719 city planning committee meeting 20 july 2016 … · item 4 city planning branch development...

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ATTACHMENT 3.1

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

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ATTACHMENT 3.2 (page 1 of 3 pages)


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ITEM 4 CITY PLANNING BRANCH DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - LOT 1 ON BUP2043, LOT 2 ON BUP2043, LOT 3 ON BUP2043, LOT 4 ON BUP2043, LOT 5 ON BUP2043, LOT 8 ON B83824 -12 – 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 Refer 51 page attachment

1 OVERVIEW

Site address 12-14 Philip Avenue, Broadbeach Application description

Development Permit for Material Change of Use for Multiple Dwellings (177 units)

Decision due date 26 July 2016

Proposal

Development Parameters

Building Height 42 storeys (140.53 metres)

Residential Density • 177 units • 270 bedrooms • 1 bedroom per 3.82m² of net

site area.

Gross Floor Area 16,765m²

Site Coverage • Podium – 88% • Tower – 55%

Communal open space 892m2

Car Parking

177 total spaces, distributed as follows: • Residential - 159 • Visitor - 18

Bicycle Parking 86 spaces


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 – 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 COMMITTEE RECOMMENDATION CP16.0720.004 moved Cr Gates seconded Cr O'Neill That Council resolves as follows:

Real property description Lot 1 on BUP2043, Lot 2 on BUP2043, Lot 3 on BUP2043, Lot 4 on BUP2043, Lot 5 on BUP2043, Lot 8 on B83824

Address of property 12-14 Philip Avenue, Broadbeach Area of property 1,032m2 Decision type Development Permit for Material Change of Use for

Multiple Dwellings (177 units) Further development permits Building Work, Operational Work, Plumbing and

Drainage Further compliance permits Sewerage Works, Water Supply Plumbing Work, Fire

Services Compliance assessment required for documents or works

Dewatering Management Plan, Basement Excavation Stability Assessment Report, Acid Sulfate Soil Management Plan

NATURE OF DECISION

A Council approves the issue of a Development Permit for Material Change of Use for Multiple Dwellings (177 units), subject to the following conditions:

APPROVED DRAWINGS 1 Amended plans/drawings to be submitted

a Amended plans/drawings must be submitted generally in accordance with: Plan No. Rev. Title Date Prepared by TP00.03 - PROPOSED SITE PLAN 22/04/16 ROTHE LOWMAN TP01.00 - BASEMENT 5 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.01 - BASEMENT 4 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.02 - BASEMENT 3 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.03 - BASEMENT 2 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.04 A BASEMENT 1 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.05 A GROUND FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.06 - GROUND MEZZANINE FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.07 - LEVEL 1 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.08 - LEVEL 2 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.09 - LEVEL 3 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.10 - TYPICAL LOW RISE LEVELS 4 - 21 22/04/16 ROTHE LOWMAN


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 Key considerations

Issue Resolution

Residential density - non-compliance with the Performance Outcome.

Acceptable outcome demonstrated as the density is being facilitated in an appropriate form within close proximity to necessary urban services and supported by suitable employment and recreational opportunities. Therefore, complying with the Purpose and Overall Outcomes of the High Density Residential Zone.

Building setbacks and site cover- alternative outcome proposed.

Acceptable outcome demonstrated as the majority of the bulk is within the first three (3) levels, being the podium. The podium successfully integrates with the existing built form which is either sufficiently separated on its own allotment or oriented so that a minimal amount of small windows would be affected by this development. Further, the podium form does not present any privacy concerns as it does not include any windows on the side or rear facades, while the communal open space is sufficiently landscaped to mitigate overlooking. The form of the podium is aesthetically pleasing as it incorporates a variety of textures and materials to reduce the visual bulk, with cascading landscaping to further soften its appearance.

Shadow- alternative outcome proposed.

Acceptable outcome demonstrated as the tower is of a slender form and therefore provides a fast moving shadow.

Public Notification

The application is Code Assessable and there is no requirement to publicly notify the development application under the Sustainable Planning Act 2009.

Key issues raised by submitters Not Applicable

Referral agencies Not Applicable Officer's recommendation Approval


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 REPORT STRUCTURE 1 OVERVIEW 2 EXECUTIVE SUMMARY 3 APPLICATION INFORMATION 4 BACKGROUND 5 PROPOSAL 6 SITE & ENVIRONMENT

6.1 Characteristics of site 6.2 Characteristics of surrounding environment

7 PLANNING ASSESSMENT 7.1 Assessment against City Plan 7.2 Assessment against the State Planning Policy 7.3 Assessment against the State Planning Regulatory Provisions 7.4 Assessment of development infrastructure requirements

8 CONSULTATION 8.1 Internal Referrals 8.2 External Referrals 8.3 Public Notification

9 CONCLUSION 10 NOTIFICATIONS 11 RECOMMENDATION 2 EXECUTIVE SUMMARY Pursuant to the City Plan, the subject site is located within the High Density Residential Zone. The proposed land use defined as Multiple Dwelling triggers Code Assessment pursuant to Table of Assessment 5.5.3 of the High Density Residential Zone.

According to the building height overlay map, the subject site has no Code Assessable building height limit as the site is designated ‘HX’ (no building height limit). The site is designated the highest residential density afforded within the scheme, being RD8 (1 bedroom per 13m² of net site area).

The development proposes a 42 storey Multiple Dwelling with a total building height of 140.53 metres and a residential density of 1 bedroom per 3.82m² of net site area.

Although the proposed development exceeds the Code Assessable residential density designation, there is no Impact Assessment trigger for density within the High Density Residential Zone. The proposed development therefore remains Code Assessable.

The proposed development has been assessed against the relevant codes of the City Plan and regard has been given to the Strategic Framework where applicable. After a detailed assessment of the proposal, it has been determined that the development complies with the Purpose and Overall Outcomes of the relevant codes.

Alternative Outcomes for setbacks, site cover, residential density, the height of the podium, the tower form, the materiality of the balconies, communal open space, private open space


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 and shadow have been assessed and are determined to satisfy the Performance Outcome or the Overall Outcomes of the relevant.

It is therefore recommended that the application be approved, subject to the conditions of approval provided in the Officer’s recommendation.

3 APPLICATION INFORMATION


Applicant Philip Avenue Pty Ltd C/- Urbis Pty Ltd Owner at time of lodgement Philip Avenue Pty Ltd Current owner Philip Avenue Pty Ltd Site area 1,032m2 Date application received 26 April 2016 Date entered decision 29 April 2016 Zone High Density Residential Zone Decision type Development Permit

4 BACKGROUND The subject site benefits from a current development approval for an Apartment Building that consisted of one (1) tower, 39 storeys in height containing 266 bedrooms and 131 units. This application was approved by Council on 14 May 2015 under the Gold Coast Planning Scheme 2003.

This application was subject to Impact Assessment where it received 20 submissions relating to conflict with character, building height, building density, building design, plot ratio, communal open space, site cover, setbacks, shadowing, traffic, car parking, amenity, Draft City Plan 2015, water table and structural impact on neighbouring properties.

The proposal (the subject of this application) is a very similar development to that approved by Council in May 2015 with the main differences being the inclusion of above ground car parking in a podium form, three (3) additional storeys (11.03m) and an additional four (4) bedrooms.

5 PROPOSAL The development involves the establishment of a 42 storey Multiple Dwelling, accommodating 177 units. A mix of 1, 2 and 3 bedroom units comprising of 94 x 1 bed units, 73 x 2 bed units and 10 x 3 bed units are proposed.

Development Parameters

Building Height 42 storeys (140.53 metres) • Five (5) levels of basement parking • Three (3) podium levels (13.88 metres to

highest point, 9 metres to the rear)

Residential Density • 177 units • 270 bedrooms • 1 bedroom per 3.82m² of net site area.


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 Gross Floor Area 16,765m²

Site Coverage • Podium – 88% • Tower – 55%

Lifts 3 passenger lifts

Car Parking

177 total spaces, distributed as follows: • Residential - 159 • Visitor - 18

Bicycle Parking 86 spaces Access and Car Parking

The development proposes a singular vehicular crossing along Philip Avenue which will provide access to a five (5) storey basement and two (2) levels of podium parking.

Waste Management

The waste generated by the development will be collected on-street, within the site’s frontage. The building manager will be responsible for transporting the bulk bins from the refuse storage room to and from the road on collection day.

Communal Open Space

The communal open space is proposed to be included across two (2) storeys with recreational facilities located atop the podium as well as on level 40. The podium level communal open space includes a large infinity pool, two (2) outdoor kitchen areas, generous lounge areas, a sauna and steam room as well as a gymnasium. These areas are sufficiently landscaped, orientated and setback to ensure that there are no detrimental impacts to the residential amenity or privacy of the adjoining landowners.

The roof terrace communal open space includes a second infinity pool, barbeque area, bar, private dining area, sun decks and a cabana area. The area is suitably sheltered from the natural elements to ensure that the area is usable and highly attractive.


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2

Figure 1: Perspective of proposed development

Figure 2: Front façade of proposed podium


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Figure 3: Site plan


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Figure 4: Ground floor plan

6 SITE & ENVIRONMENT 6.1 Characteristics of site The subject site comprises of two (2) allotments being 12 and 14 Philip Avenue, Broadbeach. Each site totals 516m² in area and provides a combined total site area of 1,032m². The site is located within the High Density Residential Zone and forms part of the light-rail urban renewal area.

The subject site is currently vacant and unencumbered by easements. The site is rectangular in configuration with an approximate frontage of 35 metre to Philip Avenue and a depth of 30 metres. The site is relatively flat in topography and clear of vegetation as the site has undergone excavation works as part of the establishment of existing uses on site.


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Figure 5: Photograph of subject site


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 Figure 6: Photograph of subject site and eastern adjoining interface

6.2 Characteristics of surrounding environment The immediate area is characterised by a mix of residential uses including low and high rise apartments and detached dwellings. The subject site is located within close proximity to major employment, entertainment and retail opportunities, all within an 800m radius of the site.

North

Land designated on the northern side of Elizabeth Avenue falls within the Centre Zone which incorporates Broadbeach’s most intensive mixed use and commercial development. Kurrawa Surf Life Saving Club and the Gold Coast Convention Centre are located either side of Broadbeach’s Centre Zone.

East

To the east of the subject site exists two (2) residential apartment buildings named ‘Ritz on the Beach’ (7-8 storeys) at 8 Philip Avenue, Broadbeach and ‘Verve’ (28 storeys) at 173 Old Burleigh Road. Pratten Park exists further east on the opposing side of Old Burleigh Road.

South

This area is also characterised by a range of high and low set residential uses including apartments, attached dwellings and detached dwellings. To the immediate south exists 9, 11 and 13 Anne Avenue, Broadbeach. 9 and 11 Anne Avenue, Broadbeach both accommodate two (2) storey low rise apartment buildings and 13 Anne Avenue is currently improved by a five (5) storey apartment building. Broadbeach State School exists further south and is surrounded by allotments within the High Density Residential Zone.

West

A three (3) storey low rise apartment immediately adjoins the site’s western boundary, with the Meriton development further west along with the Gold Coast Light Rail, Jupiters Casino and Pacific Fair.


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Figure 7: Aerial photograph of surrounding environment

Gold Coast Convention Centre

Jupiters Casino

Pacific Fair Shopping

Centre

Broadbeach State School

Oasis Shopping

Centre Kurrawa

SLSC

Subject site


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 7 PLANNING ASSESSMENT 7.1 Assessment against City Plan The proposed development, which seeks to establish Multiple Dwellings, triggers Code Assessment pursuant to the tables of assessment identified in the City Plan.

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

Multiple Dwelling

“Premises containing three or more dwellings for separate households”

As identified in the City Plan, Multiple Dwelling as a land use triggers Code Assessment pursuant to Table of Assessment 5.5.3: Material Change of Use of the High Density Residential Zone.

There are no applicable overlay provisions that result in the application triggering a higher level of assessment.

7.1.1 Assessment against the Strategic Framework The application is subject to Code Assessment and an assessment of the proposal against the Purpose and Overall Outcomes of the High Density Residential Zone Code and other applicable Codes determines the development complies.

For a Code Assessable application, the Strategic Framework must be given regard to particularly where there may be a conflict with the code. However in this case, the development is considered to fully comply with the Purpose and Overall Outcomes of the relevant Codes and is therefore also considered to comply with the provisions of the Strategic Framework.

7.1.2 Assessment against the relevant zone code The subject site is located in the High Density Residential Zone, where its Purpose statement and Overall Outcomes read as follows: (1) The purpose of the High density residential zone code is to provide for higher density

multiple dwellings supported by community uses and small-scale services and facilities that cater for local residents.

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

(a) Land uses –

(i) include a range of high density residential uses;

(ii) such as Multiple dwellings, Dwelling houses on small lots, Residential care facilities and Retirement facilities are included in the zone to provide a mix of dwelling types and increase residential density;

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

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

(v) which carry higher potential for impacts on amenity such as Car washes, large Food and drink outlets, Service stations, Shops, Veterinary services, Community care centres, Educational establishments, Emergency services,


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Places of worship, Indoor sport and recreation and Parking stations may be considered if appropriately designed and located and not detract from the residential amenity of the area; and

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

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

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

Orderly and economically efficient settlement pattern

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

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

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

Housing needs (iv) delivery of a generous mix of housing form, sizes and affordability

outcomes that meet housing needs (including housing needs of the future) for the locality;

Design and amenity (v) whether intended outcomes for building form/ city form and desirable

building height patterns are negatively impacted, including the likelihood of undesirable local development patterns to arise if the cumulative effects of the development are considered;

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

(vii) whether adjoining residential amenity is unreasonably impacted; (viii) achievement of a high quality urban design;

Environment (ix) the impacts of any site constraints, including natural hazard and

environmental-based constraints; and

Community Benefit (x) where the development:

(A) is appropriate having regard to overall outcome (b) (i) to (ix); (B) meets all other overall outcomes for the zone; and (C) incorporates community benefits in addition to those that could be

lawfully conditioned to be provided (i.e. that are required to be provided by this City Plan or reasonably required in relation to the development or use of premises as a consequence of the development),


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development bonuses are applied in accordance with the SC6.5 City Plan policy – Community benefit bonus elements.

