certificate has been issued in respect of it.

Compliance certificate with future operational work 49 development applications A copy of compliance certificate for the OSMP must be provided with any future operational work development applications.

Compliance with OSMP prior to acceptance of open 50 space ‘On Maintenance’

All works specified in the OSMP and any conditions a imposed on the compliance certificate must be carried out in accordance with the approved plan at no cost to Council and to the satisfaction of the Chief Executive Officer, prior to Council accepting the open space ‘On Maintenance’ in accordance with Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.

The applicant must provide certification from a qualified b professional that all works in the approved OSMP and associated design drawings have been implemented on-site in accordance with the OSMP and the conditions of approval as stated on the compliance certificate approving the OSMP. This certification must be provided to the Council prior to accepting the works ‘On Maintenance’.


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Endorsement of concepts 51 The contents of the Open Space Management Statement (‘OSMS’) referenced in this Decision Notice are endorsed only in concept. Where details, drawings and the level of embellishment do not comply with Council’s policy or guidelines, the Council policy or guideline prevails over the contents of the endorsed OSMS.


Detailed landscape plans for public open space to be 52 submitted for approval

The applicant must submit to Council for approval a detailed landscape plans, by making a development application for Operational Work (Public Landscape). Landscape works must not commence on the site until b Council has issued a development permit for Operational Work (Public Landscape), or unless otherwise approved by a Council Officer from the Open Space Assessment Branch. Without limiting the requirements of the Planning c Scheme’s Landscape Work Specific Development Code, the detailed landscape plan must:

Be prepared by a qualified landscape architect or i similar landscape design professional; Be in general accordance with the final approved ii Statement of Landscape Intent; Be in general accordance with the final approved iii Open Space Management Plan; Reflect the approved layout (including any iv amendments to that layout required by these conditions) and the conditions of this approval;

v Provide locations for the retained vegetation, in accordance with the conditions of this approval;

vi Comply with Planning Scheme Policy 13 - Landscape Strategy Part 2 - Landscape Works Documentation Manual;

vii For works in the road reserve – comply with the following requirements: A Trees must not be aligned with side

boundaries or where underground services are located;

B Tree planting must be set back a minimum of one metre from the nominal kerb line;

C Trees must be a single-trunked canopy shade species able to attain a clear trunk height of 1800 mm on maturity;

D Trees must be kept a minimum distance of two (2) metres laterally from inlet gullies;

E Trees must not be planted within twenty (20) metres of the approach side and six (6)

Timing Prior to any landscape works occurring.


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metres of the departure side of intersections that are not equipped with traffic signals;

F Trees must not be planted within fifteen (15) metres of the approach side and six (6) metres of the departure side of a pedestrian crossing or bus stop;

G All built structures associated with an entry statement must be located within private property. Planting associated with the entry statement is acceptable in the road reserve area only where it achieves the requirements of Planning Scheme Policy 13 - Landscape Strategy Part 2 - Landscape Works Documentation Manual and Planning Scheme Policy 6: Entry Statements; and

viii For all public open space areas – comply with the following requirements: H Compliance with Planning Scheme Policy 11

– Land Development Guidelines, Standard Specifications and Drawings must be demonstrated;

I Details of all landscape works including new planting, rehabilitation works, built structures, stormwater treatment devices and wetland areas must be provided;

J All batters to public open space must be constructed to a slope no steeper than 1:6;

K All paved areas, including car park areas and shelters, are to be designed to accommodate disability access;

ix Include detailed design drawings of the stormwater treatment train including bioretention systems (if required by the conditions of this approval) which have been prepared in consultation with a Registered Professional Engineer Queensland (RPEQ) specialising in stormwater;

The landscape works must be constructed in d accordance with the approved landscape plan.

Timing Compliance with (d) to occur prior to the earliest of a request for compliance assessment of the subdivision plan, or if an uncompleted works bond agreement is entered into with Council prior to Council accepting the works ‘On Maintenance’.


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Entry statement and nature buffer planting 53 The applicant must demonstrate on detailed landscape a plans the following items are complied with:

Architectural features shown on Drawing No. 07 i ‘entry concept plan’ of the statement of landscape intent prepared by place design group must be located within the private allotment. The nature buffer planting must be contained ii wholly within the private allotment. Street trees and groundcovers planted in the iii public road reserve must be approved as part of the OPW (public landscape works) development permit. Proposed street trees must be native long-lived iv and low maintenance varieties/species.

All other design concepts must comply with Council’s b Planning Scheme Policy 6 – Entry Statements.


Preparation of maintenance management plan 54 A maintenance management plan (‘MMP’) of this a development approval must be prepared. The MMP must be prepared by a suitably qualified b professional. The MMP must be drafted in accordance with Council’s c Open Space Management Guideline: Guideline for the preparation of Reports and Plans associated with the dedication of Public Open Space (November 2007, Version 1). The MMP must be submitted and approved in d combination with the Operational Works (Public Landscape). The MMP must cover and be consistent with the stages e of the operational works application (public landscape).

Advisory Note

The MMP is a separate application to be assessed alongside the Operational Works (Public Landscape) application. Submission of the MMP requires the applicant to fill out and submit an application form. A link to the MMP application form can be found on the following City of Gold Coast link; http://www.goldcoast.qld.gov.au/documents/fa/frm_managment_plan.pdf. Failure to submit this form with the MMP application will result in a not properly made application and or additional charges.

Timing To be submitted with the OPW public landscape application.

‘Pre-start’ inspection required 55 The applicant must arrange and attend an on-site ‘Pre-start’ meeting with Council asset owners, Contributed Assets personnel and development representatives. The applicant

Timing Prior to the commencement of approved landscape


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must contact Council’s Contributed Assets Section (ph: (07) 5582 9034) to schedule the meeting.

works on site.

Establishment period for open space 56 Upon completion of the landscape works in accordance a with the approved landscape plans, the applicant must notify Council’s Contributed Assets Section (ph 5582 9034) for an on-site meeting, prior to acceptance by Council of the commencement of the ‘Establishment Period’. The applicant is responsible for the establishment of all b living components of public open space, to the satisfaction of the Chief Executive Officer, for the duration of a twelve (12) month ‘Establishment Period’, prior to commencement of the ‘On Maintenance’ period, in accordance with section 6 of Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings. Without limiting the obligations under section 6 of the c Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings the applicant must, during the ‘Establishment Period’:

Rectify any defects arising from substandard i workmanship; Replace any planted vegetation of poor quality or ii inappropriate species where used instead of specified species; and Maintain all components and their environs. iii


‘On Maintenance’ period for open space 57 Upon satisfactory completion of the ‘Establishment’ a period and Council notifying the applicant that the public open space has been formally accepted as being ‘On Maintenance’ following an ‘On Maintenance’ inspection, the applicant is responsible for undertaking a twelve (12) month ‘On Maintenance’ period in accordance with Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings. Without limiting the obligations under section 6 of the b Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings, the applicant, and not Council, is responsible for:

Maintaining open space areas; and i For the rectification of defects and any damage ii that occurs, unless the damage is directly attributable to Council activities.



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Standard of works/embellishments within open space 58 Works undertaken and embellishments installed within public open space must be in ‘as new’ condition or with signs of depreciation limited to deterioration commensurate with moderate use during the ‘On Maintenance’ period. The condition of works and embellishments includes, but is not limited to, elements of structural, functional and aesthetic integrity.

Timing During the ‘On Maintenance’ period and ‘Off Maintenance’ inspection.

Completion of embellishments and works 59 The applicant must ensure that all embellishments and works on land to be transferred to Council are undertaken and completed generally in accordance with the Open Space Management Statement and conditions of this development approval.


Timing for completion of open space works 60 All works to be undertaken on land that is to be transferred to Council as public open space must be completed, to the satisfaction of the Chief Executive Officer, and have been accepted ‘On Maintenance’.

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

Fencing of boundary between transferred open space 61 and private land

Fences must be constructed at the interface of a common boundaries between public open space to be transferred to Council and private land. Such fencing must be a maximum height of 1.2 metres b and be of an open style with a minimum 50% transparency.


LANDSCAPE WORKS ON PRIVATE LAND

Detailed landscape plan to be submitted for approval 62 The applicant must submit to Council for approval a a detailed landscape plan, by making a development application for operational work (landscape work). Without limiting the requirements of the planning b scheme’s Landscape Work Specific Development Code, the detailed landscape plan must:

Be prepared by a qualified landscape architect or i similar landscape design professional; Be in general accordance with the Statement of ii Landscape Intent, being plan no 1515031 rev D, title COOMERA GARDENS HOTEL LANDSCAPE STATEMENT OF INTENT, date 22/01/16, prepared by Place Design Group;

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


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Reflect the approved layout (including any iii amendments to that layout required by these conditions) and the conditions of this approval; and Comply with Planning Scheme Policy 13 – iv Landscape Strategy Part 2 – Landscape Works Documentation Manual.

The required landscaping plan must also demonstrate 63 the following:

Feature tree species must be minimum bag size a 200litre at the time of planting. Specimens must have appropriate and consistent internode/branch spacing; Tree species must be native evergreen canopy shade b trees with a minimum bag size of 100 litre at the time of planting; Tree species planted with root zones adjacent to within c structures must have root control/ barriers and/or structure strengthening systems installed. Full demonstration of these systems is required to be included within the Detailed Landscape Plan. Screening shrub/tree species must be native evergreen d shrubs/trees with a minimum bag size of 45 litre at the time of planting; Palm species must be a minimum 3 metres in height at e the time of planting; Feature shrub species must be a minimum 300mm pot f size at the time of planting; Shrub species must be a minimum 200mm pot size at g the time of planting; Plant species used onsite shall not be restricted to the h Plant Palette provided as plant availability, suitability and stock size may vary seasonally; and The landscape plan must include the approved location i and detailed design drawings of the bio-retention system which is required as part of the Stormwater Management for the site. The plan must incorporate an appropriate list of species in the plant schedule, which are suitable for a bio-retention area. Planting densities must match those shown in Council’s Water Sensitive Urban Design Guidelines.

Resort Landscape Link frontage buffer 64 Frontage Buffer planting shall be located wholly within a the private site as per Public Landscape Condition “Entry statement and nature buffer planting” condition of this MCU Taller upright species of Trees must be utilised within b the frontage buffer to add vertical visual softening to the hotel frontage. Species of Agathis and Araucaria must



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be used. Trees shall be planted at an advanced size minimum 400 litre or Ex ground.

Planter Boxes 65 The applicant must provide detailed specifications of a the planters to be included in the detailed landscape plans; An automatic irrigation system must be provided to all b podium planter boxes Planter boxes where trees are to be planted must c possess a minimum surface area of six (6) square metres; Tree/large shrub species must be chosen which are suitable for growing in such confined planting locations; and Tree species planted with root zones adjacent to and d within structures/planter boxes must have root control/ barriers and/or structure strengthening systems installed. Full demonstration of these systems is required to be included within the Detailed Landscape Plan.


ACID SULPHATE SOILS (ASS)/GROUNDWATER

Excavation/filling requiring consideration of acid 66 sulphate soil The proposed development incorporates a basement level and excavations will affect soils below 5m AHD that involves the excavation of 100m3 or more of soil or sediment. As such the following conditions in relation to acid sulphate soil investigation, management plan preparation and submission of documents to Council must be complied with.


Acid sulphate soil investigation 67 An acid sulphate soil investigation must be completed. The investigation sampling and analysis must be prepared in accordance with the Guidelines for Sampling & Analysis of Lowland Acid Sulphate Soils in Queensland Version 4 (October 1998, Ahern et al 1998) and Acid Sulphate Soil Laboratory Method Guidelines Version 2.1 (June 2004, Ahern et al 2004). The investigation must establish the following:

The presence/absence of acid sulphate soils over the a entire excavation area (ie. through soil investigations); The degree (ie. concentration) of acid leachate b generating potential of soils; The required soil dosage rates and quantity of lime c required to mitigate acid leachate; and The potential impacts on surrounding environment d features.



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Preparation of acid sulphate soil management plan 68 At the completion of the investigation required by the above condition, an acid sulphate soil management plan (‘ASSMP’) directed towards enabling works to be undertaken in a safe and effective manner must be prepared in accordance with:

Queensland Acid Sulfate Soil Technical Manual Soil a Management Guidelines v 4.0; and Conditions of this approval. b

Compliance assessment of acid sulphate soil 69 management plan The ASSMP is a document requiring compliance assessment under the Sustainable Planning Act 2009. The details of the acid sulphate soil investigation completed pursuant to Condition above Acid sulphate soil investigation (including bore hole logs, laboratory results and chain of custody documentations) must be submitted with the ASSMP. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed Queensland Acid Sulfate Soil Technical Manual Soil

Management Guidelines v 4.0 The planning scheme’s Changes to Ground Level and

Creation of New Waterbodies Specific Development Code; and

Planning Scheme Policy 14 – Management of Activities Located Within Areas of Acid Sulphate Soils.

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

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

Compliance certificate with any applications for 70 compliance assessment of the subdivision plans A copy of the compliance certificate for the acid sulphate soil management plan must be provided with any applications for compliance assessment.


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Appointment of acid sulphate treatment professional 71 A suitably qualified and experienced professional with relevant experience in this field must be appointed to supervise:

The treatment of all acid sulphate soils; a Stock piling; b Monitoring; c Verification testing of the soil; and d Other items as appropriate in accordance with the e approved Acid Sulphate Management Plan.

Timing At all times during construction works.

Pre-start meeting – acid sulphate soil requirements 72 The applicant must arrange and attend an on-site pre-start meeting with Council Environmental Planners. The contact number is (5582 8292). The following items are to be submitted prior to the booking or undertaken in conjunction with the booking of the pre-start meeting:

All applicable requirements of the approved Acid a Sulphate Soil Management Plan; The location of treatment pads are to be marked on b site; and The emergency fine agricultural lime must be on site at c the time of pre-start meeting in accordance with the approved Acid Sulphate Soils Management Plan.

In accordance with condition titled Appointment of acid sulphate treatment professional above, a suitably qualified and experienced professional in relation to the acid sulphate requirements must be present at the pre-start meeting and all contractors must be made aware of the requirement for works in relation to acid sulphate soils to be undertaken by the experienced professional nominated. Where an inspection is not passed, the applicant must attend to all outstanding issues/unsatisfactory items and book a re-inspection with Council.

Timing Prior to or in conjunction with the booking and undertaking of the pre-start meeting, and prior to any works commencing on site.

VEGETATION MANAGEMENT

Vegetation works OPW application required 73 This approval does not approve vegetation clearing or damage. A development application for operational work (vegetation works) must be made to and approved by Council for any works proposing clearing or damage to any Protected Vegetation. The application must be accompanied by a copy of each of the following plans (and, where a plan has already been approved, that plan must be accompanied by the

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


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corresponding approval documentation (ie. decision notice or letter of approval)):

The approved MCU / ROL layout plan. a The approved bushfire management plan. b Plans clearly identifying which vegetation is proposed to c be removed and which vegetation is proposed to be retained. A fauna management plan. d A vegetation management plan. e The amended vegetation management plan required by f Condition A sediment and erosion control and construction g management plan.

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

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

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

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

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

Amended vegetation management plan to be submitted 74 for approval

The submitted vegetation management plan (‘VMP’), a being Flora and Fauna Management Plan prepared by Habitat and dated September 2015, must be amended as follows:

Detail vegetation management of bushfire buffers i onsite; Provide detail of Tree Protection Zones of ii assessable vegetation located adjacent the development footprint, including vegetation that may be located on neighbouring properties; Provide a final Tree Clearing Plan which clearly iii shows which trees are to be removed and retained onsite.

The applicant must submit the amended VMP to b Council to be assessed and approved. All works must be conducted in accordance with the c approved amended VMP.

Timing In concurrence with any future development applications for operational works (vegetation clearing).


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BUSHFIRE MANAGEMENT

Bushfire management plan must be complied with 75 All development carried out must be in accordance with a the approved bushfire management plan (BMP) inclusive of the Queensland Fire & Emergency Services Cover Sheet, being Bushfire Management Report FM2513 for 486 Foxwell Road Coomera, A 134662, dated 15/09/2015, prepared by Eldon Bottcher Architect Pty Ltd. All measures required by the approved BMP must be b implemented prior to the commencement of the use of the premises. The approved BMP must be complied with at all times c for the life of the development and the use of the premises.


Certification of compliance with approved bushfire 76 management plan The applicant must provide certification from a suitably qualified professional that the approved bushfire management plan (BMP) has been fully implemented on-site.

Timing This certification must be provided to Council prior to the commencement of the use of the premises.

Bushfire management information for new purchasers 77 The applicant must provide a copy of the approved bushfire management plan (BMP) inclusive of the Queensland Fire & Emergency Services Cover Sheet to each new purchaser and, in the case of a community titles scheme, the BMP must also be referenced in the Community Management Statement, so that each resident is informed about:

The requirement for the approved BMP to be complied a with at all times for the life of the development and the use of the premises; The potential bushfire hazard on the site; b Their responsibility for fire management; and c The measures available for ongoing fire hazard d mitigation.

Timing Prior to the transfer or sale of property.

Road design to provide access for fire fighters 78 Roads are to be designed and constructed to provide safe access for fire fighters.


Water supply requirements for fire fighting (reticulated 79 water supply) For uses involving new or existing buildings with a gross floor area greater than 50m2, each lot must have a reliable reticulated water supply that has sufficient flow and pressure characteristics for fire fighting purposes at all times.

Timing Prior to the use commencing and then maintained at all times.


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The water supply shall be to the standard required in Appendix 5A (page 60)of the State Planning Policy Guideline 1/03: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide, or that which is able to be supplied by the Gold Coast Water reticulated supply.

Deviations require approval 80 Should any changes to the development or site parameters occur, the applicant is responsible for advising the bushfire consultant to ensure that the bushfire management plan (BMP) is not affected by these changes. This is including but not limited to areas of revegetation, conservation, covenants and retained bushland. Where amendments to the development or site parameters are proposed, an amended bushfire management plan (BMP) that takes into account the changes may be required to be lodged. Any such amended plan will be subject to further assessment and approval.


Compliance with the recommendations 81 All recommendations made in response to the bushfire management plan (BMP) by the bushfire consultant or Queensland Fire & Emergency Services (QFES), should be considered as requirements and conditions of approval for this application unless otherwise stated in writing by the Gold Coast City Council. Where there is a conflict, the conditions listed within the BMP apply.


Approved bushfire management plan and Council’s 82 decision notice A copy of the approved bushfire management plan (BMP) is to accompany Council’s decision notice for this application and must be distributed to individual and future lot owners.


Information note:

A notification has been placed on Council’s rates card for the property advising that an approved bushfire management plan is in existence, is available to ensuing owners, and must be complied with by ensuing owners.

Information note:

Where the bushfire management plan (BMP) has triggered the requirements of AS3959.2009 – Construction of dwellings in bushfire prone areas, the Queensland Fire & Emergency Services (QFES) only assesses the development’s compliance with the applicable performance criteria.

QFES does not accept any responsibility or liability for, or give approval as to the accuracy of the bushfire attack levels that are contained in the BMP.


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CONSTRUCTION MANAGEMENT

Construction management plan 83 Part A Construction Management Requirements

The construction management plan must be submitted a in 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 b activities associated with construction (excluding noise and dust issues), including but not limited to:

Vehicle access (including responsibility for i maintenance of the defined cartage route) during hours of construction; Traffic management (including loading and ii unloading); Parking of vehicles (including on site employees iii and delivery vehicles); Maintenance of safe pedestrian movement across iv the 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 c that:

the general public will be adequately protected i from construction activities; the building site will be kept clean and tidy to ii maintain public safety and amenity; and demand for occupation of the street and iii protection of Council assets will be well managed.