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

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

(c) Character consists of –

(i) urban neighbourhoods that consist of primarily higher intensity places containing medium to high-rise buildings;

(ii) a building height that provides a hard and distinct edge to clearly define the higher density locations within the city; and

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

(d) Built form –

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

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

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

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

(e) Lot design –

(i) supports a mix and variety of housing forms envisaged in the zone. Officer’s comments The proposed development is considered to achieve the Purpose of the High Density Residential Zone Code through demonstrated compliance with the Overall Outcomes, as detailed as follows:

Land use

Multiple Dwellings are listed within point 2(a)(ii) as intended development for the zone. The proposed development offers a high density, permanent accommodation outcome in-line with the intent of the zone.

Form, scale and intensity

The proposed form, scale and intensity is consistent with the intent of the zone due to the following:


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 • The Purpose statement and Overall Outcomes (2)(a)(i) and (2)(a)(ii) call for high density

residential uses;

• The users of the development will benefit from the frequent light-rail services along Gold Coast Highway with stops adjacent to the Gold Coast Convention Centre and Pacific Fair respectively. The development also complies with the intent of the Light Rail Urban Renewal Area, providing a density that will support the city’s transport strategy;

• The subject site is located within close proximity to major employment concentrations, the centre of Broadbeach, social and community infrastructure as well as the beach and parklands;

• Council’s Transport Assessment and Gold Coast Water sections have assessed the relevant supporting material and have determined that the existing infrastructure will adequately service the development;

• The development provides a mix of unit sizes to accommodate different housing needs and degrees of affordability;

• The development achieves a high quality design, which is supported by the City Architect’s Office as outlined within section 11.4 of this report; and

• The development does not create unreasonable impacts on the residential amenity of surrounding landowners as the proposal is provided in a form that is intended for the area with a slender tower form that facilitates a fast moving shadow. Further, the podium proposed is of a high quality design that incorporates varying materiality that is of a height consistent with the adjoining low to mid-rise development and incorporates a suitable amount of landscaping.

Character

Achieving the form desired by the City Plan, as described above, will ensure that the development adheres to the intended character of the area. The textures and materials utilised within the building’s design create a high quality architectural form. The building height proposed provides a clear indication of the intensity facilitated within the development and as intended for this zone.

Built form

The proposed development is compliant with the tests for built form. The proposal does not exceed the height restrictions afforded to the site on the Building Height Overlay Map, being unlimited. The development is not considered to pose unreasonable impacts on the adjoining allotments for the following reasons:

• The podium’s height mirrors that of the adjoining developments;

• The proposed setbacks and site coverage have been determined to be acceptable as they are greatest within the first three (3) storeys before transitioning into a slender form which is sufficiently setback from the site’s boundaries and existing high-rises. The podium’s setbacks provide an acceptable outcome on the adjoining amenity due to the following:

o The eastern adjoining site is improved by an eight (8) storey apartment building that incorporates an above ground car parking area along its western boundary separating the development from the subject site;

o The western adjoining site is improved by a three (3) storey apartment building which includes only small windows along its eastern façade and comprising of northward facing units; and


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o There are two (2) allotments that adjoin the site’s southern boundary, one being a six (6) storey low rise apartment building which is located and oriented on-site as so not to be negatively affected by redevelopment to its rear. The other adjoining site is two (2) storeys in height and will be negatively affected by the proposed development with some reasonably large windows overlooking the subject site. However, this style of development is not the intended form of development in the High Density Residential Zone and is therefore likely to be impacted upon until the site is redeveloped in the future. The redevelopment of this site is considered to be a likely outcome given the row of low-rise sites to the east.

• The tower’s curvature significantly reduces its impact on neighbouring sites as it allows for greater setbacks where development is or would be positioned on these allotments;

• The podium offers a high quality architectural outcome that incorporates a variety of materiality to reduce the perception of bulk while also integrating an appropriate amount of landscaping to soften the form; and

• The podium design juts in and out to create sections within the podium itself, further reducing its bulk.

For the reasons discussed in detail above, the application is considered to comply with the Purpose and the Overall Outcomes of the High Density Residential Zone Code.

Pursuant to the Queensland Planning Provisions and the City Plan, for a Code Assessable application, a development is not obliged to meet an Acceptable Outcome. The Acceptable Outcome is only one way of achieving compliance with the code.

As per section 5.3.3(4) of the City Plan, compliance with a code can be achieved by demonstrating compliance with the Purpose and Overall Outcomes of the code or with the Performance Outcomes or Acceptable Outcomes.

If a development complies with the Purpose and Overall Outcomes of the Code, it is considered to comply with the code. The applicant is not obliged to assess the application further against the Performance Outcomes and Acceptable Outcomes of the code.

Although not required as the development complies with the Purpose and Overall Outcomes of the code, for transparency purposes, an assessment has been undertaken below to discuss compliance with particular Performance Outcomes which are considered to be of particular relevance to the application.

The application complies with all of the relevant Acceptable Outcomes of the High Density Residential Zone Code, except as follows:


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Performance Outcome Acceptable Outcome

PO1 - Setbacks Setbacks: a) assist in the protection of adjacent amenity;

b) allow for access around the building;

c) contribute to streetscape character; and

d) provide separation between buildings to maintain view corridors.

Note: Building setbacks may also be influenced by the shadow provisions in 9.4.2 General development provisions code.

AO1 Setbacks are as follows:

Officer’s Comments

The proposal provides tower setbacks as follows: • 3.4m to 4.8m to the frontage (averaging 4.1m); • 3.4m to 4.2m to side setbacks (averaging 3.8m); and

• 3.6m to 4.2m to the rear setback (averaging 3.9m).

The proposal also includes a podium which is built to boundary on the side and rear boundaries. The podium is setback 4.4m at ground level from the site’s frontage and between 0.8m to 1.5m in podium levels above. Therefore, the development provides an alternative outcome to AO1.

Further to the assessment provided within the Overall Outcomes, the above-mentioned setbacks are considered acceptable as access to the necessary areas around the building has been catered for. A door to the rear of the ground floor allows for suitable access to the landscape area. Further, the landscaping proposed within the podium design is low maintenance and can be suitably managed from different areas of the podium.


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PO2 - Site cover a) is balanced between built form and green areas for landscaped public open space; b) contributes to neighbourhood character and amenity; c) promotes slender bulk form; d) promotes an open, attractive and distinct skyline; and e) facilitates small, fast moving shadows.

AO2 For all other uses, site cover does not exceed a cumulative total of: a) 50% of net site area up to 8 storeys; b) 40% of net site area from 9 to 15 storeys; and c) 30% of net site area or 750m2 per building, whichever is the lesser, above 15 storeys.


The proposed podium has a site cover of 88% and therefore provides an alternative outcome to AO2. Further to the assessment against the Overall Outcomes the development is considered to comply with PO2 for the following reasons: • This site coverage only applies to levels 1 and 2 of the podium, being a small portion of

the building. The tower component provides a site coverage of 55%; • The tower design is sleek and visually appealing with curved recesses provided on all

four (4) sides of the tower’s design to reduce the perceived bulk of the form. This is further enhanced through the integration of the balconies within the design;

• The slender form, having a floor plate smaller than 750m2, facilitates a fast moving shadow;

• The podium balances landscaping with detailed materiality to reduce its perceived bulk; and

• The high quality architectural design will positively contribute to the neighbourhood character and Broadbeach as a whole.

Performance Outcome Acceptable Outcome PO4 - Density Density does not exceed that shown on Residential density overlay map.

AO4 No acceptable outcome provided.


The Residential Density Overlay Map affords this site with the planning scheme’s highest density, being one (1) bedroom per 13m2. The proposed development provides a residential density of one (1) bedroom per 3.82m2 and therefore fails to achieve PO4. Notwithstanding, the development demonstrates compliance with the Overall Outcomes of the High Density Residential Zone Code, including provisions specific to density, including but not limited to Overall Outcomes (2)(a)(i) and (2)(a)(ii). In accordance with section 5.3.3(4) of the City Plan, compliance with a code can be achieved by demonstrating compliance with the Purpose statement and Overall Outcomes of the code or with the Performance Outcomes or Acceptable Outcomes. Therefore, as the development complies with the Purpose statement and Overall Outcomes of the zone code, the development complies with the code and the proposal is not required to demonstrate compliance with the Performance Outcome. Higher densities must be supported within the Light Rail Urban Renewal Area to ensure efficient land use planning and to support the city’s transport strategy.


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 7.1.3 Assessment against the relevant overlay codes The proposed development is required to be assessed against the following overlay codes: • Acid Sulfate Soils Overlay Code The site is identified as being subject to acid sulfate soils at or below 5m AHD. Council’s Environmental Assessment section has reviewed the proposal and determined that the development complies with the requirements of the Acid Sulfate Soils Overlay Code. Council officers have included a condition within the officer’s recommendation that requires the applicant to undertake an acid sulfate soils investigation and, if necessary, provide Council with an acid sulfate soil management plan as determined by the results of the investigation. • Airport Environs Overlay Code The proposed development is considered to comply with the requirements of the Airport Environs Overlay Code. • Coastal Erosion Hazard Overlay Code The proposed development is considered to comply with the requirements of the Coastal Erosion Hazard Overlay Code. • Light Rail Urban Renewal Overlay Code The proposed development is considered to comply with the requirements of the Light Rail Urban Renewal Overlay Code.

7.1.4 Assessment against the relevant development codes The proposed development is required to be assessed against the following development codes:

• High-Rise Accommodation Design Code;

• General Development Provisions Code;

• Transport Code;

• Driveways and Vehicular Crossing Code;

• Solid Waste Management Code;

• Vegetation Management Code;

• Social Health and Impact Assessment Code; and

• Healthy Waters Code. The Purpose statement and Overall Outcomes of the High-Rise Accommodation Design Code read as follows:

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

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

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

(b) Slender towers relate to existing high-rises and enhance views of the city skyline. (c) Tower development mitigates negative visual and physical impacts through

appropriate setbacks and design.


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(d) Development provides a high-standard of amenity and visual interest for users and neighbours.

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

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

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

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

The application complies with the Purpose and the Overall Outcomes of the High-Rise Accommodation Design Code as follows:

• The development provides an innovative and sub-tropical design due to the strong architectural elements proposed within the building’s podium and tower design. The tower incorporates balconies which blend with the building’s design, providing a desirable level of protection from the City’s sub-tropical climate. The podium incorporates a suitable level of landscaping to provide a green edge in amongst the strong architectural statement provided through the podium design which offers a variety of high quality materials, colours, finishes, fine grain detailing and a human scale;

• The development incorporates a high quality architectural design, being attractive and aesthetically pleasing. The development respects the existing built form and the character of the surrounding area, providing suitable setbacks and landscape buffers as addressed within the assessment of the zone code, thereby protecting the privacy and amenity of neighbouring allotments;

• The development includes a slender tower form that relates well with existing high-rise form, being more slender than the towers within the immediate area and ensuring that suitable separation is providing, being approximately 78 metres from the closest existing high-rise;

• The height and design of the proposed podium respects the intended character of the area while facilitating an appropriate outcome for the adjoining allotments with a height that assimilates with adjoining developments. Further, the varying textures, materials and fenestrations within the podium design reduce its visual bulk to achieve an expected outcome for the High Density Residential Zone and the light rail urban renewal area;

• The proposal will promote a safe environment with suitable ingress and egress for pedestrians and vehicles while also ensuring that appropriate levels of passive surveillance is provided over the street through the inclusion of communal open space atop the podium, forward facing balconies, the lobby and the orientation of the units themselves;

• The development, particularly the podium form, provides a high quality landscape outcome; and

• The development provides a mix of one (1), two (2) and three (3) bedroom units to accommodate different housing needs and affordability.


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 The application complies with all of the relevant Acceptable Outcomes of the High-Rise Accommodation Design Code, except as follows:

Performance Outcome Acceptable Outcome PO1 - Tower Base (Podium) Where podiums are envisaged by the zone, tower base form respects the framework of established built form, adjacent streets, parks and public or private open spaces.

AO1.1 Tower base heights: a) are well-proportioned to frame adjacent park land and on-site open space;

b) match neighbouring low-set built form; or

c) are no greater than 10.5 metres in height where no neighbouring low-set built form exists.

AO1.2 Tower base setbacks: a) match adjacent established setbacks; and

b) continue public open space areas provided along street frontages.


The proposed podium is 13.88 metres tall at highest point and therefore seeks an alternative outcome to achieve PO1. The development is considered to comply with PO1 as officers are satisfied that the tower base respects the framework of the established built form, adjacent streets and public or private open space areas. The existing built form in Broadbeach is also characterised by podiums. The design outcome of the podium is entirely consistent with the established and intended character of the High Density Residential Zone. This has been discussed in detail previously when addressing the Overall Outcomes of High Density Residential Zone Code. The podium height is sensitive to adjoining development, with a height of nine (9) metres to the rear boundary and represents a transition in height between the surrounding built form, being two (2) storeys and seven (7) storeys.

The proposed height of the podium is considered acceptable particularly as the development achieves compliance with AO2 of the design code which requires the tower base façades to avoid blank, featureless walls by patterning high-quality architectural elements.

The podium’s front façade includes a large opening which will activate Philip Avenue and ensures that the development provides a human scale.


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Figure 8: Perspective of podium treatment

Figure 9: Rear façade treatment of podium


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Figure 10: Perspective of eastern (side) treatment of podium Performance Outcome Acceptable Outcome

PO5 – Tower Form Design Tower form mitigates negative visual and physical impacts, including impacts on privacy, by setting back from streets, parks, open space and adjacent properties and tower forms.

AO5.1 Tower form (including balconies) along:

(a) single frontages step in at least 3m from the base (podium); or

(b) corner frontages can have up to 1/3 tower width extend straight down at the corner point to reinforce the intersection if negative ground level wind effects are mitigated.

AO5.2 New towers are separated a minimum distance of 25m from any existing or approved adjacent and on-site tower(s).


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The tower form is setback approximately one (1) metre from the outer most projection of the podium and therefore provides an alternative outcome to AO5.1. However, it has been determined that the development satisfies PO5 as the podium mitigates the risk or impacts of overlooking as the side and rear facades of the podium do not include windows or the ability to look into neighbouring allotments from the communal open space. Further, the communal open space is suitably setback and buffered with landscaping to prevent privacy issues.