Should the development be under construction during d the year of the Gold Coast Commonwealth Games for the period January 2018 through to May 2018, the applicant will be required to undertake a specific Commonwealth Games Construction Management Plan which will deal with impacts such as road and footpath closures and elevated expectations of the presentation of construction sites. The approved construction management plan must be e complied with and kept on-site at all times.

Part B Road/footpath Closure Requirements Where as a result of construction work or activities it is necessary to temporarily close a road/footpath under the

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

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


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control of Council the following requirements will apply. Where it is proposed to interfere with a road for any f 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. Where it is required to interfere with a road for any g building or construction related work for a period in excess of two (2) weeks, a Road Closure Work Zone permit is to be obtained from Council’s Traffic Management and Operations Branch. Where it is required to occupy any portion of the road h reserve 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 84 During the transportation of soil and other fill/excavated material:

All trucks hauling soil, or fill/excavated material must a have their loads secure and covered; Any spillage that falls from the trucks or their wheels b must 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 c 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.

Workplace health and safety 85 The Workplace Health and Safety Act 2011 and AS 1742 Manual of Uniform Traffic Control Devices must be complied with in carrying out the works, including ensuring safe traffic control and safe public access in respect of works being conducted on a road.


Public safety to be ensured 86 The applicant must, at no cost to Council, ensure that all reasonable safeguards in and around the works are undertaken and maintained at all times to ensure the safety of the public. Such safeguards include, but are not limited to, erecting and maintaining barricades, guards, fencing and signs (and ensuring removal after completion of works) and watching and flagging traffic.



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PLUMBING AND DRAINAGE

Application for compliance permit for sewerage works 87 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:

be accompanied by a hydraulic design for all sewerage a works within the property; comply with Council’s: b

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

comply with Council’s Waste Management Policy c Relating to Refuse Requirements for Proposed and Existing Building Developments Within the City of Gold Coast dated January 1995.

Information note:

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

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

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

Application for compliance permit for water supply 88 plumbing work required The applicant must make an application to Council (Plumbing and Drainage Services) for a compliance permit for any compliance assessable water supply plumbing work within the property. Without limiting the requirements of the Plumbing and Drainage Act 2002 with which the works must comply, the application must:

be accompanied by a hydraulic design for all water a services within the property; and comply with Section 7 of Council’s Land Development b 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.


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Application for compliance permit for fire services 89 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.


SEWERAGE

Sewer reticulation 90 The development must be connected to Council’s sewer reticulation system at the applicant’s cost.

Timing Prior to commencement of the use of the premises.

Design, construction and standard of sewer reticulation 91 The design, construction and standard of the required sewer reticulation infrastructure to be carried out by the applicant must be in accordance with South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code).


Connection point 92 The existing manhole 103/17 at the head of the existing a 525mm trunk gravity main adjacent to lot 49 on SP180743 must be used as the connection point, unless otherwise approved by Gold Coast Water. The applicant shall construct a private sewerage pump b station within the development site at their own cost to collect sewage discharge from the development site. The applicant shall also construct a private rising main c (size subject to design confirmation) from the private pump station, at their own cost, to the nominated connection point. The proposed private sewerage pump station and d rising main must be designed and constructed in accordance with the requirements of the Plumbing and Drainage Act 2002 and comply with the requirements of clause 7.3.4 Private Pump Station and Pressure Mains of Gold Coast Planning Scheme Policy 11 – Land Development Guidelines. A new Council owned discharge manhole and vent e pole is required to be constructed for the rising main to



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discharge to, unless otherwise approved by Council. The private pump station and rising main must be f privately owned, operated and maintained by the Principal Body Corporate. The private pump station and private rising main g servicing the development site must be upgraded by the applicant should Council’s existing sewerage network be altered by Council, at no cost to Council.

Connections and disconnections – arrangements with 93 Gold Coast Water All connections and disconnections to the existing sewerage network are to be at the applicant’s cost. The applicant must obtain written approval for the connection and disconnection to the existing sewerage network from Gold Coast Water (phone 1300 694 222).

Timing Prior to connection to existing infrastructure.

Operational work (works for infrastructure) application 94 required The applicant must obtain a development permit for operational work (works for infrastructure) for any works (private rising main and discharge manhole) where the sewerage infrastructure assets are to be owned and/or maintained by Council.


WATER SUPPLY RETICULATION

Water supply reticulation (potable only) 95 The development must be connected to Council’s a potable water supply system, at the applicant’s cost. The applicant is responsible for any external works b necessary to connect to Council’s water supply reticulation system.

Timing Prior to commencement of use.

Design, construction and standard of water supply 96 reticulation The design, construction and standard of the required water supply reticulation infrastructure to be carried out by the applicant must be in accordance with South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code).


Connection point 97 The existing 300mm water main along Foxwell Road must be used as the potable water supply connection point, unless otherwise approved by Gold Coast Water.


Connections and disconnections – arrangements with 98 Gold Coast Water All connections and disconnections to the existing water



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

Supply standard 99

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


Installation of property service, water meter box and 100 meter The applicant must:

Submit an Operational Works (OPW) application, for a Council's approval, for water meters 40mm and above; Following approval of the OPW (if required), make b application to Gold Coast Water for Gold Coast Water’s Asset Audit and Handover Section (phone 1300 694 222) to arrange the property service, meter box and meter installation.

The property service, water meter box and water i meter shall be provided, at the boundary of the development site, in accordance with South East Queensland Design and Construction Code (SEQ D&C Code and/or any applicable COGC policies and procedures), at the applicant’s cost;

Make application for GCW to remove any redundant c water meters and/or services, at the applicant’s cost.


Fire loading 101 Fire loading must not exceed 15L/s for two (2) hours duration.


Operational work (works for infrastructure) application 102 required The applicant must obtain a development permit for operational work (works for infrastructure) for any works (including augmentations) where the water infrastructure assets are to be owned and/or maintained by Council.


Individual sub-metering to be provided 103 The developer shall provide individual sub-metering for all units within the complex including any common property, in accordance with Sub-metering Policy dated 1 January 2008, as follows unless otherwise approved by Gold Coast Water.

All meters and their locations shall be approved by a Plumbing and Drainage. Automatic Meter Reading (AMR) technology shall be b

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


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utilised where free access for meter reading cannot be provided. For high-rise complexes, sub-meters shall be installed c in common areas such as stairwell landings or beside the elevator shaft.

ADVISORY NOTES TO APPLICANT

A Incorporation of Equitable Access at the Detailed Design Stage

All public spaces and facilities within the development must provide equitable access, including continuous accessible paths of travel, in compliance with the Commonwealth Disability Discrimination Act (1992) and the Disability (Access to Premises – Buildings) Standards 2010.

B Mechanical Surveillance

Should mechanical surveillance (e.g. CCTV) be installed on the premises, footage should be retained for a minimum period of 30 days and provided to Police upon request.

C Referral agencies

The referral agencies (and their addresses) for the application are listed below. Any referral agency conditions are identified in their referral agency response attached to this decision notice.

Referral agency Address Jurisdiction Department of Infrastructure, Local Government and Planning

SEQ South Region (Gold Coast) PO Box 3290 Australia Fair Southport QLD 4215

Concurrence agency Schedule 7, Table 3, Item 2 - Development impacting on State transport infrastructure Schedule 7, Table 3, Item 5 - Coastal management districts

D Properly made submissions

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

E Rights of appeal

The applicant has a right of appeal to the Planning and Environment Court regarding this decision, pursuant to section 461 of the Sustainable Planning Act 2009. A copy of that section is attached to the decision notice. For particular material changes of use, an appeal can also be made to a Building and Development Committee. Please refer to the prerequisites in sections 519 and 522 of the Sustainable Planning Act 2009, attached to this decision notice, to determine whether you have appeal rights to a Building and Development Committee. Submitters who made properly made submissions have a right of appeal to the Planning and Environment Court regarding this decision, pursuant to section 462 of the Sustainable Planning Act 2009. A copy of that section is attached to the decision notice.


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F Applicant responsibilities

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

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.

G Indigenous cultural heritage legislation and duty of care requirement

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


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

H Infrastructure charges

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

I Listing of koala under EPBC Act 1999

Koala populations in South East Queensland are now listed (since May 2012) under the Environment Protection and Biodiversity Conservation Act 1999 (Cth) (EPBC Act) as a matter of national environmental significance. You should consider whether the works (including but not limited to any damage to or removal of koala habitat trees) are likely to have a significant impact on koala (or any other matter of national environmental significance) and should be referred to the Department of Sustainability, Environment, Water, Population and Communities (SEWPAC). Some guidance is provided in the document available at the following link, but you should secure your own advice: http://www.environment.gov.au/epbc/publications/pubs/bio240-0612-interim-koala-referral-advice.pdf

It is an offence under the EPBC Act to take an action that has a significant impact on a matter of national environmental significance unless you have approval under the EPBC Act. It is also an offence under s.74AA of the EPBC Act to take an action while you are waiting on a referral or approval decision from SEWPAC under the EPBC Act.

The giving of a development approval by Council and authorisations under it (e.g. an authorisation following a pre-start inspection) does not override, remove or otherwise affect the need for you to comply with other approval requirements under local, State or Commonwealth laws (e.g. the EPBC Act). You are responsible for ensuring you have obtained all other necessary approvals before the work the subject of this approval/authorisation can be lawfully commenced.

Author: Authorised by:

Sheena Phillips Dyan Currie A/Senior Planning Officer Director Planning and Environment City Development Branch


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ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 COMMITTEE RECOMMENDATION CP16.0520.007 moved Cr Vorster seconded Cr Gates That Council resolves as follows:

Real property description Lot 23 on RP166189 Address of property 486 Foxwell Road, Coomera Area of property 30,830m2 Decision type Development Permit for a Material Change of Use

(Impact Assessment) for a Resort Hotel (197 Rooms) Further development permits Building Works, Plumbing and Drainage, Operational

Works Further compliance permits N/A Compliance assessment required for documents or works

Open Space Management Plan, Acid Sulfate Soils Management Plan

NATURE OF DECISION

A Council approves the issue of a Development Permit for a Material Change of Use for a Resort Hotel (197 Rooms), subject to the following conditions:

APPROVED DRAWINGS

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

Plan No. Rev. Title Date Prepared by 3.01 A Development

Summary 22/01/2016 BDA Architecture

5.01 A Building Ground Level Setbacks


5.02 A Building Level 1, 2 & 3 Setbacks


5.04 A Basement Ramp Section


5.05 B Waste Management 24/02/2016 BDA Architecture 5.06 A Pedestrian Circulation 22/01/2016 BDA Architecture 5.07 B Site Cover and Open

Space 21/04/2016 BDA Architecture

6.04 A Perspective View 1 22/01/2016 BDA Architecture 6.05 A Perspective View 2 22/01/2016 BDA Architecture 6.06 A Streetscape 22/01/2016 BDA Architecture


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ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 6.08 A Streetscape Cross

Section 22/01/2016 BDA Architecture

6.09 A Materials and Finishes 22/01/2016 BDA Architecture 7.01 A Overall Plan

Basement Level 22/01/2016 BDA Architecture

7.02 A Overall Plan – Lower Ground Floor Level


7.03 A Overall Plan – Ground Floor Level


7.04 A Overall Plan – Level 01


7.05 A Overall Floor Plan – Level 02


7.06 A Overall Floor Plan – Level 03


7.07 A Overall Floor Plan – Roof Level


7.08 A Building 1 – Lower Basement Level – Floor Plan


7.09 A Building 1 – Basement Level A – Floor Plan


7.09 A Building 1 – Basement Level B – Floor Plan


7.10 A Building 1 – Ground Floor Level – Floor Plan






7.14 A Building 1 – Roof Plan 22/01/2016 BDA Architecture 7.15 A Building 1 – Elevations

– Sheet 1 22/01/2016 BDA Architecture



7.17 A Building 1 – Section A 22/01/2016 BDA Architecture 7.18 A Building 2 & 3 –

Basement Level Plan 22/01/2016 BDA Architecture

7.19 A Building 2 & 3 – Lower Ground Floor Plan


7.20 A Building 2 & 3 – Ground Floor Plan



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ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 7.21 A Building 2 & 3 – Level

01 Floor Plan 22/01/2016 BDA Architecture

7.22 A Building 2 & 3 – Level 01 – Floor Plan


7.23 A Building 2 & 3 – Roof Plan






7.26 A Chapel 22/01/2016 BDA Architecture 7.27 A Hotel Room Types 22/01/2016 BDA Architecture 7.36 A Site Plan / True South

Elevation 22/01/2016 BDA Architecture

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

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


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


4 Decision notice and approved plans/drawings to be retained on site A copy of this decision notice and stamped approved plans/drawings must be retained on site at all times. This



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decision notice must be read in conjunction with the stamped approved plans to ensure consistency in construction, establishment and maintenance of approved works.

5 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.

CAR PARKING AND ACCESS

6 Off street car parking facilities a Off-street car parking facilities must be designed,

constructed and maintained to the satisfaction of the Chief Executive Officer, at no cost to Council, in accordance with AS2890.1 (latest version).

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

c A minimum combined total of 156 off-street car parking spaces must be provided for on-site, where at least 89 spaces are provided for the resort hotel guests and 67 spaces for the commercial land use/s.

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


7 Freely accessible commercial car parking a All commercial car parking must be accessible, not

subject to regulations or restrictions, to staff for the time the use or premises is open for business and to bona fide visitors for the duration of any visit to the site.

b Car parking for staff and visitors must have no gateways, doors or similar devices, including fobs or swipe cards that restrict access to those parking spaces during business hours.

c Commercial parking must be clearly identifiable through the provision of appropriate signage and line marking. Signage and line marking must be designed, constructed and maintained to the satisfaction of the Chief Executive Officer, at no cost to Council.


8 Bicycle parking a Bicycle parking facilities must be provided to the

satisfaction of the Chief Executive Officer, at no cost to Council and maintained in accordance with: i A minimum of 16 bicycle parking spaces, where at



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least 8 spaces are provided for staff and 8 spaces for visitors;

ii The approved plans; 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; 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.

9 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.


10 Off-street commercial vehicle facilities a Off-street commercial vehicle facilities must be

designed, constructed and maintained to the satisfaction of the Chief Executive Officer, at no cost to Council, in accordance with AS2890.2-2002 (latest version).

b Off-street commercial vehicle facilities must only be used for loading and unloading.

c Off-street commercial vehicle facilities must be drained, sealed and line marked.


11 Signs and line marking In addition to signs and line marking required by AS2890.1, the following must be installed and maintained to the satisfaction of the Chief Executive Officer and at no cost to Council: a Signage located within the site visible to entering

vehicles including the Standard Service Sign Series ‘P’ sign, in accordance with the Manual of Uniform Traffic Control Devices, Transport and Main Roads Queensland – Part 15, accompanied with wording giving direction to commercial visitor parking at ground level and at basement level.



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ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 12 Porte-cochere clearance

The porte-cochere and any structures over the access driveway must have a minimum vertical clearance of 4.5 metres.


13 Sight lines to pedestrians Where the exit driveway meets the property boundary to the public roadway, clear (triangulated) sight lines must be provided and maintained. The sight lines must be 2 metres wide, provided on both sides of the driveway, for a length of 2.5 metres back into the site, in accordance with Figure 3.4 – Minimum dimensions for access driveway sight splays for pedestrians of AS2890.2. The area within these sight triangles must be kept clear of obstructions.


ROADS

14 Channelised Right Turn Lane in Foxwell Road Design and construct a channelised right (CHR) turn lane treatment in Foxwell Road, in accordance with Bitzios Consulting Drawing No. P1895/001 Issue A dated 07.09.15, to the satisfaction of the Chief Executive Officer. Information note: This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure). Advice Note: No kerb and channel is to be provided on Foxwell Road fronting the subject site, except adjacent to the indented bus bays. Provision of kerb and channel will be undertaken by Council when this section of Foxwell Road is upgraded in the future.


15 Bus stops and bus bays in Foxwell Road Design and construct an indented bus stop and bus bay on both sides of Foxwell Road, to the satisfaction of the Chief Executive Officer in accordance with Drawing No. TL-R02 of Translink’s Public Transport Infrastructure Manual (latest version) and Council’s Land Development Guidelines, as generally shown on BDA Architecture Plan 7.04, sheet 38 of 63, and to the following requirements: a Bus stops and bus bays must be indented into the

adjacent verge area so that the bus is out of the traffic stream while it is setting down or picking up passengers (ie. bus stop bays must be clear of all traffic lanes and bike lanes).

b The kerb and channel and pavement design at the bus bays must be in accordance with Council’s Land Development Guidelines. The design pavement thickness of the bus stops and bus bays must be equal to the design pavement thickness of the adjacent road



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classification. c The applicant must apply for and obtain a development

permit for operational work (works for infrastructure) from Council for the design and construction of the above bus bays.

Information note: This condition is imposed in accordance with section 647 of the Sustainable Planning Act 2009 (i.e. trunk infrastructure (listed)).

FOOTPATHS AND BIKEWAYS

16 Footpaths- Foxwell Road a The applicant must design and construct a 1.5m wide

concrete footpath from the entrance of the proposed development to the proposed bus bays on each side of Foxwell Road. This requirement includes the provision of safe access across Foxwell Road by way of a pedestrian island refuge.

b The applicant must apply for and obtain a development permit for operational work (works for infrastructure) from Council for the design and construction of the above footpath/s. Approval of landscaping plans, which show the location of footpaths, is not to be taken as an approval to construct such paths.

Information note: This condition is imposed in accordance with section 647 of the Sustainable Planning Act 2009 (i.e. trunk infrastructure (listed)).


VEHICULAR CROSSINGS AND DRIVEWAYS

17 Internal (private) roads a The absolute maximum gradient of the internal (private)

roads must not exceed 17%. b The design and construction of the pavement for the

internal (private) roads must comply with AS 3727-1993 Guide to residential pavements and AS2890. 1-2004 Parking facilities Part 1: Off-street car parking.

c The pavement construction for the internal (private) roads must be supervised and certified by a Registered Professional Engineer Queensland (RPEQ) and the certification provided to Council.

Timing The RPEQ certification must be provided to Council prior to the commencement of the use on the subject lot.

18 Vehicular crossings a A vehicular crossing (driveway entry within the road

reserve) must be designed and constructed by the applicant (at no cost to Council) in accordance with the following Council Standard Drawing/s for vehicular crossings as applicable: i 05-02-604 Rural access. This crossing shall be

Timing Prior to commencement of the use on the site.


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modified for the local site condition and designed by a RPEQ Certified Road Engineer to suit the ‘Rural’ road fronting the property and the commercial use of the development.

ii The design of the pavement shall be in accordance to Drawing 05-02-301.

b The applicant must apply for and obtain a licence from Council for the construction of the vehicular crossing/s.

c The vehicular crossing/s must be constructed to the satisfaction of the Chief Executive Officer.

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


ALTERATIONS TO SERVICES, INFRASTRUCTURE AND/OR ROAD RESERVE

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

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

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

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

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

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

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

Information note: Such connection to, alteration or realignment works may include but not limited to, fire hydrants, water service meters, sewer man hole covers, stormwater drainage infrastructure, reinstatement of disused driveway crossovers with kerb and channel, footpaths, road pavement, kerb and channel, kerb

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


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ramps, medians and traffic islands, road furniture, signage and linemarking. Where such works will require the alteration, realignment or in any way impact on other public utility infrastructure (e.g. telecommunications, electricity, gas) the applicant must obtain the necessary approvals from the relevant public utility authority prior to works commencing.