The tower form still achieves a suitable setback of 3.25 metres to the site’s frontage to maintain a suitable neighbourhood character. This reduced front setback ensures that an appropriate outcome in terms of privacy and amenity is achieved to the south, being a residential development.

The intended design outcome is still achieved as the podium and tower design are clearly differentiated through stepping, design and materiality.

The tower form therefore provides a clear setback from the street and adjacent properties, and makes a clear distinction from the podium form below, both in building envelope and in architectural design.


PO7 – Tower form design Balconies maximise building performance while minimising negative impacts on the building mass and public realm.

AO7 Balconies:

(a) are not made with materials susceptible to solar gain;

(b) are not made with transparent materials that spill light from the dwellings; and

(c) integrate into the building profile.


The development’s balconies are glass and therefore transparent, providing an alternative outcome to AO7. However, the development is considered to comply with PO7 for the following reasons: • The glass is tinted to mitigate light spill while also reducing the solar impacts on the

apartments;

• This material allows for passive surveillance, thereby positively contributing to the public realm; and

• This material makes the balconies appear more lightweight and less bulky. It also fits well within the building’s high quality architectural design, thereby reducing the building’s massing.

An image of the building’s balcony design is included below.


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FIGURE 11: BALCONY TREATMENT


PO11 – Communal open space Communal space areas:

(a) are accessible, useable and safe;

(b) enhance the attractiveness of the development;

(c) provide opportunities for social interaction; and

(d) create pleasantly shaded outdoor areas.

AO11.1 Communal space is provided at a rate of 11m² per intended user of the site and is designed for simultaneous use by individuals and groups.


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The proposed development provides approximately 892m2 of communal open space which is considered to be an alternative outcome to AO11.1. It has been determined that the proposed development complies with PO11 for the following reasons: • The communal recreational areas are easily accessible via lift, safe and highly useable.

The podium level includes a large infinity pool, two (2) outdoor kitchen areas, generous lounge areas, a sauna and steam room as well as a gymnasium. The roof terrace includes a second infinity pool, barbeque area, bar, private dining area, sun decks and a cabana area. Therefore, the development offers a large number of different recreational options and activities;

• The recreational options are large enough and provided within close proximity to each other to create opportunities for social interaction;

• The communal areas are integrated into the overall high quality design of the building. The communal open space atop the podium physically makes the development more aesthetically pleasing. These areas also make the development more appealing to its users;

• The deck located on the podium and the cabanas on the roof top offer pleasant shaded outdoor areas at all times of the day, while the other deck areas will offer shade at different times of the day; and

• The spaces are designed to allow for individual people and multiple groups to all use the spaces at the same time.

Images of the communal open space areas are included below.


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Figure 12: Proposed communal open space area atop the podium


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Figure 13: Proposed roof terrace communal open space area


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PO12 – Private open space Private open space areas are directly assessable and functional spaces.

AO12 Private open space for each dwelling: (a) mitigate negative wind effects on intended users; (b) has a minimum area of 3m x 3m; (c) is accessible from the living room; and (d) has a maximum gradient not exceeding one in ten.


The proposed development incorporates balconies which are smaller than those required by AO12 and therefore provides an alternative outcome. The private open space areas comply with PO12 for the following reasons: • All proposed balconies are directly accessible from living areas, thereby enhancing the

indoor-outdoor feeling making them more usable and functional while improving the apartment unit as a whole;

• The balconies are incorporated into the building’s sleek curved form which will provide protection from the elements, making them more usable;

• A number of the units are provided with two (2) balconies; and

• The large majority of the balconies proposed are north facing, allowing for a higher degree of natural light.

The Purpose statement of the General Development Provisions Code reads as follows: (1) The purpose of the General development provisions code is to provide a consistent

approach to city wide issues and avoid duplication of regulation throughout the City Plan.

(2) The purpose of the code will be achieved through the following overall outcomes: (a) Development is designed to maintain the expected level of amenity for the area. (b) Development promotes a safe environment and reduces the potential for crime. (c) Development is designed to respect the natural values of the land, including

vegetation, natural topography and development on steep slopes to minimise impacts on the landscape character of the city's rural, urban and hinterland areas.

(d) Development does not result in unsightly retaining walls. (e) Building services and storage areas are designed and located to avoid nuisance

to adjoining premises and avoid an unattractive appearance when viewed from the street.

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


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

The application complies with the Purpose and the Overall Outcomes of the General Development Provisions Code as follows: • As discussed within the assessment against the Purpose and Overall Outcomes of the

High Density Residential Zone, the development is designed to maintain the level of amenity expected within this zone, due to the suitable design and materiality, landscaping, setbacks and slender tower form;

• The proposal will promote a safe environment with suitable ingress and egress for pedestrians and vehicles while also ensuring that appropriate levels of passive surveillance is provided over the street through the inclusion of communal open space atop the podium, forward facing balconies, the lobby and the orientation of the units themselves;

• The development, particularly the podium, provides a high quality landscape outcome;

• There are no retaining walls required as part of the development; and • The existing infrastructure is capable of facilitating the density proposed. Further, the

services have been suitably located and integrated into both the site’s frontage as well as the tower’s cap.


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The application complies with all of the relevant Acceptable Outcomes of the General Development Provisions Code, except as follows:


PO8 - Shadow impacts – for all development 3 or more storeys The building is designed and located to ensure that the shadow cast by the building does not detract from a comfortable living and ground level environment and the access of adequate sunlight to private and public spaces having regard to: (a) the degree of containment of the shadow on the subject site at different times of the day on the summer and winter solstice and spring and autumn equinox; (b) the cumulative impact of the shadow and existing shadows; (c) the effect of the shadow on the ocean beach, Broadwater foreshore, or riverside or beachside public open space; (d) the location of the shadow on non-residential areas external to the site; and (e) the effect of the shadow on any other site or other building.

AO8.1 The width of the shadow cast in any direction by each level of the building, excluding balconies and lift wells, does not exceed twice the width of the shadow cast in any other direction.

Illustration showing width ratio shadow outcome AO8.2 The shadow cast by the building in a true south direction has a length 0.25 times the height of the building, as measured from ground level adjacent to the southern side of the subject building to the top of the topmost storey, and does not intrude onto any other site, or does not cast shadow onto any other building on the same site.


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Illustration showing southern shadow outcome


Within the High Density Residential Zone, particularly where a site is designated as ‘HX’- no building height limit, it is reasonable to assume that some shadow impacts are expected. Notwithstanding, the shadow impacts of the proposed development have been determined to be satisfactory due to the following:

• The proposed development is of a slender form, having a floor plate less than the recognised size of 750m2 and as demonstrated within the figure below, the shadow cast by the development is fast moving and does not represent an unreasonable impact or deny any one allotment natural light for long periods of the day. Therefore, maintaining a comfortable living environment and allowing adequate sunlight to private open space;

• The proposal’s shadow does not create a cumulative impacts as it does not combine with existing shadows;

• Shadow impacts are anticipated with height and the subject site is located within an area with no height restrictions;

• The shadow cast by the proposed development will not impact upon the ocean, beach, foreshore or riverside or beachside public open space; and

• The shadow will not be cast over non-residential development.

9AM Summer 12PM Summer


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Figure 14: Shadow analysis

The proposed development satisfies the remaining applicable codes, with commentary provided on the Transport Code within part 11.2 of this report.

7.2 Assessment against the State Planning Policy The Queensland Government established the State Planning Policy (SPP) in December 2013 (amended July 2014) to simplify and clarify matters of state interest in land use planning and development. It is considered that the provisions of the SPP have been appropriately reflected within the requirements of the Gold Coast Planning Scheme. No specific provisions of the SPP affect Council’s assessment of the proposed development.

7.3 Assessment against the 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 to discussion below.

7.4 Assessment of development infrastructure requirements Development Infrastructure

There is no new trunk infrastructure required as part of the development; however, the proposal does trigger a requirement for additional contributions ($56,460.00) to be paid for

3PM Summer 9AM Winter

12PM Winter 3PM Winter


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 Gold Coast Water sewerage infrastructure in accordance with a condition within the officer’s recommendation. This money will service the upgrade of sewerage infrastructure within the area and is required due to the increased density being sought and is intended to avoid issues with capacity.

Infrastructure Charge Notice

The final estimated infrastructure charge associated with the construction of the proposed development, assuming the proponent provides all of the required development infrastructure is $3,620,000.00.

The charges are required to be paid prior to the earliest of when the change happens, when the final plumbing inspection is undertaken, the issue of a certificate of classification, or the final inspection certificate for building work being issued.

Charges Resolution v1.1 of 2015 Qty Rate Gross Charge Amount Multiple Dwelling 1 Bedroom 94 Dwellings @ $ 20,000.00 $ 1,880,000.00 Multiple Dwelling 2 Bedroom 73 Dwellings @ $ 20,000.00 $ 1,460,000.00 Multiple Dwelling 3+ Bedroom 10 Dwellings @ $ 28,000.00 $ 280,000.00 $ 3,620,000.00 Net Charge Summary

Gross Charge Amount Applied Credit Amount Net Charge Amount $ 3,620,000.00 $ 0.00 $ 3,620,000.00

8 CONSULTATION 8.1 Internal Referrals The application was referred to the following internal city specialists:

Internal Referrals

Comments and/or Conditions

11.1 Health and Regulatory Services

Conditions relating to the following were provided: • Acoustic management; and • The management of solid waste.

11.2 Transport Assessment

Transport Assessment has undertaken an assessment of the proposed development against the relevant provisions of the City Plan with a detailed discussion provided below. Car Parking Provision To comply with AO1 of the Transport Code, the proposed development would require a minimum of 195 off street car parking spaces comprising 177 resident and 18 visitor spaces. The development proposes 174 off street car parking spaces comprising of 156 resident and 18 visitor spaces. This is 21 resident spaces less than the Acceptable Outcome.

The existing approval over the site was afforded the same car parking rates as the Centre Zone (where the site is within 800m of walking distance to a light-rail station), being 0.9 spaces per dwelling for residents and one (1) visitor space per 10 dwellings with 17.5% of the residential parking being unbundled for the use of dwellings without allocated car parking spaces. If this rate were applied to the current approval, a minimum of 178 off street car parking spaces would be required. The proposed development therefore provides a negligible shortfall in this regard.


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 The above rate was determined to be appropriate as the site is two (2) blocks

south of the Centre Zone and benefits from the same frequent public transport options. Further, the Transport Code’s initiative to offer unbundled parking means that a perspective buyer has the ability to buy a car parking space and own a car, or elect not to purchase a space and utilise the various other transport modes available. A perspective buyer who relies on a personal vehicle is unlikely to purchase an apartment where a car space is unavailable. This strategy seeks to reduce car dependency. The surrounding street network is currently unregulated and parking is generally at a premium. There will be very limited opportunity for any overflow car parking from the development and in the not too distant future it is anticipated that this area would be regulated or captured within a parking area subject to time regulation. Considering the alternate parking options and the high use of on-street car parking in the immediate area, it is expected that the impact of car parking from the proposed development will be negligible. Therefore compliance with PO1 is achieved. Car Parking Design To comply with AO25.1 of the Transport Code, the proposed development must comply with the requirements of AS2890.1-2004- Parking Facilities Part 1: Off Street Car Parking. A total of six (6) small car parking spaces are located within the visitor car parking area and 32 spaces throughout the residential car parking levels. The design of these car parking spaces complies with the requirements of section 2.4.1aiii of AS2890.1-2004 and the quantity aligns with the advice provided in section A6.1 which suggests that the small car parking space now represents the light car which represents the 35th percentile vehicle in the Australian fleet. However, 22 of the 32 small car parking spaces are only deemed to be fall into this category due to the reduced length of 5m. The width of these spaces is the standard 2.4m. Bicycle Parking Provision To comply with AO10.1 and AO12 of the Transport Code, the proposed development would require a minimum of 236 bicycle parking spaces comprising 177 resident and 59 visitor spaces. The development proposes 86 bicycle parking spaces comprising 68 resident and 18 visitor spaces. The proposed number of bicycle parking spaces is considered acceptable due to the quality of the spaces proposed, making it more practical and attractive to store bicycles in the spaces provided. This will therefore make cycling a more likely alternative mode of transport for the users of the development. Traffic Impact The proposed development does not trigger the requirement for a detailed traffic assessment under the provisions of AO20 of the Transport Code. Regardless of the above requirement, the proposed development would stand to increase the number of vehicles travelling through nearby intersections by 1 vehicle every 1-1.5 mins which is considered negligible. In light of the above comments it is considered that compliance with the requirements of the Transport Code is achieved. Conditions relating to the following were provided:


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• The provision of car parking; • The requirement to offer 27 unbundled car parking spaces; • The provision of bicycle parking; • The inclusion of sightlines; • The inclusion of warning systems within the ramp areas; • The provision of mechanical car stackers; • Loading and unloading requirements; and • The widening of footpaths.

11.3 Subdivision Engineering

Conditions relating to the following were provided: • Telecommunications; • Undergrounding power lines; and • The amalgamation of lots.

11.4 Architect The City Architect’s Office is supportive of the proposed development having provided the following comments: • The proposal has excellent architectural and urban design merit. • The architectural language contains a high degree of building articulation

through strong horizontal and vertical geometric elements, feature panel walls, screening elements, expressed balconies, and integrated vertical gardens.

• The innovative composition has a high visual appeal and includes a variety of high quality materials, colours, finishes, fine grain detailing and human scale. Elements include a textured and fragmented podium façade comprising decorative patterned pearlescent white tiles, fluted concrete and metal cladding, and recessed vertical gardens that visually soften the podium and provide amenity to the adjoining neighbours.

• The scale of the proposal is appropriate for the area with a distinct 3 storey podium and tall slim tower form. The proposal is unique, attractive and will enhance the character of the area.

• There is a high degree of amenity provided to internal living spaces for the amenity of residents. The development has a diversity of housing types with a range of apartment sizes which will appropriately service the Broadbeach residential market.

• The proposal successfully incorporates a large number of best practice urban design principles outlined under the 15 Qualities of good urban places. These elements include human scale, high level of building articulation and detailing, high quality refined edges, urban greenspace, human needs has been provided in well designed recreational communal spaces, and high amenity of liveable spaces, community enhancement through the artistic sculptural quality of the tower, incorporation of artwork and lighting.