ELECTRICAL RETICULATION

21 Electricity supply a The applicant must submit to Council a copy of the

‘Certificate of Supply’ from an authorised electricity supplier (e.g. ENERGEX) as evidence that underground low-voltage electricity supply is available to the development site and all proposed dwellings within the site (i.e. sufficient for the ultimate use of the site).

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

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

TELECOMMUNICATIONS

22 Telecommunications The applicant must: a Provide underground telecommunications to the subject

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

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

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


HEALTH AND REGULATORY SERVICES

23 Bulk bins – storage points within building structure The bulk bin storage points within the building must be located and constructed within a purpose-built storage room, in accordance with ‘Waste Management 5.05’ prepared by BDA Architecture dated 24 February 2016 (Reference No. 364600 Issue B). The design and construction must comply with the following requirements: a air-locked b fly and vermin proofed c used solely for the storage of waste



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d constructed hardstand area with a solid concrete base or acceptable equivalent

e graded to fall to a drainage point f drainage point to be connected to sewer in accordance

with trade waste requirements g provided with a hosecock for cleaning the bins and room h Allow for at least an additional 0.5 metres clearance

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

24 Bulk bins – servicing point The bulk bin servicing point must be located in accordance with ‘Waste Management 5.05’ prepared by BDA Architecture dated 24 February 2016 (Reference No. 364600 Issue B), and be designed and constructed in compliance with the following requirements: a Sufficient access and clearance for the waste collection

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

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

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

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

e Constructed hardstand with a solid concrete base or acceptable equivalent

f Allow for at least an additional 0.5 metres clearance surrounding each container, or for multiple bins, one (1) metre clearance around the combined multiple bin area, whichever is the lesser

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


ACOUSTICS

25 Acoustic design and construction The development must be designed and constructed in accordance with the recommendations outlined in the acoustic report prepared by Acoustic Works dated 29 October 2015 (Reference No: 2015325 R03 Coomera Garden Hotels RTN ENV.docx). Any alteration to the design or construction of the development that prevents the recommendations of the approved acoustic report being implemented will require an amended acoustic report to be submitted and approved by Council prior to Building Approval.

Timing As indicated in the wording of the condition


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ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 26 Acoustic report required prior to building approval

An acoustic report must be submitted and approved by Council prior to Building Approval. The report shall include: a The expected impact of noise from all mechanical plant

and equipment associated with the development on the existing and proposed noise sensitive uses. Current measured background levels during the proposed hours of operation must be undertaken and all monitoring data & locations, methodology and calculations must be provided;

b Assessment of all noise sources from the mechanical plant and equipment associated with the development against the ‘Environmental Protection (Noise) Policy 2008’, and any other relevant policies / guidelines.

c The required control measures to achieve compliance with the applicable criteria and standards.

The development must be designed and constructed in accordance with any recommendations of the approved acoustic report and any other conditions imposed in the approval of the report.

Timing Prior to Building Approval

27 Delivery and collection hours Delivery and collection activities must be conducted between the hours of 7:00am and 6:00pm daily.

Timing At all times

HOURS OF OPERATION – LICENCED PREMISES

28 Hours of operation a All activities associated with the operation of a licensed

premises will be limited to the hours of 10am to 12 midnight Monday to Sunday.

b The service of alcohol at the premises will be limited to the above hours, with the exception of restocking mini-bars and providing room service which may operate 24 hours per day Monday to Sunday.


AMENITY

29 Restricted paint colours Buildings and structures must not be painted in highly reflective, bright or obtrusive colours.


30 Location of equipment and ventilation/refrigeration units All service equipment, mechanical ventilation and refrigeration units associated with the use of the premises must be installed, located and screened to the satisfaction of the Chief Executive Officer so as not to cause nuisance or disturbance to persons outside the curtilage of the premises.


31 No nuisance from lighting All lighting devices must be positioned on the premises and



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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.

CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN

32 Crime Prevention Through Environmental Design (CPTED) The applicant must apply Crime Prevention Through Environmental Design (CPTED) principles in the detailed design to promote opportunities for casual surveillance and to ensure clear sightlines are maintained. This is to include: a Where practical and not in conflict with the approved

Statement of Landscape Intent, visibility through vegetation foliage must be clear between the height of 0.6m and 1.8m adjacent to pedestrian routes within the development; and

b Safe and accessible paths of travel must include clear directional signage and be maintained during the construction phase. Any construction barriers must be positioned to ensure they do not create concealment spots or potential entrapment zones.

Timing At all times

Timing At all times during construction

33 Built elements to incorporate graffiti prevention principles Fencing and buildings must incorporate graffiti prevention principles. Note: Graffiti prevention principles used may include, but are not limited to:

i Walls and fences constructed using textured or permeable material, avoiding large flat surfaces;

ii Vegetation planted against solid surfaces (without creating concealment areas);

iii Vandal-resistant sensor lighting used to draw attention to movement at night;

iv Anti-graffiti coatings are used to a minimum height of 3 metres;

v Darker colours are used that require fewer coats of paint to cover graffiti.

Further advice regarding graffiti prevention is available at www.goldcoast.qld.gov.au/preventgraffiti.

Timing At all times

34 Fencing within development designed to promote casual surveillance Any fencing that exceeds 1.2m in height and constructed on property boundaries or adjacent to communal open space must have permanent visibility through at least 50% of the surface area.

Timing At all times


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http://www.goldcoast.qld.gov.au/preventgraffiti

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 35 Lighting design and installation to promote community

safety a The applicant must install and maintain lighting along all

publicly accessible pedestrian connections, external use areas and car parking areas within the development, at no cost to Council. The design and construction of the lighting system must: i Provide a consistent level of light, to meet

minimum requirements of Australian Standard AS1158; and

ii Include vandal resistant fixtures.

Timing Prior to the commencement of the use on the site

HYDRAULICS

36 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.


37 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.


38 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.


39 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 “All Sun Properties Group, China Garden Hotel, 486 Foxwell Road, Coomera, Site Based Stormwater Management Plan, Revision 04 (Report No. F0002-AA007770-AAR-04)” dated 20 January 2016, prepared by Arcadis Pty Ltd. Information note: This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).

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

40 Certification that stormwater management treatment train implemented The applicant must provide to Council certification from a

Timing Prior to the commencement of the


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Registered Professional Engineer Queensland (RPEQ) specialising in stormwater that the stormwater management treatment train in the approved stormwater management plan and associated design drawings has been installed on-site and is functioning as designed.

use of the premises.

41 Public utility (stormwater) easements to be provided Public utility (stormwater) easements must be provided for the purposes of access, maintenance and construction of services, in favour of and at no cost to Council, over stormwater infrastructure conveying stormwater runoff from external catchment through the site. Such easements must meet the following requirements: a Easement widths must comply with the requirements

specified in Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings for stormwater infrastructure.

b Notwithstanding the easement width requirements specified in Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings, a 400 mm minimum horizontal clearance is required between infrastructure of differing types.

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

d The terms of such easements shall be to the satisfaction of the Chief Executive Officer.

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

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

Timing The terms of the easement shall be executed prior to the earlier of compliance assessment of the subdivision plan or commencement of the use of the premises.

EROSION AND SEDIMENT CONTROL

42 Erosion and sediment control a Erosion, sediment and dust control measures must be

implemented in accordance with the Best Practice Erosion & Sediment Control (IECA Australasia, November 2008).

b Sediment control structures (eg. sediment fence) must be placed at the base of all materials imported 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 All polluted/contaminated water from the site, including dewatering discharge, must be treated to achieve the

Timing During construction/building works.


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water quality objectives in Table 8.2.1 of the Queensland Water Quality Guidelines (DERM, September 2009) prior to discharging from the site.

e 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 rectify 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.

43 Erosion and sediment control for works within waterways a All works within waterways (including riparian areas)

must be: i Undertaken during dry weather; ii Promptly rehabilitated conforming to the natural

channel form, substrates and riparian vegetation as far as possible; and

iii Undertaken in accordance with Best Practice Erosion & Sediment Control, Appendix I – Instream works, Sections I4 and I6 (IECA Australasia, November 2008).

b Temporary vehicular crossings of waterways must be designed and constructed to convey flows and remain stable for all rainfall events up to the 1 in 10 year average recurrence interval (ARI) event of critical duration.

Timing During operational / construction works (works for infrastructure and/or change to ground level).

GEOTECHNICAL

44 Certification of basement excavation stability The applicant must submit to Council certification from a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering confirming that the proposed basement excavation and associated batters or supporting structures have been adequately designed based on existing geotechnical conditions of the site, the excavation batters/supporting structures will achieve a factor of safety greater than 1.5 against geotechnical instabilities; and that the proposed basement excavation/construction including any dewatering will not cause any adverse effects on the stability and integrity of the adjacent buildings, properties, utility services and infrastructures.

Timing Prior to the issue of a development permit for building works.

45 Basement excavation and ground anchoring issues In conjunction with any application seeking a development permit for building works, the applicant shall provide the following document(s) to the relevant authority.

Timing In conjunction with any application seeking a development permit for


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

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

Advisory note: • The installation of any ground anchors into any adjacent

private property will require approval of the relevant property owner(s) and is not assessed or approved by Council.

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

building works.

OPEN SPACE

46 Transfer of open space a The applicant must transfer to Council the areas of public open space listed

below, as identified on the plans indicated (subject to any amendments required by these conditions):

Purpose Description on Plan Plan Reference Conservation Area Natural Wetland

COGC Public Open Space (20,530 msq)

Site Cover and Open Space, Drawing No.: 5.07, Issue B, prepared by bda architecture dated 21 April 2016.

b The land identified in paragraph (a) must be transferred in fee simple as ‘Public Open Space’ to Council of the City of Gold Coast as Trustee.

c Council will hold the land in trust for community infrastructure and may use the land, or permit the land to be used, for purposes that do not compromise the

Timing Transfer documents are to be lodged with Council at:

a The same time as lodgement of the


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purpose for which the land is dedicated. d The applicant must lodge the transfer documents with

Council.

e The transfer of the land to Council must be at no cost to Council.

Information note: Non-trunk Infrastructure - This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009.

subdivision plans, or

b If no subdivision plans are required, prior to the commencement of the use.

Where subdivision plans are required, the applicant must provide Council with evidence of the transfer of the land identified in paragraph (a) within 30 days of the registration of the subdivision plan that shows the entirety of the land identified in paragraph (a).

47 Preparation of open space management plan (OSMP) a An open space management plan (‘OSMP’) must be

prepared, addressing all areas of land to be transferred to Council or that must be publicly accessible.

b The OSMP must be prepared by a suitably qualified professional and must be: i In accordance with Council’s Open Space

Management Guideline: Guideline for the preparation of Reports and Plans associated with the dedication of Public Open Space (November 2007, Version 1); and

ii Generally in accordance with the following: A Open Space Management Statement; B Relevant conditions of approval.

c The submitted OSMP must demonstrate compliance with the Open Space requirements in Section 6 of Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings and must address the following site-specific issues: i The estimated 5-year, 50-year and 100-year ARI

flood levels on the site. The OSMP must demonstrate that any proposed public open space for recreational purposes complies with the minimum post-development flood immunity requirements in Table 1-32 (Minimum Post- Development Flood Immunity) in the Priority Infrastructure Plan.

ii Show indicative location of standard maintenance access gates/points, fencing detail and vehicle exclusion bollards.



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iii Demonstrate the location of private pedestrian walkways and access points adjacent to the public open space does not conflict with native vegetation and existing trees on the boundary interface.

iv Show location of any stormwater treatment devices/outlet points in relation to encroachment and rehabilitation within public open space.

v Discuss the maintenance and management for drainage/ filling of the dam located in public open space to be dedicated to Council. The filling of the dam must not cause adverse effects (i.e. concentrated flow, scouring or erosion).

vi All bare and non-vegetated areas must be reconstructed with native vegetation. This includes turfed and cleared areas within the south-western and north-eastern corners of public open space not hatched as ‘reconstruction’ on Figure 1. Rehabilitation Management Areas of the Rehabilitation Management Plan prepared by Habitat dated September 2015.

vii The OSMP is to contain an amended rehabilitation management plan showing reconstruction/rehabilitation within non-vegetated areas.

viii Planting density must achieve 1 plant per square metre at a ratio of 70% canopy: 20% understorey and 10% groundcover.

48 Compliance assessment of OSMP The OSMP is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • The planning scheme’s Change to Ground Level and

Creation of New Waterbodies Specific Development Code; • The planning scheme’s Reconfiguring a Lot Specific

Development Code; • The planning scheme’s Landscape Works Specific

Development Code; • The planning scheme’s Vegetation Management Specific

Development Code; • The planning scheme’s Works for Infrastructure Specific

Development Code; • The planning scheme’s Bushfire Management Areas

Constraint Code;


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• The planning scheme’s Canals and Waterways Constraint Code;

• The planning scheme Car Parking, Access and Transport Integration Constraint Code;

• The planning scheme’s Cultural Heritage (Indigenous) Constraint Code;

• The planning scheme’s Natural Wetland Areas and Natural Waterways Constraint Code;

• The planning scheme’s Nature Conservation Constraint Code;

• The planning scheme’s Ocean Front Land Constraint Code;

• Planning Scheme Policy 6 – Entry Statement; • Policy 10 – Guidelines for Preparing Management Plans

and Plans of Development; • Planning Scheme Policy 11 – Land Development

Guidelines; • Planning Scheme Policy 12 and 13 – Landscape Works

Documentation Manual; • Planning Scheme Policy 15 – Management of Coastal

Dune Areas; • Planning Scheme Policy 17 – Site Analysis; and • Council’s Open Space Management Guideline: Guideline

for the preparation of Reports and Plans associated with the dedication of Public Open Space (November 2007, Version 1).

Compliance assessor: Gold Coast City Council When the request for compliance assessment must be made Prior to the approval of any development applications for operational work (inclusive of change to ground level, works for infrastructure, vegetation clearing or landscape work). The OSMP is not an approved report until a compliance certificate has been issued in respect of it.

49 Compliance certificate with future operational work development applications A copy of compliance certificate for the OSMP must be provided with any future operational work development applications.

50 Compliance with OSMP prior to acceptance of open space ‘On Maintenance’ a All works specified in the OSMP and any conditions

imposed on the compliance certificate must be carried out in accordance with the approved plan at no cost to Council and to the satisfaction of the Chief Executive Officer, prior to Council accepting the open space ‘On Maintenance’ in accordance with Planning Scheme


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Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.

b The applicant must provide certification from a qualified professional that all works in the approved OSMP and associated design drawings have been implemented on-site in accordance with the OSMP and the conditions of approval as stated on the compliance certificate approving the OSMP. This certification must be provided to the Council prior to accepting the works ‘On Maintenance’.

51 Endorsement of concepts The contents of the Open Space Management Statement (‘OSMS’) referenced in this Decision Notice are endorsed only in concept. Where details, drawings and the level of embellishment do not comply with Council’s policy or guidelines, the Council policy or guideline prevails over the contents of the endorsed OSMS.


52 Detailed landscape plans for public open space to be submitted for approval a The applicant must submit to Council for approval

detailed landscape plans, by making a development application for Operational Work (Public Landscape).

b Landscape works must not commence on the site until Council has issued a development permit for Operational Work (Public Landscape), or unless otherwise approved by a Council Officer from the Open Space Assessment Branch.

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

similar landscape design professional; ii Be in general accordance with the final approved

Statement of Landscape Intent; iii Be in general accordance with the final approved

Open Space Management Plan; iv Reflect the approved layout (including any

amendments to that layout required by these conditions) and the conditions of this approval;

v Provide locations for the retained vegetation, in accordance with the conditions of this approval;

vi Comply with Planning Scheme Policy 13 - Landscape Strategy Part 2 - Landscape Works Documentation Manual;

vii For works in the road reserve – comply with the following requirements: A Trees must not be aligned with side

boundaries or where underground services are located;

Timing Prior to any landscape works occurring.


747 Adopted Report


B Tree planting must be set back a minimum of one metre from the nominal kerb line;

C Trees must be a single-trunked canopy shade species able to attain a clear trunk height of 1800 mm on maturity;

D Trees must be kept a minimum distance of two (2) metres laterally from inlet gullies;

E Trees must not be planted within twenty (20) metres of the approach side and six (6) metres of the departure side of intersections that are not equipped with traffic signals;

F Trees must not be planted within fifteen (15) metres of the approach side and six (6) metres of the departure side of a pedestrian crossing or bus stop;

G All built structures associated with an entry statement must be located within private property. Planting associated with the entry statement is acceptable in the road reserve area only where it achieves the requirements of Planning Scheme Policy 13 - Landscape Strategy Part 2 - Landscape Works Documentation Manual and Planning Scheme Policy 6: Entry Statements; and

viii For all public open space areas – comply with the following requirements: H Compliance with Planning Scheme Policy 11

– Land Development Guidelines, Standard Specifications and Drawings must be demonstrated;

I Details of all landscape works including new planting, rehabilitation works, built structures, stormwater treatment devices and wetland areas must be provided;

J All batters to public open space must be constructed to a slope no steeper than 1:6;

K All paved areas, including car park areas and shelters, are to be designed to accommodate disability access;

ix Include detailed design drawings of the stormwater treatment train including bioretention systems (if required by the conditions of this approval) which have been prepared in consultation with a Registered Professional Engineer Queensland (RPEQ) specialising in stormwater;

d The landscape works must be constructed in accordance with the approved landscape plan.

Timing Compliance with (d) to occur prior to the earliest of a request for


748 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 compliance

assessment of the subdivision plan, or if an uncompleted works bond agreement is entered into with Council prior to Council accepting the works ‘On Maintenance’.

53 Entry statement and nature buffer planting a The applicant must demonstrate on detailed landscape

plans the following items are complied with: i Architectural features shown on Drawing No. 07

‘entry concept plan’ of the statement of landscape intent prepared by place design group must be located within the private allotment.

ii The nature buffer planting must be contained wholly within the private allotment.

iii Street trees and groundcovers planted in the public road reserve must be approved as part of the OPW (public landscape works) development permit.

iv Proposed street trees must be native long-lived and low maintenance varieties/species.

b All other design concepts must comply with Council’s Planning Scheme Policy 6 – Entry Statements.


54 Preparation of maintenance management plan a A maintenance management plan (‘MMP’) of this

development approval must be prepared. b The MMP must be prepared by a suitably qualified

professional. c The MMP must be drafted in accordance with Council’s

Open Space Management Guideline: Guideline for the preparation of Reports and Plans associated with the dedication of Public Open Space (November 2007, Version 1).

d The MMP must be submitted and approved in combination with the Operational Works (Public Landscape).

e The MMP must cover and be consistent with the stages of the operational works application (public landscape).

Advisory Note

The MMP is a separate application to be assessed alongside the Operational Works (Public Landscape) application. Submission of the MMP requires the applicant to fill out and submit an application form. A link to the MMP application form can be found on the following City of Gold Coast link; http://www.goldcoast.qld.gov.au/documents/fa/frm_managment_pla

Timing To be submitted with the OPW public landscape application.


749 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 n.pdf. Failure to submit this form with the MMP application will result in a not properly made application and or additional charges.

55 ‘Pre-start’ inspection required The applicant must arrange and attend an on-site ‘Pre-start’ meeting with Council asset owners, Contributed Assets personnel and development representatives. The applicant must contact Council’s Contributed Assets Section (ph: (07) 5582 9034) to schedule the meeting.

Timing Prior to the commencement of approved landscape works on site.

56 Establishment period for open space a Upon completion of the landscape works in accordance

with the approved landscape plans, the applicant must notify Council’s Contributed Assets Section (ph 5582 9034) for an on-site meeting, prior to acceptance by Council of the commencement of the ‘Establishment Period’.

b The applicant is responsible for the establishment of all living components of public open space, to the satisfaction of the Chief Executive Officer, for the duration of a twelve (12) month ‘Establishment Period’, prior to commencement of the ‘On Maintenance’ period, in accordance with section 6 of Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.

c Without limiting the obligations under section 6 of the Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings the applicant must, during the ‘Establishment Period’: i Rectify any defects arising from substandard

workmanship; ii Replace any planted vegetation of poor quality or

inappropriate species where used instead of specified species; and

iii Maintain all components and their environs.