• The proposal is commended for ensuring all mechanical plant equipment is located on the rooftop and is appropriately screened from view and that the screening form part of the overall architectural language.

• The proposed design will achieve a 4 star Green Star Design Rating under the Green Building Council of Australia (GBCA) sustainable rating system for apartment building category. This achievement is commendable and through the design will address sustainable measures for energy and water


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efficiency, the use of sustainable materials, maximising indoor air quality, natural light and ventilation to lobby areas. The application includes the submission of an ESD Report prepared by a qualified consultant verifying the design rating.

• The proposal includes high quality integrated landscaping that enhances the design and provides amenity to residents and neighbours. Feature vertical landscaping helps to visually soften the podium and reduce the amount of hard materiality.

• The proposal provides good communal recreation facilities on the podium rooftop including a variety of active and passive spaces with good landscape buffers around the perimeter.

11.5 Gold Coast Water

Conditions relating to the following were provided: • Sewerage services; and • Water services.

11.6 City Infrastructure

Conditions relating to the following were provided: • The nature, design and location of the vehicular crossings.

11.7 Plumbing and Drainage

Conditions relating to the following were provided: • Compliance Permit for sewerage works; • Compliance Permit for water supply; and • Compliance Permit for fire services.

11.8 Environmental Assessment

Conditions relating to the following were provided: • The requirement for an acid sulfate soil investigation.

11.9 Hydraulics and Water Quality

Conditions relating to the following were provided: • The site’s hydraulic condition; • A flood emergency management plan; • Compliance with the submitted stormwater management plan; • Gross pollutant traps; • Appropriate erosion and sediment control; • Excavated sand requirements; and • The requirement for a dewatering management plan.

11.10 Arborist

Conditions relating to the following were provided: • Necessary vegetation clearing approvals.

11.11 Landscape Assessment

Conditions relating to the following were provided: • Required landscaping approvals; • Frontage fencing; • Green walls; and • Planter boxes.

11.12 Geotechnical engineering

Conditions relating to the following were provided: • The proposed basement excavation; and • Ground anchors.


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 8.2 External Referrals There are no Concurrence agencies or Advice agencies triggered by this development application.

8.3 Public Notification The application is subject to Code Assessment and therefore public notification is not required in accordance with the Sustainable Planning Act 2009.

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

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

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

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

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

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

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


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 11 RECOMMENDATION It is recommended Council of the City of Gold Coast (Council) resolve that:


Address of property 12-14 Philip Avenue Broadbeach Area of property 1,032m2 Decision type Development Permit for Material Change of Use for





NATURE OF DECISION


APPROVED DRAWINGS

1 Amended plans/drawings to be submitted a Amended plans/drawings must be submitted generally in accordance with:

Plan No. Rev. Title Date Prepared by TP00.03 - PROPOSED SITE PLAN 22/04/16 ROTHE LOWMAN TP01.00 - BASEMENT 5 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.01 - BASEMENT 4 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.02 - BASEMENT 3 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.03 - BASEMENT 2 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.04 A BASEMENT 1 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.05 A GROUND FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.06 - GROUND MEZZANINE FLOOR

PLAN 22/04/16 ROTHE LOWMAN

TP01.07 - LEVEL 1 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.08 - LEVEL 2 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.09 - LEVEL 3 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.10 - TYPICAL LOW RISE LEVELS 4 -

21 22/04/16 ROTHE LOWMAN


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TP01.11 - PLANT LEVEL 22 22/04/16 ROTHE LOWMAN TP01.12 - PLANT LEVEL 23 22/04/16 ROTHE LOWMAN TP01.13 - TYPICAL MID RISE LEVEL 24-34 22/04/16 ROTHE LOWMAN TP01.14 - TYPICAL HIGH RISE LEVELS 35

- 39 22/04/16 ROTHE LOWMAN

TP01.04 - ROOF TERRACE - LEVEL 40 22/04/16 ROTHE LOWMAN TP01.04 - PLANT LEVEL 41 22/04/16 ROTHE LOWMAN TP02.01 - SOUTH ELEVATION 22/04/16 ROTHE LOWMAN TP02.02 - EAST ELEVATION 22/04/16 ROTHE LOWMAN TP02.03 - NORTH ELEVATION 22/04/16 ROTHE LOWMAN TP02.04 - WEST ELEVATION 15/04/16 ROTHE LOWMAN TP03.01 - BUILDING SECTION A 22/04/16 ROTHE LOWMAN TP03.02 - BUILDING SECTION B 22/04/16 ROTHE LOWMAN TP03.03 - PODIUM SECTIONS 22/04/16 ROTHE LOWMAN

showing the following amendments: i Remove reference to the on-street loading zone shown on Philip Avenue

east of the vehicle crossing. ii Annotate 27 of the resident car parking bays as “unbundled”. iii Show the location of the intercom system to provide access through the

roller shutter to give access to visitor parking. iv Relocate the roller shutter on ground floor to the top of the ramp (RL3.885)

from basement level 1. v Locate the give way pavement marking on exit from ground floor so that a

vehicle entering the site can pass the stationery vehicle to access the ramps to the above ground and basement car parking levels.

vi Mirror the location of the applicable services on the ground mezzanine floor plan with their locations on the ground floor plan.

vii Realign the waste chute in accordance with the conditions contained within this decision notice.

viii Redesign the bulk bin storage point in accordance with the conditions within this decision notice.

b The amended plans/drawings are to be submitted to Council for approval by the Chief Executive Officer prior to the earlier of: i Issue of a development permit for the carrying out of building work. ii Commencement of the use of the premises.

c The amended plans/drawings, when approved by the Chief Executive Officer, will be the approved plans/drawings forming part of this approval and a stamped copy will be returned to the applicant. The development must be carried out in general accordance with the approved plans/drawings.

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

Timing At all times.


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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 relating to or arising from this development approval.

Timing As indicated within the wording of the condition.

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


5 Notice of works timetable The applicant must give Council written notice of the following: a Application number; b Site address; c Name and telephone number (work and after hours) of

the project manager and the site owner; d Works intended to be carried out; e The proposed timetable associated with the works,

including expected commencement, duration and completion date.

The notification is to be sent to Council’s Development Compliance Section (fax: 07 5582 8080 or by email to [email protected]). This notification is in addition to any other notifications required by other conditions of this or other development approvals. A form is available to assist in providing the information relating to Notice of Works/Commencement requirements. The form can be obtained at Council Offices (Nerang, Bundall and Coolangatta). It also can be found on Council's website at http://www.goldcoast.qld.gov.au/forms-applications.html.

Timing After successful completion of any pre-start inspections required by conditions of this or other development approvals and at least 5 business days prior to commencement of any works on site.


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 6 Lots to be amalgamated

Lots 1 on BUP2043, 2 on BUP2043, 3 on BUP2043, 4 on BUP2043, 5 on BUP2043 and 8 on B83824 must be amalgamated into one lot. The plan of amalgamation must be registered.

Timing Prior to commencement of the use of the premises.

WORKS - COMPLIANCE

7 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

8 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 RS-051 Driveways - Heavy Duty Vehicle

Crossing. b The applicant must apply for and obtain a licence from

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

satisfaction of the Chief Executive Officer.

Timing Prior to commencement of the use on the site.

9 Redundant vehicular crossings All redundant vehicle crossings must be removed and kerb and channel reinstated in accordance with City Plan Policy – Land Development Guidelines. The removal and reinstatement must be to the satisfaction of Council, at no cost to Council.

Timing Prior to the commencement of the use.

CAR PARKING AND ACCESS

10 Ramp signal warning system a An on-site ramp signal warning system including

detector loop pads (or similar) plan must be submitted for approval.

b The purpose of the signal system is to mitigate conflict between exiting streams of traffic from the above and below ground car parking areas where there is a clear

Timing Plan to be submitted and approved prior to issue of a development permit for the carrying out of building work.


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lack of visibility. c The plan must be certified by a Registered Professional

Engineer Queensland (RPEQ) and submitted for approval as part of an Operational Works (OPW) application.

d The plan must address the following points: i Confirm that all signal infrastructure, signage and

mirrors are located where it can be clearly seen by approaching motorists and not in the path of circulating and manoeuvring vehicles to avoid any damage.

ii Confirm that detector loop pads which trigger the signals will not be triggered by vehicles travelling in the opposite direction and by vehicles reversing out of car parking spaces.

iii Confirm how bicycles will be detected when exiting from the basement car parking area.

iv Provide associated line marking and signage to indicate to motorists where to stop to allow approaching vehicles to pass. Demonstrate by way of swept path diagram that this is achievable.

The approved ramp warning system must be installed and in operation prior to the commencement of the use and maintained at all times.

11 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 177 off-street car parking spaces must be provided for on-site, where at least 159 spaces are provided for residents and 18 spaces for visitors.

d 27 of the total 159 off-street car parking spaces provided for residents must be unbundled.

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

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

12 Visitor car parking spaces Visitor car parking spaces must be clearly identifiable through the provision of appropriate signage denoting “Visitor Parking”.

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

13 Mechanical car stackers a The mechanical car stackers are to be installed in the

car parking bays shown on the approved plans. b Each dependent type mechanical car stacker (2

spaces) shall be limited to use by the occupants of a single dwelling unless an independent system can be



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installed. c Information must be displayed in a prominent location

adjacent to the car stackers detailing the operation and maintenance procedures.

d Owners must be inducted on how to safely operate the car stackers

e The clearance height within the stacker system must be displayed at the entrance to the stacker system.

14 Intercom system An intercom system must be installed and maintained, linking each of the dwellings with the security gate to provide access for visitors to the site. The intercom box must be located within 4.5 metres of the front property boundary and within that area, be set back a sufficient distance from the property boundary so that a vehicle using the intercom will be entirely within the site.


15 Bicycle parking a Bicycle parking must be provided and maintained, to

the satisfaction of the Chief Executive Officer and at no cost to Council, in accordance with the Cycling Aspects of Austroads Guides (2014) and the following: i 68 × Class 2 bicycle parking spaces for residents; ii 18 × Class 3 bicycle parking spaces for visitors.

b The bicycle parking spaces are to: i Enable wheels and frame to be located to the

device without damaging the bicycle; ii Be located outside pedestrian movement paths; iii Be accessible from the road; iv Be arranged so that parking and unparking

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

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

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

and viii Be protected from the weather.


16 Signs and line marking In addition to signs and line marking required by AS2890.1, the following must be installed and maintained: a Signage located within the site visible to entering

vehicles accompanied with wording giving direction to visitor car parking.

b Signs and line marking to give direction to visitor bicycle parking, to be visible to cyclists upon entering



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the site in accordance with AS2890.3. Signage and line marking is to be provided along the route and where bicycle parking is provided.

VEHICULAR CROSSINGS AND DRIVEWAYS

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


FOOTPATHS AND BIKEWAYS

18 Footpaths The applicant must design and construct concrete footpaths as follows:

i Minimum 2m wide path along the full frontage of the site to Philip Avenue.

ii Minimum 1.2m wide path linking the site’s pedestrian entry to the new path on the verge of Philip Avenue.

a 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 plans, which show the location of footpaths, is not to be taken as an approval to construct.

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


ROAD RESERVE ALTERATIONS/RECONSTRUCTION

19 Reconstruction of kerb and channel / footpath a Where kerb and channel / footpath is removed or

damaged, the applicant must reconstruct the kerb and channel / footpath for the full frontage/s of the development site at Marine Parade to meet the requirements of City Plan Policy – Land Development Guidelines, prior to the earlier of a request for compliance assessment of the subdivision plan or the commencement of the use of the premises.

b The reconstruction of any service pits or infrastructure necessary to achieve the requirements of City Plan Policy – Land Development Guidelines when

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


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

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


ALTERATIONS TO SERVICES, INFRASTRUCTURE AND/OR ROAD RESERVE

21 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 City

Plan Policy – Land Development Guidelines; iii Apply for and obtain a development permit for

operational work (works for infrastructure) for the proposed works;

iv 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

v Submit ‘As Constructed’ data in accordance with City Plan Policy – Land Development Guidelines, As-constructed requirements.

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 Council.

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

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


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 22 Connection to, alteration or realignment of Council

infrastructure a The applicant must, in respect of any connection to,


Plan Policy – Land Development Guidelines; vi Apply for and obtain a development permit for


vii 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

viii Submit ‘As Constructed’ data in accordance with City Plan Policy – Land Development Guidelines, As-constructed requirements.




TELECOMMUNICATIONS

23 Telecommunications – MCU The applicant must: a Provide underground telecommunications to the

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

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

c Provide certification to Council, from the authorised telecommunications carrier/contractor, that the works and infrastructure required above have been

Timing Prior to commencement of the use.


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undertaken and installed in accordance with telecommunications industry standards (e.g. Telstra standards).

24 Electricity supply to MCU developments and private estates 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 lots / dwellings within the site (i.e. sufficient for the ultimate use of the site).

b Low-voltage electricity supply is available to the development site and all proposed lots / dwellings within the site (i.e. sufficient for the ultimate use of the site).

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

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

CONSTRUCTION MANAGEMENT

25 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; vii Tree management.

c The construction management plan must demonstrate that:

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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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.

26 Noise management a Noise from construction activities must not cause an

‘environmental nuisance’ (within the meaning of that term set out in the Environmental Protection Act 1994) at any sensitive receptor stated in schedule 1 of the Environmental Protection (Noise) Policy 2008.

b A noise 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.

c The noise management plan must:



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i be prepared by a suitably qualified acoustic engineer;

ii provide details of expected noise sources; iii include an assessment of the predicted noise

levels from all proposed construction activities; iv identify the measures and work practices that will

be implemented to ensure that noise from construction activities does not cause an ‘environmental nuisance’ (within the meaning of that term set out in the Environmental Protection Act 1994) at any sensitive receptor stated in schedule 1 of the Environmental Protection (Noise) Policy 2008;

v identify the procedures to be adopted for monitoring of noise emissions;

vi provide details of complaint response procedures that will be adopted;

vii identify the procedures to be adopted for revision and review of the noise management plan.