57 ‘On Maintenance’ period for open space a Upon satisfactory completion of the ‘Establishment’

period and Council notifying the applicant that the public open space has been formally accepted as being ‘On Maintenance’ following an ‘On Maintenance’ inspection, the applicant is responsible for undertaking a twelve (12) month ‘On Maintenance’ period in accordance with Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.

b Without limiting the obligations under section 6 of the Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings, the applicant, and not Council, is responsible for: i Maintaining open space areas; and ii For the rectification of defects and any damage



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that occurs, unless the damage is directly attributable to Council activities.

58 Standard of works/embellishments within open space Works undertaken and embellishments installed within public open space must be in ‘as new’ condition or with signs of depreciation limited to deterioration commensurate with moderate use during the ‘On Maintenance’ period. The condition of works and embellishments includes, but is not limited to, elements of structural, functional and aesthetic integrity.

Timing During the ‘On Maintenance’ period and ‘Off Maintenance’ inspection.

59 Completion of embellishments and works The applicant must ensure that all embellishments and works on land to be transferred to Council are undertaken and completed generally in accordance with the Open Space Management Statement and conditions of this development approval.


60 Timing for completion of open space works All works to be undertaken on land that is to be transferred to Council as public open space must be completed, to the satisfaction of the Chief Executive Officer, and have been accepted ‘On Maintenance’.

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

61 Fencing of boundary between transferred open space and private land a Fences must be constructed at the interface of common

boundaries between public open space to be transferred to Council and private land.

b Such fencing must be a maximum height of 1.2 metres and be of an open style with a minimum 50% transparency.


LANDSCAPE WORKS ON PRIVATE LAND

62 Detailed landscape plan to be submitted for approval a The applicant must submit to Council for approval a

detailed landscape plan, by making a development application for operational work (landscape work).

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

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

Landscape Intent, being plan no 1515031 rev D, title COOMERA GARDENS HOTEL LANDSCAPE STATEMENT OF INTENT, date 22/01/16, prepared by Place Design Group;

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


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

iv Comply with Planning Scheme Policy 13 – Landscape Strategy Part 2 – Landscape Works Documentation Manual.

63 The required landscaping plan must also demonstrate the following: a Feature tree species must be minimum bag size 200litre

at the time of planting. Specimens must have appropriate and consistent internode/branch spacing;

b Tree species must be native evergreen canopy shade trees with a minimum bag size of 100 litre at the time of planting;

c Tree species planted with root zones adjacent to within structures must have root control/ barriers and/or structure strengthening systems installed. Full demonstration of these systems is required to be included within the Detailed Landscape Plan.

d Screening shrub/tree species must be native evergreen shrubs/trees with a minimum bag size of 45 litre at the time of planting;

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

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

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

h Plant species used onsite shall not be restricted to the Plant Palette provided as plant availability, suitability and stock size may vary seasonally; and

i The landscape plan must include the approved location and detailed design drawings of the bio-retention system which is required as part of the Stormwater Management for the site. The plan must incorporate an appropriate list of species in the plant schedule, which are suitable for a bio-retention area. Planting densities must match those shown in Council’s Water Sensitive Urban Design Guidelines.

64 Resort Landscape Link frontage buffer a Frontage Buffer planting shall be located wholly within

the private site as per Public Landscape Condition “Entry statement and nature buffer planting” condition of this MCU

b Taller upright species of Trees must be utilised within the frontage buffer to add vertical visual softening to the hotel frontage. Species of Agathis and Araucaria must be used. Trees shall be planted at an advanced size minimum 400 litre or Ex ground.



752 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 65 Planter Boxes

a The applicant must provide detailed specifications of the planters to be included in the detailed landscape plans;

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

c Planter boxes where trees are to be planted must possess a minimum surface area of six (6) square metres; Tree/large shrub species must be chosen which are suitable for growing in such confined planting locations; and

d Tree species planted with root zones adjacent to and within structures/planter boxes must have root control/ barriers and/or structure strengthening systems installed. Full demonstration of these systems is required to be included within the Detailed Landscape Plan.


ACID SULPHATE SOILS (ASS)/GROUNDWATER

66 Excavation/filling requiring consideration of acid sulphate soil The proposed development incorporates a basement level and excavations will affect soils below 5m AHD that involves the excavation of 100m3 or more of soil or sediment. As such the following conditions in relation to acid sulphate soil investigation, management plan preparation and submission of documents to Council must be complied with.


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

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

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

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

features. 68 Preparation of acid sulphate soil management plan

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



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Management Guidelines v 4.0; and b Conditions of this approval.

69 Compliance assessment of acid sulphate soil management plan The ASSMP is a document requiring compliance assessment under the Sustainable Planning Act 2009. The details of the acid sulphate soil investigation completed pursuant to Condition above Acid sulphate soil investigation (including bore hole logs, laboratory results and chain of custody documentations) must be submitted with the ASSMP. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • Queensland Acid Sulfate Soil Technical Manual Soil

Management Guidelines v 4.0 • The planning scheme’s Changes to Ground Level and

Creation of New Waterbodies Specific Development Code; and

• Planning Scheme Policy 14 – Management of Activities Located Within Areas of Acid Sulphate Soils.

Compliance assessor: Gold Coast City Council When the request for compliance assessment must be made Before the earlier of: • A development application for operational work; or • Any works commencing on site. The acid sulphate soil management plan is not an approved plan until a compliance certificate has been issued in respect of it.

70 Compliance certificate with any applications for compliance assessment of the subdivision plans A copy of the compliance certificate for the acid sulphate soil management plan must be provided with any applications for compliance assessment.

71 Appointment of acid sulphate treatment professional A suitably qualified and experienced professional with relevant experience in this field must be appointed to supervise: a The treatment of all acid sulphate soils; b Stock piling; c Monitoring; d Verification testing of the soil; and e Other items as appropriate in accordance with the

approved Acid Sulphate Management Plan.

Timing At all times during construction works.


754 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 72 Pre-start meeting – acid sulphate soil requirements

The applicant must arrange and attend an on-site pre-start meeting with Council Environmental Planners. The contact number is (5582 8292). The following items are to be submitted prior to the booking or undertaken in conjunction with the booking of the pre-start meeting: a All applicable requirements of the approved Acid

Sulphate Soil Management Plan; b The location of treatment pads are to be marked on site;

and c The emergency fine agricultural lime must be on site at

the time of pre-start meeting in accordance with the approved Acid Sulphate Soils Management Plan.

In accordance with condition titled Appointment of acid sulphate treatment professional above, a suitably qualified and experienced professional in relation to the acid sulphate requirements must be present at the pre-start meeting and all contractors must be made aware of the requirement for works in relation to acid sulphate soils to be undertaken by the experienced professional nominated. Where an inspection is not passed, the applicant must attend to all outstanding issues/unsatisfactory items and book a re-inspection with Council.

Timing Prior to or in conjunction with the booking and undertaking of the pre-start meeting, and prior to any works commencing on site.

VEGETATION MANAGEMENT

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

be removed and which vegetation is proposed to be retained.

d A fauna management plan. e A vegetation management plan. f The amended vegetation management plan required by

Condition g A sediment and erosion control and construction

management plan. For this condition ‘Assessable Vegetation’ is defined as

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


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

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

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

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

74 Amended vegetation management plan to be submitted for approval a The submitted vegetation management plan (‘VMP’),

being Flora and Fauna Management Plan prepared by Habitat and dated September 2015, must be amended as follows: i Detail vegetation management of bushfire buffers

onsite; ii Provide detail of Tree Protection Zones of

assessable vegetation located adjacent the development footprint, including vegetation that may be located on neighbouring properties;

iii Provide a final Tree Clearing Plan which clearly shows which trees are to be removed and retained onsite.

b The applicant must submit the amended VMP to Council to be assessed and approved.

c All works must be conducted in accordance with the approved amended VMP.

Timing In concurrence with any future development applications for operational works (vegetation clearing).

BUSHFIRE MANAGEMENT

75 Bushfire management plan must be complied with a All development carried out must be in accordance with

the approved bushfire management plan (BMP) inclusive of the Queensland Fire & Emergency Services Cover Sheet, being Bushfire Management Report FM2513 for 486 Foxwell Road Coomera, A 134662, dated 15/09/2015, prepared by Eldon Bottcher Architect Pty Ltd.

b All measures required by the approved BMP must be implemented prior to the commencement of the use of the premises.

c The approved BMP must be complied with at all times for the life of the development and the use of the premises.



756 Adopted Report

ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 76 Certification of compliance with approved bushfire

management plan The applicant must provide certification from a suitably qualified professional that the approved bushfire management plan (BMP) has been fully implemented on-site.

Timing This certification must be provided to Council prior to the commencement of the use of the premises.

77 Bushfire management information for new purchasers The applicant must provide a copy of the approved bushfire management plan (BMP) inclusive of the Queensland Fire & Emergency Services Cover Sheet to each new purchaser and, in the case of a community titles scheme, the BMP must also be referenced in the Community Management Statement, so that each resident is informed about: a The requirement for the approved BMP to be complied

with at all times for the life of the development and the use of the premises;

b The potential bushfire hazard on the site; c Their responsibility for fire management; and d The measures available for ongoing fire hazard

mitigation.

Timing Prior to the transfer or sale of property.

78 Road design to provide access for fire fighters Roads are to be designed and constructed to provide safe access for fire fighters.


79 Water supply requirements for fire fighting (reticulated water supply) For uses involving new or existing buildings with a gross floor area greater than 50m2, each lot must have a reliable reticulated water supply that has sufficient flow and pressure characteristics for fire fighting purposes at all times. The water supply shall be to the standard required in Appendix 5A (page 60)of the State Planning Policy Guideline 1/03: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide, or that which is able to be supplied by the Gold Coast Water reticulated supply.

Timing Prior to the use commencing and then maintained at all times.

80 Deviations require approval Should any changes to the development or site parameters occur, the applicant is responsible for advising the bushfire consultant to ensure that the bushfire management plan (BMP) is not affected by these changes. This is including but not limited to areas of revegetation, conservation, covenants and retained bushland. Where amendments to the development or site parameters are proposed, an amended bushfire management plan (BMP) that takes into account the changes may be required to be lodged. Any such amended plan will be subject to further assessment and approval.



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ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 81 Compliance with the recommendations

All recommendations made in response to the bushfire management plan (BMP) by the bushfire consultant or Queensland Fire & Emergency Services (QFES), should be considered as requirements and conditions of approval for this application unless otherwise stated in writing by the Gold Coast City Council. Where there is a conflict, the conditions listed within the BMP apply.


82 Approved bushfire management plan and Council’s decision notice A copy of the approved bushfire management plan (BMP) is to accompany Council’s decision notice for this application and must be distributed to individual and future lot owners.


Information note: A notification has been placed on Council’s rates card for the property advising that an approved bushfire management plan is in existence, is available to ensuing owners, and must be complied with by ensuing owners. Information note: • Where the bushfire management plan (BMP) has triggered the requirements of

AS3959.2009 – Construction of dwellings in bushfire prone areas, the Queensland Fire & Emergency Services (QFES) only assesses the development’s compliance with the applicable performance criteria.

• QFES does not accept any responsibility or liability for, or give approval as to the accuracy of the bushfire attack levels that are contained in the BMP.

CONSTRUCTION MANAGEMENT

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

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

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

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

ii Traffic management (including loading and unloading);

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

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

v Building waste / refuse disposal; vi Presentation of hoarding to the street;

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

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


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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 Should the development be under construction during

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

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

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

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

h 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.

84 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



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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.

85 Workplace health and safety The Workplace Health and Safety Act 2011 and AS 1742 Manual of Uniform Traffic Control Devices must be complied with in carrying out the works, including ensuring safe traffic control and safe public access in respect of works being conducted on a road.


86 Public safety to be ensured The applicant must, at no cost to Council, ensure that all reasonable safeguards in and around the works are undertaken and maintained at all times to ensure the safety of the public. Such safeguards include, but are not limited to, erecting and maintaining barricades, guards, fencing and signs (and ensuring removal after completion of works) and watching and flagging traffic.


PLUMBING AND DRAINAGE

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

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

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

Guidelines); and c comply with Council’s Waste Management Policy

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

Information note:

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

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

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


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ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 88 Application for compliance permit for water supply

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

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

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


89 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.


SEWERAGE

90 Sewer reticulation The development must be connected to Council’s sewer reticulation system at the applicant’s cost.


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


92 Connection point a The existing manhole 103/17 at the head of the existing

525mm trunk gravity main adjacent to lot 49 on SP180743 must be used as the connection point, unless otherwise approved by Gold Coast Water.

b The applicant shall construct a private sewerage pump station within the development site at their own cost to



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collect sewage discharge from the development site. c The applicant shall also construct a private rising main

(size subject to design confirmation) from the private pump station, at their own cost, to the nominated connection point.

d The proposed private sewerage pump station and rising main must be designed and constructed in accordance with the requirements of the Plumbing and Drainage Act 2002 and comply with the requirements of clause 7.3.4 Private Pump Station and Pressure Mains of Gold Coast Planning Scheme Policy 11 – Land Development Guidelines.

e A new Council owned discharge manhole and vent pole is required to be constructed for the rising main to discharge to, unless otherwise approved by Council.

f The private pump station and rising main must be privately owned, operated and maintained by the Principal Body Corporate.

g The private pump station and private rising main servicing the development site must be upgraded by the applicant should Council’s existing sewerage network be altered by Council, at no cost to Council.

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


94 Operational work (works for infrastructure) application required The applicant must obtain a development permit for operational work (works for infrastructure) for any works (private rising main and discharge manhole) where the sewerage infrastructure assets are to be owned and/or maintained by Council.


WATER SUPPLY RETICULATION

95 Water supply reticulation (potable only) a The development must be connected to Council’s

potable water supply system, at the applicant’s cost. b The applicant is responsible for any external works

necessary to connect to Council’s water supply reticulation system.

Timing Prior to commencement of use.

96 Design, construction and standard of water supply reticulation The design, construction and standard of the required water supply reticulation infrastructure to be carried out by the



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applicant must be in accordance with South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code).

97 Connection point The existing 300mm water main along Foxwell Road must be used as the potable water supply connection point, unless otherwise approved by Gold Coast Water.


98 Connections and disconnections – arrangements with Gold Coast Water All connections and disconnections to the existing water supply network are to be at the applicant’s cost. The applicant must obtain written approval for the connection and disconnection to the existing water supply network from Gold Coast Water (phone 1300 694 222).


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


100 Installation of property service, water meter box and meter The applicant must: a Submit an Operational Works (OPW) application, for

Council's approval, for water meters 40mm and above; b Following approval of the OPW (if required), make

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

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

c Make application for GCW to remove any redundant water meters and/or services, at the applicant’s cost.


101 Fire loading Fire loading must not exceed 15L/s for two (2) hours duration.


102 Operational work (works for infrastructure) application required The applicant must obtain a development permit for operational work (works for infrastructure) for any works (including augmentations) where the water infrastructure assets are to be owned and/or maintained by Council.



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ITEM 7 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESORT HOTEL (197 ROOMS) - LOT 23 ON RP166189 - 486 FOXWELL ROAD, COOMERA – DIVISION 3 PN134662/01/DA3 103 Individual sub-metering to be provided

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

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

utilised where free access for meter reading cannot be provided.

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

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

ADVISORY NOTES TO APPLICANT

A Incorporation of Equitable Access at the Detailed Design Stage

All public spaces and facilities within the development must provide equitable access, including continuous accessible paths of travel, in compliance with the Commonwealth Disability Discrimination Act (1992) and the Disability (Access to Premises – Buildings) Standards 2010.

B Mechanical Surveillance

Should mechanical surveillance (e.g. CCTV) be installed on the premises, footage should be retained for a minimum period of 30 days and provided to Police upon request.

C Referral agencies

The referral agencies (and their addresses) for the application are listed below. Any referral agency conditions are identified in their referral agency response attached to this decision notice.

Referral agency Address Jurisdiction Department of Infrastructure, Local Government and Planning

SEQ South Region (Gold Coast) PO Box 3290 Australia Fair Southport QLD 4215

Concurrence agency Schedule 7, Table 3, Item 2 - Development impacting on State transport infrastructure Schedule 7, Table 3, Item 5 - Coastal management districts

D Properly made submissions

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

E Rights of appeal The applicant has a right of appeal to the Planning and Environment Court regarding this decision, pursuant to section 461 of the Sustainable Planning Act 2009. A copy of


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that section is attached to the decision notice. For particular material changes of use, an appeal can also be made to a Building and Development Committee. Please refer to the prerequisites in sections 519 and 522 of the Sustainable Planning Act 2009, attached to this decision notice, to determine whether you have appeal rights to a Building and Development Committee. Submitters who made properly made submissions have a right of appeal to the Planning and Environment Court regarding this decision, pursuant to section 462 of the Sustainable Planning Act 2009. A copy of that section is attached to the decision notice.

F Applicant responsibilities

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

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.

G Indigenous cultural heritage legislation and duty of care requirement The Aboriginal Cultural Heritage Act 2003 (‘AHCA’) is administered by the Department of Aboriginal and Torres Strait Islander and Multicultural Affairs (DATSIMA). The AHCA establishes a duty of care to take all reasonable and practicable measures to ensure any activity does not harm Aboriginal cultural heritage. This duty of care: a Is not negated by the issuing of this development approval; b Applies on all land and water, including freehold land; c Lies with the person or entity conducting an activity; and


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d If breached, is subject to criminal offence penalties. Those proposing an activity involving surface disturbance beyond that which has already occurred at the proposed site must observe this duty of care. Details of how to fulfil this duty of care are outlined in the duty of care guidelines gazetted with the AHCA. The applicant should contact DATSIMA’s Cultural Heritage Coordination Unit on (07) 3405 3050 for further information on the responsibilities of developers under the AHCA.

H Infrastructure charges

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

I Listing of koala under EPBC Act 1999

• Koala populations in South East Queensland are now listed (since May 2012) under the Environment Protection and Biodiversity Conservation Act 1999 (Cth) (EPBC Act) as a matter of national environmental significance. You should consider whether the works (including but not limited to any damage to or removal of koala habitat trees) are likely to have a significant impact on koala (or any other matter of national environmental significance) and should be referred to the Department of Sustainability, Environment, Water, Population and Communities (SEWPAC). Some guidance is provided in the document available at the following link, but you should secure your own advice: http://www.environment.gov.au/epbc/publications/pubs/bio240-0612-interim-koala-referral-advice.pdf

• It is an offence under the EPBC Act to take an action that has a significant impact on a matter of national environmental significance unless you have approval under the EPBC Act. It is also an offence under s.74AA of the EPBC Act to take an action while you are waiting on a referral or approval decision from SEWPAC under the EPBC Act.

• The giving of a development approval by Council and authorisations under it (e.g. an authorisation following a pre-start inspection) does not override, remove or otherwise affect the need for you to comply with other approval requirements under local, State or Commonwealth laws (e.g. the EPBC Act). You are responsible for ensuring you have obtained all other necessary approvals before the work the subject of this approval/authorisation can be lawfully commenced.

CARRIED UNANIMOUSLY


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http://www.environment.gov.au/epbc/publications/pubs/bio240-0612-interim-koala-referral-advice.pdf

http://www.environment.gov.au/epbc/publications/pubs/bio240-0612-interim-koala-referral-advice.pdf


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