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

27 Dust management a The release of dust and particulate matter from

construction activities must not cause an ‘environmental nuisance’ (within the meaning of that term set out in the Environmental Protection Act 1994) at any sensitive receptor stated in schedule 1 of the Environmental Protection (Noise) Policy 2008.

b A dust 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.

c The dust management plan must: i be prepared by a suitably qualified professional; ii provide details of sources of dust and particulate

emissions; iii identify the measures and work practices that will

be implemented to ensure that the release of dust and particulate matter from construction activities does not cause an ‘environmental nuisance’ (within the meaning of that term set out in the Environmental Protection Act 1994) at any sensitive receptor stated in schedule 1 of the Environmental Protection (Noise) Policy 2008;

iv identify the procedures to be adopted for monitoring and reporting of air emissions;

v provide details of complaint response procedures that will be adopted; and



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vi identify the procedures to be adopted for revision and review of the dust management plan.

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

28 Haulage access / site management a Prior to the commencement of works, the applicant

must provide a vehicle barrier along the frontages of the land, to ensure that all vehicles only use crossovers approved by the Chief Executive Officer.

b Loading/unloading operations must be conducted entirely within the site and vehicles waiting to be loaded/unloaded must also stand within the site.

c All reasonable methods are to be used to reduce nuisance from dust, noise, vibration, smoke and material tracked onto public roads as a result of hauling and filling operations. Upon receipt of a dust nuisance complaint or notification of a dust nuisance by the Council, the applicant is to take reasonable and immediate action to remedy the dust problem to the satisfaction of the Contributed Assets Inspector.

d The site must be maintained in a clean and tidy state at all times. Satisfactory arrangements must be made for the collection, storage and disposal of all waste materials.

e Non-recyclable debris must be transported from the site and disposed of at an approved waste facility. Combustion of any material is not permitted on the subject site without prior approval of Council.

f The applicant must ensure that gravel access areas to the site, transport dust covers and shake (hose) down areas are in place to control both on-site dust nuisance and contamination of external properties, roadways and receiving waterways.

g Any damage to property (including pavement damage) is to be rectified to the satisfaction of Council prior to the earlier of Council issuing a letter accepting the works on-maintenance or a request for compliance assessment of the subdivision plan. The surrounding carriageways are to be kept clean of any material carried onto the roadway by construction vehicles. Any work carried out by Council to remove material from the roadway will be at the applicant’s expense and any such cost are payable prior to the earlier of acceptance of the works on-maintenance or a request for compliance assessment of the subdivision plan.


29 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

Timing At all times while works are occurring.


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have their loads secure and covered; b Any spillage that falls from the trucks or their wheels

must be collected and removed from the site and streets along which the trucks travel, on a daily basis; and

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

30 Water usage The use of potable water is not permitted in activities associated with road and pavement construction, the compaction of fill material or dust suppression. The use of recycled water is encouraged, especially where other alternative sources do not exist. Where recycled water is proposed to be used: a The use of the recycled water must be in accordance

with the requirements of the Gold Coast Water Recycled Water Management Plan (RWMP), which sets out the requirements for transport and use of recycled water;

b The applicant must first complete the Recycled Water User Operator Training with Gold Coast Water, in accordance with the RWMP. Proof of completion of the training course will be by issue of a valid certification card;

c The applicant can only contract to use a recycled water carrier who is accredited and certified by Gold Coast Water. Accreditation requires a current authorised agreement between the water carrier and Gold Coast Water; and

d The water carrier is only allowed to employ certified tanker operator/drivers, who have completed the recycled-water training course with Gold Coast Water and hold a valid certification card.

Information note: To obtain a copy of the management plan and also to obtain a list of approved water carrier operators, the applicant should contact Gold Coast Water: Senior Officer Recycled Water ph. (07) 5582 8422 Gold Coast Water ph. 1300 366 692. Potable water is defined as water treated to drinking water standards (NHMRC guidelines 1996) and being available in Councils normal reticulated potable water supply system. Recycled water is defined as treated sewage in class A+, A B or C in accordance with the Public Health Regulations (NO1) 2008.


31 Workplace health and safety The Workplace Health and Safety Act 2011 and AS 1742 Manual of Uniform Traffic Control Devices must be complied



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with in carrying out the works, including ensuring safe traffic control and safe public access in respect of works being conducted on a road.

32 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.


33 Dilapidation Report a The Applicant is required to undertake a dilapidation

report for properties located at 8 Philip Avenue, 18 Philip Avenue, 9 Anne Avenue, 11 Anne Avenue and 13 Anne Avenue, Broadbeach.

b A report must be undertaken prior to Building Approval and for comparison purposes, a second report must be undertaken after construction has ceased and prior to the issue of certificate of occupancy.

c The report must be undertaken by a suitably qualified person.

d The Applicant is required to submit a copy of these reports to Council for record keeping purposes only.


BUILT FORM

34 Balconies and podiums to be unenclosed All balconies and podium areas must remain unenclosed in accordance with the approved plans referred to in Condition 1 of this decision notice.

Timing At all times once the use has commenced.

35 Design and treatment of topmost storey The topmost storey of all buildings (including the roof and any service equipment and plant rooms) must be designed and treated so as to visually integrate with and complement the design and finish of the rest of the building, to the satisfaction of the Chief Executive Officer.

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

36 Media rooms The proposed development appears to include media rooms within dwelling Types D and H that are not to be converted into bedrooms.


ACOUSTICS

37 Acoustics – design and construction The development must be designed and constructed in accordance with the recommendations outlined in the acoustic report entitled Proposed Residential Development Acoustic Report prepared by Acoustic Works P/L dated 22

Timing Prior to Building Approval


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April 2016 ref.2016053 R03 14 Philip Avenue Broadbeach RTN ENV. Any alteration to the design or construction of the development that prevents the recommendations of the approved report being implemented will require an amended report to be submitted and approved by Council.

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

Timing Prior to Occupation

39 Hours of operation The recreation facilities and gymnasium activities are permitted to be undertaken between the hours of 7am to 10pm only.

Timing At all times

WASTE

40 Waste chute – design and construction The waste chute must be located in accordance with the City Plan policy- Solid waste management, and be designed and constructed in accordance with the following requirements: a Adequate strength for its purpose, including additional

reinforcing where necessary at joins, bends and hopper intersections,

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

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

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

d Installed in a fire rated duct and ventilated in compliance with building requirements of the National Construction Code – Building Code of Australia

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

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


41 Waste disposal points – design and construction A waste disposal point / hopper must be located on each residential floor in accordance with the City Plan policy- Solid waste management, and be designed and constructed in



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accordance with the following requirements: a Located to ensure the handle of the hopper is at least

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

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

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

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

42 Waste storage room – design and construction The waste storage rooms must be located in accordance with the City Plan policy-Solid waste management, and be designed and constructed in accordance with the following requirements: a Fire rated and ventilated in accordance with the

‘National Construction Code – Building Code of Australia’

b Insect and vermin proof c The doors must be wide enough to allow for the easy

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

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

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

f Adequate additional space must be provided for compactors (if applicable)

g Adequate artificial lighting must be provided h Refrigerated rooms must be fitted with an approved

alarm device outside, but controllable only from within the room

i A hose cock must be provided immediately outside the room for cleaning bins and the room

j Must permit unobstructed access for removal of the containers to the service point and for positioning of the containers correctly in relation to the waste chute


43 Bulk bins –servicing point a The bulk bin servicing point must be located in

accordance with the City Plan policy-Solid waste management, the City Plan policy-Solid waste management,, and be designed and constructed in accordance with the following requirements:



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b 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,

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

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

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

f Constructed hardstand with a solid concrete base or acceptable equivalent

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

h Connected to the crossover by a paved path i 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.

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

HYDRAULICS

44 No worsening of hydraulic conditions The development must be designed and constructed so as to result in: a No increase in peak flow rates downstream from the

site; b No increase in flood levels external to the site; and c No increase in duration of inundation external to the

site that could cause loss or damage.


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


STORMWATER AND WATER QUALITY

46 Stormwater management plan to be complied with The applicant must submit certification from a Registered Professional Engineer Queensland (RPEQ or equivalent) specialised in stormwater management confirming that all works have been carried out and completed in accordance

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


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with the approved stormwater management plan, being “12 & 14 Philip Avenue Broadbeach - Site Based Stormwater Management Plan” prepared by Arcadis Australia Pacific Pty Limited dated 22 April 2016. Information note: This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).

premises.

47 Certification of performance of the treatment train The applicant shall provide a certification signed by the qualified professional (RPEQ or equivalent) who has prepared or endorsed the stormwater management report by confirming the following: a The proposed treatment train including the proprietary

device achieves pollutant removal efficiency to satisfy Council’s water quality objectives as outlined in the Land Development Guidelines.

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

Timing Prior to the commencement of works on-site.

48 Monitoring of the proprietary treatment devices The owner or the legal entity of the development must carry out monitoring of the performance of the proprietary stormwater treatment devices as adopted in the approved stormwater management plan for two years at no cost to Council. Annual report of the monitoring and subsequent results shall be prepared by a suitably qualified professional (RPEQ or equivalent) specialised in stormwater and must be submitted to Council for record keeping purposes. Alternatively, the proponent shall submit a certification or endorsement letter from an independent expert / peer reviewer based on the testing / monitoring results of the proprietary devices confirming the performance of the devices in relation to Council’s adopted protocol (August 2015) requirements, to discontinue the ongoing monitoring.


49 Maintenance of stormwater management devices

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



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Management Plan. The MMP must address the following: i The MMP must include all associated cost related

to the device (e.g., installation, inspection and replacement/maintenance, reporting, health and safety plans, training, area of land required to install the device etc);

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

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

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

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

e In case of failure to achieve the designed pollutant load reduction target during the operational phase of the development, the owner/body corporate must be responsible to replace the proprietary device (Stormwater360 StormFilter Cartridges) with an appropriate treatment system in accordance with Council’s WSUD guidelines (Section 13 of the Land Development Guidelines) at no cost to Council.

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

50 GPT (oil and/or grit separator) to be installed a Stormwater runoff from the car parking areas (e.g.

basement / ground level) must be treated via gross pollutant trap (hydrocarbon and litter separator) prior to discharging to the stormwater treatment device / lawful point of discharge.


b Any designated carwash bay will require a trade waste Timing


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approval prior to the discharge from the premises of any trade waste to Council’s sewerage system.

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

51 Agreement to remove hydrocarbons for GPT a The applicant must ensure that:

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

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

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


EROSION AND SEDIMENT CONTROL

52 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 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.

Timing During construction / building works.


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DEWATERING MANAGEMENT PLAN

53 Preparation of dewatering management plan A dewatering management plan must be prepared by a suitably qualified professional engineer (RPEQ or equivalent). The dewatering management plan must be prepared in accordance with the Guidelines for Dewatering Management Plan (CoGC, October 2014) and include (but not limited to) the following: a Purpose of dewatering (ie an explanation of why

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

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

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

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

and odour issues; f Measures and techniques to manage geotechnical

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

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

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

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

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

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

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

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

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

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



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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 54 Compliance assessment of dewatering management plan

The dewatering management plan is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • State Planning Policy (DSDIP, July 2014); • The City Plan - Changes to Ground Level and Creation of

New Waterways Development Code; • The City Plan Policy – Acid Sulfate Soils Management;

and • Guidelines for Dewatering Management Plan (CoGC,

October 2014). Compliance assessor: City of Gold Coast. When the request for compliance assessment must be made Prior to the earlier of: • A development application for operational work (inclusive

of change to ground level, works for infrastructure, vegetation clearing/tree works or landscape work) or;

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

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

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

OCEAN FRONT REQUIREMENTS

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

Timing The sand management plan must be submitted to Council for approval prior to commencement


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

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

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

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

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

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

of works on site.

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

GEOTECHNICAL

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

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

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

sections; and iii Inlcude detailed stability calculations

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

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

c Assess suitability of the proposed basement excavation methodology and examine whether the basement



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excavation support system requires any ground anchoring into any adjacent properties or road reserve;

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

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

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

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

iii Which includes a contingency plan in the event that instability of the adjacent properties/structures arises or is detected during the construction period; and

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

59 Compliance assessment of basement excavation stability assessment report The basement excavation stability assessment report is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • City Plan’s Landslide Hazard Overlay Code; • City Plan’s Change to Ground Level and Creation of New

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


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Compliance assessor: City of Gold Coast When the request for compliance assessment must be made Prior to issuing of any building works approval or any works commencing on site. The basement excavation stability assessment report is not an approved report until a compliance certificate has been issued in respect of it.

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

61 Basement excavation and associated drawings are consistent with approved report The applicant must submit to Council certification from a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering confirming that the basement excavation and retention design drawings have incorporated all geotechnical measures recommended in the Council approved basement excavation stability assessment report.

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

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


63 On-site supervision of basement excavation works The applicant must engage a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering for the entire basement excavation/construction period over the subject site, at no cost to Council, for on-site supervision of the basement excavation and retention structure installations on the site in order to ensure no adverse effects on the stability and integrity of the adjacent buildings, properties, utility services and infrastructures.

Timing At all times while basement excavation/construction works are occurring on site.

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

applicant’s consulting engineer (Registered Professional Engineer of Queensland, RPEQ) that the proposed basement excavation/construction does not rely on any works external to the site boundary (e.g.

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


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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.

ACID SULFATE SOILS (ASS)

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

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


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

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

generating potential of soils;



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

d The potential impacts on surrounding environment features.

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

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

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

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

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

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

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


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LANDSCAPE WORKS ON PRIVATE LAND

70 Detailed landscape plan to be submitted for approval a The applicant must submit to Council for approval a

detailed landscape plan, by making a development application for operational work (landscape work).

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

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

Landscape Intent, being Sheets 1 - 13, Issue F, Statement of Landscape Intent, 26.04.2016, Prepared by RPS;

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

iv Comply with City Plan Policy – Landscape Work; and

v Demonstrate compliance with the following: A Tree species must be evergreen canopy

trees with a minimum bag size of 200L at the time of planting;

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

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

D Hydrant booster and other service areas must be screened by a timber batten feature screen gate or similar consistent with the development;

E Two 400 litre Norfolk Pine (Hawaiian Form) street trees must be proposed in front of the site; The trees must be planted within the road reserve on the private property side of the footpath;

F All species used on site must be tolerant of coastal conditions and salt laden winds; and

G All species utilised must not be listed on the GCCC – Guidelines for Undesirable Plants.

Note: The proposed paving extension from the private property into the road reserve as shown on the above referenced Statement of Landscape Intent is not approved.

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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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 71 Frontage Fencing

Any frontage fencing for this development must comply with one of, or a combination of, the following: a The proposed fencing as shown in the referenced

Statement of Landscape Intent; or b The fence is not forward of the building line.


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

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

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

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

to function as intended.

Timing In the wording of the condition.

73 Green Wall Alternatives The green wall shown on drawing 4.04 – Podium Visual – Front Elevation, by Rothe Lowman must be maintained at all times to the state shown on the referenced drawing. Should Council determine that the green wall has failed; the applicant must submit to Council for approval an alternative treatment/design for this façade. Any alternative treatment must: a Achieve a positive appearance for the development; b Incorporate a comparable level of architectural merit;

and c Be installed within 3 months of Council’s approval of

the alternative treatment, and maintained in accordance with Council’s approval at all times thereafter.


74 Planter Boxes a Planter boxes where trees are to be planted must

possess a minimum surface area of 6 square metres; Tree species must be chosen which are suitable for root zones growing in confined planting locations;

b Each of the aforementioned planter boxes must be sized to provide a minimum 800mm internal soil depth. The depth of planter boxes where trees are not proposed are to be as shown on the Detailed Landscape Plan; and

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



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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 75 Trees Adjacent Structures

Where trees are planted adjacent to, or within structures, root barriers or structure strengthening systems must be installed. Such measures must be designed to ensure the tree and structure can co-exist for the life of the development. Full demonstration of these systems is required to accompany the detailed landscape plan.


VEGETATION MANAGEMENT

76 Vegetation works OPW application required This approval does not approve vegetation clearing or damage. A development application for operational work (vegetation works) must be made to and approved by Council for any works proposing clearing or damage to any Assessable Vegetation. The application must be accompanied by a copy of each of the following plans (and, where a plan has already been approved, that plan must be accompanied by the corresponding approval documentation (i.e. 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 letter from an EPA-approved spotter-catcher together with any necessary fauna management plan or a QPWS-endorsed fauna translocation management plan.

e A basic vegetation management plan. f A sediment and erosion control and construction

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.

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

PLUMBING AND DRAINAGE

77 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

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


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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; and b Comply with Council’s Solid Waste Management

Guidelines for New Developments (2011). Information note: • Sewerage works must not be carried out until a

compliance permit under the Plumbing and Drainage Act 2002 has been issued by Council for the works.

78 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 5.2 of Council’s City Plan Policy. 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.

79 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

80 Sewer reticulation a The development site must be connected to Council’s

sewer reticulation system at the applicant’s cost. b The size of the sewer property service connection shall

be a minimum 150mm in accordance with SEQ Water Supply and Sewerage Design and Construction Code

Timing Prior to the commencement of use of the premises.


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(SEQ D&C Code). c Private sewer reticulation works internal to the

development site must be designed and constructed in accordance with the requirements of the Plumbing and Drainage Act 2002.

81 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).


82 Connection point The existing 225mm sewer main in Philip Avenue must be used as the connection point, unless otherwise approved by Gold Coast Water.


83 Additional payment – sewerage works The applicant must pay to Council additional trunk infrastructure costs in the amount of $56,460 as the development will additional emergency storage at pump station A25. Emergency Upgrade works are identified in Council’s LGIP. a. The additional establishment cost of providing the

additional emergency storage using the following methodology:- ((V*base unit rate emergency storage)^-0.165)*adjustment factor*((1+i)^n); where:

V = additional volume of emergency storage required (kL) Adjustment factor = 1.5 (overhead and contingency

allowance) Base unit rate cost of emergency storage = 6617.7 (Refer

Water Supply and Sewerage Infrastructure Plan 2014 Detailed Cost analysis #45680604)

i = indexation (10 year average of ABS 6247 roads and bridges index 3101 Queensland Table 17 - currently 4% pa)

n = number of years from base establishment cost to current day dollars

b. The applicant may, instead of making the payment, elect to provide part or all of the trunk infrastructure.

c. If the applicant elects to provide the trunk infrastructure the:-

i. development requires the construction of additional emergency storage of 7.3kL at A25;

ii. construction must be coordinated with Gold Coast City Council, the LGIP identified emergency storage of 133 kL for SPS A25 in 2016 which will be constructed by the City; and



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iii. construction is to comply with Planning Scheme Policy 11 - Land Development Guidelines and the South East Queensland Water Supply Design and Construction Code;

iv. works are required to be constructed prior to commencement of the use of the premises.

d. The additional payment cost will be recalculated at time of payment to take into changes to the unit cost rate for emergency storage, indexation and number of years between base establish cost and year of payment.

This condition is imposed in accordance with Section 650 of the Sustainable Planning Act 2009.

Note 1: the Applicant will not be entitled to a refund of any part of the additional payment because the additional payment is for the additional emergency storage attributable to the applicant only.

84 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 sewerage infrastructure assets are to be owned and/or maintained by Council.


85 Connections – arrangements with Gold Coast Water Live connection to the existing sewer main shall be performed at the applicant’s cost. The applicant must liaise with Gold Coast Water’s Asset Audit & Handover Section (phone 1300694222) to make arrangements for the connection.

Timing Prior to connection to existing infrastructure.

86 Completion of external sewer connections All external sewer connections (including the completion of all infrastructure downstream of the development site to the point of connection and approved augmentation works) must be completed in accordance with engineering plans approved by Council.


87 Redundant sewer property connections a Any redundant sewer property service connections

within the site or servicing the development must be removed or sealed and capped as directed by Gold Coast Water, at no cost to Council.

b The applicant must provide written evidence to Gold Coast Water that this has occurred.

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

WATER SUPPLY RETICULATION

88 Water supply reticulation (potable only) a The development site must be connected to Council’s

potable water supply system, at the applicant’s cost. b The applicant is responsible for any external works



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necessary to connect to Council’s reticulated potable water system.

c Private water reticulation works within the site must be designed and constructed in accordance with the requirements of the Plumbing and Drainage Act 2002.

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


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


91 Installation of property service, water meter box and meter

The applicant must: a Provide a property water service and water meter box at

the boundary of the development site in accordance with South East Queensland Water Supply and Sewerage Design and Construction code (SEQ D&C Code).


b Following installation of the property service and water meter box, make application to Gold Coast Water’s Asset Audit & Handover Section (phone 1300 694 222) for installation of the potable water meter as directed, at no cost to Council.

Timing Compliance with (b) to occur at the time of building application.

c An Operational works (OPW) application must be submitted to and approved by Council for water meters 40mm and above.

Timing Prior to commencement of any works.

92 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.

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

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


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connection can be verified easily. 93 Connections – arrangements with Gold Coast Water

Live connection to the existing water main is to be at the applicant’s cost. The applicant must liaise with Gold Coast Water’s Asset Audit and Handover Section (phone 1300 694 222) to make arrangements for the connection.


94 Supply standard The applicant must provide water supply to the standard specified in Section 7 of Gold Coast City Council’s Land Development Guidelines.


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


96 Redundant water connections a Any redundant water meter connections within the site

or servicing the development must be removed. b The applicant must provide written evidence to Gold

Coast Water that this has occurred.

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

ADVISORY NOTES TO APPLICANT

B Gold Coast Airport Pty Ltd The CASA Manual of Standards (MOS) Part 139 - Aerodromes, Chapter 7, Sub-section 7.1.5.1 requires that any building or structure extending to a height of 110 metres or more above ground level (including construction cranes or other temporary equipment) must be notified to CASA. The applicant shall supply details of the proposed height and position of any such building or structure to Gold Coast Airport Pty Ltd for consideration by aviation agencies.

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

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

E Applicant responsibilities The applicant is responsible for securing all necessary approvals and tenure, providing


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

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

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

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

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

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

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

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

G Greenhouse gas emissions As part of Council’s commitment to reducing greenhouse gas emissions Council is encouraging the expansion of the natural gas reticulation network. In particular, the use of natural gas hot water systems will result in significantly less greenhouse gas


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

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

J Water restrictions to be complied with All persons and/or companies engaging in landscaping works must comply with current water restrictions. These restrictions detail specific times and methods for the watering of newly established gardens and turf for both residential and non-residential developments. Any person or company found contravening current water restrictions may incur fines of up to 200 penalty units. [Water Supply (Safety and Reliability) Act 2008 Section 43 (3)] (1 Penalty Unit = $100.00).

Author: Authorised by: Hoagy Moscrop-Allison Dyan Currie A/ Senior Planner Director Planning and Environment


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 – 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 COMMITTEE RECOMMENDATION CP16.0720.004 moved Cr Gates seconded Cr O'Neill That Council resolves as follows:


Address of property 12-14 Philip Avenue, Broadbeach Area of property 1,032m2 Decision type Development Permit for Material Change of Use for





NATURE OF DECISION


APPROVED DRAWINGS 1 Amended plans/drawings to be submitted

a Amended plans/drawings must be submitted generally in accordance with: Plan No. Rev. Title Date Prepared by TP00.03 - PROPOSED SITE PLAN 22/04/16 ROTHE LOWMAN TP01.00 - BASEMENT 5 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.01 - BASEMENT 4 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.02 - BASEMENT 3 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.03 - BASEMENT 2 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.04 A BASEMENT 1 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.05 A GROUND FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.06 - GROUND MEZZANINE FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.07 - LEVEL 1 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.08 - LEVEL 2 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.09 - LEVEL 3 FLOOR PLAN 22/04/16 ROTHE LOWMAN TP01.10 - TYPICAL LOW RISE LEVELS 4 - 21 22/04/16 ROTHE LOWMAN


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 TP01.11 - PLANT LEVEL 22 22/04/16 ROTHE LOWMAN TP01.12 - PLANT LEVEL 23 22/04/16 ROTHE LOWMAN TP01.13 - TYPICAL MID RISE LEVEL 24-34 22/04/16 ROTHE LOWMAN TP01.14 - TYPICAL HIGH RISE LEVELS 35 - 39 22/04/16 ROTHE LOWMAN TP01.04 - ROOF TERRACE - LEVEL 40 22/04/16 ROTHE LOWMAN TP01.04 - PLANT LEVEL 41 22/04/16 ROTHE LOWMAN TP02.01 - SOUTH ELEVATION 22/04/16 ROTHE LOWMAN TP02.02 - EAST ELEVATION 22/04/16 ROTHE LOWMAN TP02.03 - NORTH ELEVATION 22/04/16 ROTHE LOWMAN TP02.04 - WEST ELEVATION 15/04/16 ROTHE LOWMAN TP03.01 - BUILDING SECTION A 22/04/16 ROTHE LOWMAN TP03.02 - BUILDING SECTION B 22/04/16 ROTHE LOWMAN TP03.03 - PODIUM SECTIONS 22/04/16 ROTHE LOWMAN

showing the following amendments: i Remove reference to the on-street loading zone shown on Philip Avenue

east of the vehicle crossing. ii Annotate 27 of the resident car parking bays as “unbundled”. iii Show the location of the intercom system to provide access through the

roller shutter to give access to visitor parking. iv Relocate the roller shutter on ground floor to the top of the ramp (RL3.885)

from basement level 1. v Locate the give way pavement marking on exit from ground floor so that a

vehicle entering the site can pass the stationery vehicle to access the ramps to the above ground and basement car parking levels.

vi Mirror the location of the applicable services on the ground mezzanine floor plan with their locations on the ground floor plan.

vii Realign the waste chute in accordance with the conditions contained within this decision notice.

viii Redesign the bulk bin storage point in accordance with the conditions within this decision notice.

b The amended plans/drawings are to be submitted to Council for approval by the Chief Executive Officer prior to the earlier of: i Issue of a development permit for the carrying out of building work. ii Commencement of the use of the premises.

c The amended plans/drawings, when approved by the Chief Executive Officer, will be the approved plans/drawings forming part of this approval and a stamped copy will be returned to the applicant. The development must be carried out in general accordance with the approved plans/drawings.

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:



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


5 Notice of works timetable The applicant must give Council written notice of the following: a Application number; b Site address; c Name and telephone number (work and after hours) of

the project manager and the site owner; d Works intended to be carried out; e The proposed timetable associated with the works,

including expected commencement, duration and completion date.

The notification is to be sent to Council’s Development Compliance Section (fax: 07 5582 8080 or by email to [email protected]). This notification is in addition to any other notifications required by other conditions of this or other development approvals. A form is available to assist in providing the information relating to Notice of Works/Commencement requirements. The form can be obtained at Council Offices (Nerang, Bundall and Coolangatta). It also can be found on Council's website at http://www.goldcoast.qld.gov.au/forms-applications.html.

Timing After successful completion of any pre-start inspections required by conditions of this or other development approvals and at least 5 business days prior to commencement of any works on site.


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mailto:[email protected]

http://www.goldcoast.qld.gov.au/forms-applications.html

http://www.goldcoast.qld.gov.au/forms-applications.html

ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 6 Lots to be amalgamated

Lots 1 on BUP2043, 2 on BUP2043, 3 on BUP2043, 4 on BUP2043, 5 on BUP2043 and 8 on B83824 must be amalgamated into one lot. The plan of amalgamation must be registered.


WORKS - COMPLIANCE 7 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 8 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 RS-051 Driveways - Heavy Duty Vehicle

Crossing. b The applicant must apply for and obtain a licence from

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

satisfaction of the Chief Executive Officer.

Timing Prior to commencement of the use on the site.

9 Redundant vehicular crossings All redundant vehicle crossings must be removed and kerb and channel reinstated in accordance with City Plan Policy – Land Development Guidelines. The removal and reinstatement must be to the satisfaction of Council, at no cost to Council.


CAR PARKING AND ACCESS 10 Ramp signal warning system

a An on-site ramp signal warning system including detector loop pads (or similar) plan must be submitted for approval.

b The purpose of the signal system is to mitigate conflict between exiting streams of traffic from the above and below ground car parking areas where there is a clear lack of visibility.

c The plan must be certified by a Registered Professional

Timing Plan to be submitted and approved prior to issue of a development permit for the carrying out of building work.

The approved ramp warning system must


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Engineer Queensland (RPEQ) and submitted for approval as part of an Operational Works (OPW) application.

d The plan must address the following points: i Confirm that all signal infrastructure, signage and

mirrors are located where it can be clearly seen by approaching motorists and not in the path of circulating and manoeuvring vehicles to avoid any damage.

ii Confirm that detector loop pads which trigger the signals will not be triggered by vehicles travelling in the opposite direction and by vehicles reversing out of car parking spaces.

iii Confirm how bicycles will be detected when exiting from the basement car parking area.

iv Provide associated line marking and signage to indicate to motorists where to stop to allow approaching vehicles to pass. Demonstrate by way of swept path diagram that this is achievable.

be installed and in operation prior to the commencement of the use and maintained at all times.

11 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 177 off-street car parking spaces must be provided for on-site, where at least 159 spaces are provided for residents and 18 spaces for visitors.

d 27 of the total 159 off-street car parking spaces provided for residents must be unbundled.

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


12 Visitor car parking spaces Visitor car parking spaces must be clearly identifiable through the provision of appropriate signage denoting “Visitor Parking”.


13 Mechanical car stackers a The mechanical car stackers are to be installed in the

car parking bays shown on the approved plans. b Each dependent type mechanical car stacker (2

spaces) shall be limited to use by the occupants of a single dwelling unless an independent system can be installed.

c Information must be displayed in a prominent location adjacent to the car stackers detailing the operation and



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maintenance procedures. d Owners must be inducted on how to safely operate the

car stackers e The clearance height within the stacker system must be

displayed at the entrance to the stacker system. 14 Intercom system

An intercom system must be installed and maintained, linking each of the dwellings with the security gate to provide access for visitors to the site. The intercom box must be located within 4.5 metres of the front property boundary and within that area, be set back a sufficient distance from the property boundary so that a vehicle using the intercom will be entirely within the site.


15 Bicycle parking a Bicycle parking must be provided and maintained, to

the satisfaction of the Chief Executive Officer and at no cost to Council, in accordance with the Cycling Aspects of Austroads Guides (2014) and the following: i 68 × Class 2 bicycle parking spaces for residents; ii 18 × Class 3 bicycle parking spaces for visitors.

b The bicycle parking spaces are to: i Enable wheels and frame to be located to the

device without damaging the bicycle; ii Be located outside pedestrian movement paths; iii Be accessible from the road; iv Be arranged so that parking and unparking

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

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

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

and viii Be protected from the weather.


16 Signs and line marking In addition to signs and line marking required by AS2890.1, the following must be installed and maintained: a Signage located within the site visible to entering

vehicles accompanied with wording giving direction to visitor car parking.

b Signs and line marking to give direction to visitor bicycle parking, to be visible to cyclists upon entering the site in accordance with AS2890.3. Signage and line marking is to be provided along the route and where bicycle parking is provided.


VEHICULAR CROSSINGS AND DRIVEWAYS 17 Sight lines to pedestrians Timing


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

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

FOOTPATHS AND BIKEWAYS 18 Footpaths

The applicant must design and construct concrete footpaths as follows: i Minimum 2m wide path along the full frontage of the

site to Philip Avenue. ii Minimum 1.2m wide path linking the site’s pedestrian

entry to the new path on the verge of Philip Avenue. a 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 plans, which show the location of footpaths, is not to be taken as an approval to construct.

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


ROAD RESERVE ALTERATIONS/RECONSTRUCTION 19 Reconstruction of kerb and channel / footpath

a Where kerb and channel / footpath is removed or damaged, the applicant must reconstruct the kerb and channel / footpath for the full frontage/s of the development site at Marine Parade to meet the requirements of City Plan Policy – Land Development Guidelines, prior to the earlier of a request for compliance assessment of the subdivision plan or the commencement of the use of the premises.

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


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



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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 ALTERATIONS TO SERVICES, INFRASTRUCTURE AND/OR ROAD RESERVE 21 Connection to, alteration or realignment of Council

infrastructure a The applicant must, in respect of any connection to,


Plan Policy – Land Development Guidelines; iii Apply for and obtain a development permit for


iv 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

v Submit ‘As Constructed’ data in accordance with City Plan Policy – Land Development Guidelines, As-constructed requirements.




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


Plan Policy – Land Development Guidelines; vi Apply for and obtain a development permit for


vii Enter into a bond agreement to ensure damage is not caused to Council infrastructure and to secure the satisfactory completion of the ‘On



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Maintenance’ period; and viii Submit ‘As Constructed’ data in accordance with

City Plan Policy – Land Development Guidelines, As-constructed requirements.



TELECOMMUNICATIONS 23 Telecommunications – MCU

The applicant must: a Provide underground telecommunications to the

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

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

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

Timing Prior to commencement of the use.

24 Electricity supply to MCU developments and private estates 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 lots / dwellings within the site (i.e. sufficient for the ultimate use of the site).

b Low-voltage electricity supply is available to the development site and all proposed lots / dwellings within the site (i.e. sufficient for the ultimate use of the

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


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site). c Any existing overhead electricity lines up to and

including 11kV lines within or bounding the site (i.e. along the adjacent verge of Philip Avenue) must be removed or placed underground.

CONSTRUCTION MANAGEMENT 25 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; 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.

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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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.

26 Noise management a Noise from construction activities must not cause an

‘environmental nuisance’ (within the meaning of that term set out in the Environmental Protection Act 1994) at any sensitive receptor stated in schedule 1 of the Environmental Protection (Noise) Policy 2008.

b A noise 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.

c The noise management plan must: i be prepared by a suitably qualified acoustic

engineer; ii provide details of expected noise sources; iii include an assessment of the predicted noise

levels from all proposed construction activities; iv identify the measures and work practices that will

be implemented to ensure that noise from construction activities does not cause an ‘environmental nuisance’ (within the meaning of that term set out in the Environmental Protection Act 1994) at any sensitive receptor stated in schedule 1 of the Environmental Protection (Noise) Policy 2008;

v identify the procedures to be adopted for monitoring of noise emissions;

vi provide details of complaint response procedures that will be adopted;



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vii identify the procedures to be adopted for revision and review of the noise management plan.

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

27 Dust management a The release of dust and particulate matter from

construction activities must not cause an ‘environmental nuisance’ (within the meaning of that term set out in the Environmental Protection Act 1994) at any sensitive receptor stated in schedule 1 of the Environmental Protection (Noise) Policy 2008.

b A dust 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.

c The dust management plan must: i be prepared by a suitably qualified professional; ii provide details of sources of dust and particulate

emissions; iii identify the measures and work practices that will

be implemented to ensure that the release of dust and particulate matter from construction activities does not cause an ‘environmental nuisance’ (within the meaning of that term set out in the Environmental Protection Act 1994) at any sensitive receptor stated in schedule 1 of the Environmental Protection (Noise) Policy 2008;

iv identify the procedures to be adopted for monitoring and reporting of air emissions;

v provide details of complaint response procedures that will be adopted; and

vi identify the procedures to be adopted for revision and review of the dust management plan.

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


28 Haulage access / site management a Prior to the commencement of works, the applicant

must provide a vehicle barrier along the frontages of the land, to ensure that all vehicles only use crossovers approved by the Chief Executive Officer.

b Loading/unloading operations must be conducted entirely within the site and vehicles waiting to be loaded/unloaded must also stand within the site.

c All reasonable methods are to be used to reduce nuisance from dust, noise, vibration, smoke and material tracked onto public roads as a result of hauling and filling operations. Upon receipt of a dust nuisance complaint or notification of a dust nuisance by the Council, the applicant is to take reasonable and



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immediate action to remedy the dust problem to the satisfaction of the Contributed Assets Inspector.

d The site must be maintained in a clean and tidy state at all times. Satisfactory arrangements must be made for the collection, storage and disposal of all waste materials.

e Non-recyclable debris must be transported from the site and disposed of at an approved waste facility. Combustion of any material is not permitted on the subject site without prior approval of Council.

f The applicant must ensure that gravel access areas to the site, transport dust covers and shake (hose) down areas are in place to control both on-site dust nuisance and contamination of external properties, roadways and receiving waterways.

g Any damage to property (including pavement damage) is to be rectified to the satisfaction of Council prior to the earlier of Council issuing a letter accepting the works on-maintenance or a request for compliance assessment of the subdivision plan. The surrounding carriageways are to be kept clean of any material carried onto the roadway by construction vehicles. Any work carried out by Council to remove material from the roadway will be at the applicant’s expense and any such cost are payable prior to the earlier of acceptance of the works on-maintenance or a request for compliance assessment of the subdivision plan.

29 Transport of soil/fill/excavated material During the transportation of soil and other fill/excavated material: a All trucks hauling soil, or fill/excavated material must

have their loads secure and covered; b Any spillage that falls from the trucks or their wheels

must be collected and removed from the site and streets along which the trucks travel, on a daily basis; and

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


30 Water usage The use of potable water is not permitted in activities associated with road and pavement construction, the compaction of fill material or dust suppression. The use of recycled water is encouraged, especially where other alternative sources do not exist. Where recycled water is proposed to be used: a The use of the recycled water must be in accordance

with the requirements of the Gold Coast Water Recycled Water Management Plan (RWMP), which sets out the requirements for transport and use of



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recycled water; b The applicant must first complete the Recycled Water

User Operator Training with Gold Coast Water, in accordance with the RWMP. Proof of completion of the training course will be by issue of a valid certification card;

c The applicant can only contract to use a recycled water carrier who is accredited and certified by Gold Coast Water. Accreditation requires a current authorised agreement between the water carrier and Gold Coast Water; and

d The water carrier is only allowed to employ certified tanker operator/drivers, who have completed the recycled-water training course with Gold Coast Water and hold a valid certification card.

Information note: To obtain a copy of the management plan and also to obtain a list of approved water carrier operators, the applicant should contact Gold Coast Water: Senior Officer Recycled Water ph. (07) 5582 8422 Gold Coast Water ph. 1300 366 692. Potable water is defined as water treated to drinking water standards (NHMRC guidelines 1996) and being available in Councils normal reticulated potable water supply system. Recycled water is defined as treated sewage in class A+, A B or C in accordance with the Public Health Regulations (NO1) 2008.

31 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.


32 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.


33 Dilapidation Report a The Applicant is required to undertake a dilapidation

report for properties located at 8 Philip Avenue, 18 Philip Avenue, 9 Anne Avenue, 11 Anne Avenue and 13 Anne Avenue, Broadbeach.

b A report must be undertaken prior to Building Approval and for comparison purposes, a second report must be undertaken after construction has ceased and prior to



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the issue of certificate of occupancy. c The report must be undertaken by a suitably qualified

person. d The Applicant is required to submit a copy of these

reports to Council for record keeping purposes only.

BUILT FORM 34 Balconies and podiums to be unenclosed

All balconies and podium areas must remain unenclosed in accordance with the approved plans referred to in Condition 1 of this decision notice.


35 Design and treatment of topmost storey The topmost storey of all buildings (including the roof and any service equipment and plant rooms) must be designed and treated so as to visually integrate with and complement the design and finish of the rest of the building, to the satisfaction of the Chief Executive Officer.

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

36 Media rooms The proposed development appears to include media rooms within dwelling Types D and H that are not to be converted into bedrooms.


ACOUSTICS 37 Acoustics – design and construction

The development must be designed and constructed in accordance with the recommendations outlined in the acoustic report entitled Proposed Residential Development Acoustic Report prepared by Acoustic Works P/L dated 22 April 2016 ref.2016053 R03 14 Philip Avenue Broadbeach RTN ENV. Any alteration to the design or construction of the development that prevents the recommendations of the approved report being implemented will require an amended report to be submitted and approved by Council.


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

Timing Prior to Occupation

39 Hours of operation The recreation facilities and gymnasium activities are permitted to be undertaken between the hours of 7am to 10pm only.

Timing At all times

WASTE 40 Waste chute – design and construction Timing

Prior to Building


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The waste chute must be located in accordance with the City Plan policy- Solid waste management, and be designed and constructed in accordance with the following requirements: a Adequate strength for its purpose, including additional

reinforcing where necessary at joins, bends and hopper intersections,

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

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

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

d Installed in a fire rated duct and ventilated in compliance with building requirements of the National Construction Code – Building Code of Australia

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

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

Approval

41 Waste disposal points – design and construction A waste disposal point / hopper must be located on each residential floor in accordance with the City Plan policy- Solid waste management, and be designed and constructed in accordance with the following requirements: a Located to ensure the handle of the hopper is at least

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

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

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

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


42 Waste storage room – design and construction The waste storage rooms must be located in accordance with the City Plan policy-Solid waste management, and be designed and constructed in accordance with the following requirements: a Fire rated and ventilated in accordance with the

‘National Construction Code – Building Code of Australia’



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b Insect and vermin proof c The doors must be wide enough to allow for the easy

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

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

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

f Adequate additional space must be provided for compactors (if applicable)

g Adequate artificial lighting must be provided h Refrigerated rooms must be fitted with an approved

alarm device outside, but controllable only from within the room

i A hose cock must be provided immediately outside the room for cleaning bins and the room

j Must permit unobstructed access for removal of the containers to the service point and for positioning of the containers correctly in relation to the waste chute

43 Bulk bins –servicing point a The bulk bin servicing point must be located in

accordance with the City Plan policy-Solid waste management, the City Plan policy-Solid waste management,, and be designed and constructed in accordance with the following requirements:

b 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,

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

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

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

f Constructed hardstand with a solid concrete base or acceptable equivalent

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

h Connected to the crossover by a paved path i 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.



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

HYDRAULICS 44 No worsening of hydraulic conditions

The development must be designed and constructed so as to result in: a No increase in peak flow rates downstream from the

site; b No increase in flood levels external to the site; and c No increase in duration of inundation external to the

site that could cause loss or damage.


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


STORMWATER AND WATER QUALITY 46 Stormwater management plan to be complied with

The applicant must submit certification from a Registered Professional Engineer Queensland (RPEQ or equivalent) specialised in stormwater management confirming that all works have been carried out and completed in accordance with the approved stormwater management plan, being “12 & 14 Philip Avenue Broadbeach - Site Based Stormwater Management Plan” prepared by Arcadis Australia Pacific Pty Limited dated 22 April 2016. 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.

47 Certification of performance of the treatment train The applicant shall provide a certification signed by the qualified professional (RPEQ or equivalent) who has prepared or endorsed the stormwater management report by confirming the following: a The proposed treatment train including the proprietary

device achieves pollutant removal efficiency to satisfy Council’s water quality objectives as outlined in the Land Development Guidelines.

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

Timing Prior to the commencement of works on-site.


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 48 Monitoring of the proprietary treatment devices

The owner or the legal entity of the development must carry out monitoring of the performance of the proprietary stormwater treatment devices as adopted in the approved stormwater management plan for two years at no cost to Council. Annual report of the monitoring and subsequent results shall be prepared by a suitably qualified professional (RPEQ or equivalent) specialised in stormwater and must be submitted to Council for record keeping purposes. Alternatively, the proponent shall submit a certification or endorsement letter from an independent expert / peer reviewer based on the testing / monitoring results of the proprietary devices confirming the performance of the devices in relation to Council’s adopted protocol (August 2015) requirements, to discontinue the ongoing monitoring.


49 Maintenance of stormwater management devices

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

to the device (e.g., installation, inspection and replacement/maintenance, reporting, health and safety plans, training, area of land required to install the device etc);

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

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

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

d The body corporate and/or legal authority of the



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development shall be responsible for monitoring and maintaining the stormwater management devices during both construction and operational phases at no cost to the Council.

e In case of failure to achieve the designed pollutant load reduction target during the operational phase of the development, the owner/body corporate must be responsible to replace the proprietary device (Stormwater360 StormFilter Cartridges) with an appropriate treatment system in accordance with Council’s WSUD guidelines (Section 13 of the Land Development Guidelines) at no cost to Council.

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

50 GPT (oil and/or grit separator) to be installed a Stormwater runoff from the car parking areas (e.g.

basement / ground level) must be treated via gross pollutant trap (hydrocarbon and litter separator) prior to discharging to the stormwater treatment device / lawful point of discharge.


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

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

51 Agreement to remove hydrocarbons for GPT a The applicant must ensure that:

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

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

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


EROSION AND SEDIMENT CONTROL 52 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.

Timing During construction / building works.


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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 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.

DEWATERING MANAGEMENT PLAN 53 Preparation of dewatering management plan

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

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

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

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

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

and odour issues; f Measures and techniques to manage geotechnical

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

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

i A monitoring program to ensure that effluent will comply with applicable water quality release standards



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described in Tables 1 & 2 of the guidelines; j Baseline assessment of the existing environment (eg

fauna, water quality) that will receive the discharge; k A strategy for monitoring and managing any impacts

during the life and after the closure of the project; l The point of discharge to the storm water system and

to any waterway or water body; m A hydrogeological and hydrological assessment of the

project area to estimate quantity and quality of water to be discharged;

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

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

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

54 Compliance assessment of dewatering management plan The dewatering management plan is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • State Planning Policy (DSDIP, July 2014); • The City Plan - Changes to Ground Level and Creation of

New Waterways Development Code; • The City Plan Policy – Acid Sulfate Soils Management;

and • Guidelines for Dewatering Management Plan (CoGC,

October 2014). Compliance assessor: City of Gold Coast. When the request for compliance assessment must be made Prior to the earlier of: • A development application for operational work (inclusive

of change to ground level, works for infrastructure, vegetation clearing/tree works or landscape work) or;

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


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 55 Compliance certificate with future operational work

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

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

OCEAN FRONT REQUIREMENTS 57 Excavated sand

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

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

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

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

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

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

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

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

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

GEOTECHNICAL 58 Preparation of basement excavation stability

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

basement excavation, including any proposed batter,



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temporary shoring/retention system or permanent retaining structures. The stability assessment must: i Be based on existing geotechnical conditions of

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

sections; and iii Inlcude detailed stability calculations

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

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

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

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

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

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

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

iii Which includes a contingency plan in the event that instability of the adjacent properties/structures arises or is detected during the construction period; and

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


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 59 Compliance assessment of basement excavation

stability assessment report The basement excavation stability assessment report is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • City Plan’s Landslide Hazard Overlay Code; • City Plan’s Change to Ground Level and Creation of New

Waterways Code; and • City Plan policy – Land Development Guidelines. Compliance assessor: City of Gold Coast When the request for compliance assessment must be made Prior to issuing of any building works approval or any works commencing on site. The basement excavation stability assessment report is not an approved report until a compliance certificate has been issued in respect of it.

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

61 Basement excavation and associated drawings are consistent with approved report The applicant must submit to Council certification from a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering confirming that the basement excavation and retention design drawings have incorporated all geotechnical measures recommended in the Council approved basement excavation stability assessment report.

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

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


63 On-site supervision of basement excavation works The applicant must engage a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering for the entire basement excavation/construction

Timing At all times while basement excavation/construction works are occurring on


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period over the subject site, at no cost to Council, for on-site supervision of the basement excavation and retention structure installations on the site in order to ensure no adverse effects on the stability and integrity of the adjacent buildings, properties, utility services and infrastructures.

site.

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

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

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

Advisory note: • The installation of any ground anchors into any adjacent

private property will require approval of the relevant property owner(s) and is not assessed or approved by Council.

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

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

ACID SULFATE SOILS (ASS) 65 Excavation/filling requiring consideration of acid sulfate

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

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



334 Adopted Report

ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 66 Acid sulfate soil investigation

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

entire excavation area (i.e. through soil investigations); b The degree (i.e. 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. 67 Preparation of acid sulfate soil management plan

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

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

68 Compliance assessment of acid sulfate soil management plan The ASSMP is a document requiring compliance assessment under the Sustainable Planning Act 2009. The details of the acid sulfate soil investigation completed (including bore hole logs, laboratory results and chain of custody documentations) must be submitted with the ASSMP. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • State Planning Policy • The City Plan’s Change to Ground Level and Creation of

New Waterways Development Code; and • The City Plan Policy for Acid Sulfate Soils Management. Compliance assessor: City of Gold Coast When the request for compliance assessment must be made Prior to: • Any works commencing on site. The acid sulfate soil management plan is not an approved



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plan until a compliance certificate has been issued in respect of it.

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

LANDSCAPE WORKS ON PRIVATE LAND 70 Detailed landscape plan to be submitted for approval

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

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

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

Landscape Intent, being Sheets 1 - 13, Issue F, Statement of Landscape Intent, 26.04.2016, Prepared by RPS;

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

iv Comply with City Plan Policy – Landscape Work; and

v Demonstrate compliance with the following: A Tree species must be evergreen canopy

trees with a minimum bag size of 200L at the time of planting;

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

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

D Hydrant booster and other service areas must be screened by a timber batten feature screen gate or similar consistent with the development;

E Two 400 litre Norfolk Pine (Hawaiian Form) street trees must be proposed in front of the site; The trees must be planted within the road reserve on the private property side of the footpath;

F All species used on site must be tolerant of coastal conditions and salt laden winds; and

G All species utilised must not be listed on the GCCC – Guidelines for Undesirable Plants.

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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Note: The proposed paving extension from the private property into the road reserve as shown on the above referenced Statement of Landscape Intent is not approved.

71 Frontage Fencing Any frontage fencing for this development must comply with one of, or a combination of, the following: a The proposed fencing as shown in the referenced

Statement of Landscape Intent; or b The fence is not forward of the building line.


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

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

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

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

to function as intended.


73 Green Wall Alternatives The green wall shown on drawing 4.04 – Podium Visual – Front Elevation, by Rothe Lowman must be maintained at all times to the state shown on the referenced drawing. Should Council determine that the green wall has failed; the applicant must submit to Council for approval an alternative treatment/design for this façade. Any alternative treatment must: a Achieve a positive appearance for the development; b Incorporate a comparable level of architectural merit;

and c Be installed within 3 months of Council’s approval of

the alternative treatment, and maintained in accordance with Council’s approval at all times thereafter.


74 Planter Boxes a Planter boxes where trees are to be planted must

possess a minimum surface area of 6 square metres; Tree species must be chosen which are suitable for root zones growing in confined planting locations;

b Each of the aforementioned planter boxes must be sized to provide a minimum 800mm internal soil depth. The depth of planter boxes where trees are not proposed are to be as shown on the Detailed



337 Adopted Report


Landscape Plan; and c An automatic irrigation system must be provided to all

podium planter boxes. 75 Trees Adjacent Structures

Where trees are planted adjacent to, or within structures, root barriers or structure strengthening systems must be installed. Such measures must be designed to ensure the tree and structure can co-exist for the life of the development. Full demonstration of these systems is required to accompany the detailed landscape plan.


VEGETATION MANAGEMENT 76 Vegetation works OPW application required

This approval does not approve vegetation clearing or damage. A development application for operational work (vegetation works) must be made to and approved by Council for any works proposing clearing or damage to any Assessable Vegetation. The application must be accompanied by a copy of each of the following plans (and, where a plan has already been approved, that plan must be accompanied by the corresponding approval documentation (i.e. 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 letter from an EPA-approved spotter-catcher together with any necessary fauna management plan or a QPWS-endorsed fauna translocation management plan.

e A basic vegetation management plan. f A sediment and erosion control and construction

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.

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


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ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 PLUMBING AND DRAINAGE 77 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; and b Comply with Council’s Solid Waste Management

Guidelines for New Developments (2011). Information note: • Sewerage works must not be carried out until a

compliance permit under the Plumbing and Drainage Act 2002 has been issued by Council for the works.

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

78 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 5.2 of Council’s City Plan Policy. 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.


79 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.



339 Adopted Report

ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 SEWERAGE 80 Sewer reticulation

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

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

c Private sewer reticulation works internal to the development site must be designed and constructed in accordance with the requirements of the Plumbing and Drainage Act 2002.


81 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).


82 Connection point The existing 225mm sewer main in Philip Avenue must be used as the connection point, unless otherwise approved by Gold Coast Water.


83 Additional payment – sewerage works The applicant must pay to Council additional trunk infrastructure costs in the amount of $56,460 as the development will additional emergency storage at pump station A25. Emergency Upgrade works are identified in Council’s LGIP. a. The additional establishment cost of providing the

additional emergency storage using the following methodology:- ((V*base unit rate emergency storage)^-0.165)*adjustment factor*((1+i)^n); where:

V = additional volume of emergency storage required (kL) Adjustment factor = 1.5 (overhead and contingency

allowance) Base unit rate cost of emergency storage = 6617.7 (Refer

Water Supply and Sewerage Infrastructure Plan 2014 Detailed Cost analysis #45680604)

i = indexation (10 year average of ABS 6247 roads and bridges index 3101 Queensland Table 17 - currently 4% pa)

n = number of years from base establishment cost to current day dollars

b. The applicant may, instead of making the payment, elect to provide part or all of the trunk infrastructure.

c. If the applicant elects to provide the trunk infrastructure the:-



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i. development requires the construction of additional emergency storage of 7.3kL at A25;

ii. construction must be coordinated with Gold Coast City Council, the LGIP identified emergency storage of 133 kL for SPS A25 in 2016 which will be constructed by the City; and

iii. construction is to comply with Planning Scheme Policy 11 - Land Development Guidelines and the South East Queensland Water Supply Design and Construction Code;

iv. works are required to be constructed prior to commencement of the use of the premises.

d. The additional payment cost will be recalculated at time of payment to take into changes to the unit cost rate for emergency storage, indexation and number of years between base establish cost and year of payment.

This condition is imposed in accordance with Section 650 of the Sustainable Planning Act 2009.

Note 1: the Applicant will not be entitled to a refund of any part of the additional payment because the additional payment is for the additional emergency storage attributable to the applicant only.

84 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 sewerage infrastructure assets are to be owned and/or maintained by Council.


85 Connections – arrangements with Gold Coast Water Live connection to the existing sewer main shall be performed at the applicant’s cost. The applicant must liaise with Gold Coast Water’s Asset Audit & Handover Section (phone 1300694222) to make arrangements for the connection.


86 Completion of external sewer connections All external sewer connections (including the completion of all infrastructure downstream of the development site to the point of connection and approved augmentation works) must be completed in accordance with engineering plans approved by Council.


87 Redundant sewer property connections a Any redundant sewer property service connections

within the site or servicing the development must be removed or sealed and capped as directed by Gold Coast Water, at no cost to Council.

b The applicant must provide written evidence to Gold Coast Water that this has occurred.

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


341 Adopted Report

ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 WATER SUPPLY RETICULATION 88 Water supply reticulation (potable only)

a The development site 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 reticulated potable water system.

c Private water reticulation works within the site must be designed and constructed in accordance with the requirements of the Plumbing and Drainage Act 2002.


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


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


91 Installation of property service, water meter box and meter

The applicant must: a Provide a property water service and water meter box at

the boundary of the development site in accordance with South East Queensland Water Supply and Sewerage Design and Construction code (SEQ D&C Code).


b Following installation of the property service and water meter box, make application to Gold Coast Water’s Asset Audit & Handover Section (phone 1300 694 222) for installation of the potable water meter as directed, at no cost to Council.

Timing Compliance with (b) to occur at the time of building application.

c An Operational works (OPW) application must be submitted to and approved by Council for water meters 40mm and above.

Timing Prior to commencement of any works.

92 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

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


342 Adopted Report


common areas such as stairwell landings or beside the elevator shaft.

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

93 Connections – arrangements with Gold Coast Water Live connection to the existing water main is to be at the applicant’s cost. The applicant must liaise with Gold Coast Water’s Asset Audit and Handover Section (phone 1300 694 222) to make arrangements for the connection.


94 Supply standard The applicant must provide water supply to the standard specified in Section 7 of Gold Coast City Council’s Land Development Guidelines.


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


96 Redundant water connections a Any redundant water meter connections within the site

or servicing the development must be removed. b The applicant must provide written evidence to Gold

Coast Water that this has occurred.

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

ADVISORY NOTES TO APPLICANT B Gold Coast Airport Pty Ltd

The CASA Manual of Standards (MOS) Part 139 - Aerodromes, Chapter 7, Sub-section 7.1.5.1 requires that any building or structure extending to a height of 110 metres or more above ground level (including construction cranes or other temporary equipment) must be notified to CASA. The applicant shall supply details of the proposed height and position of any such building or structure to Gold Coast Airport Pty Ltd for consideration by aviation agencies.

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

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


343 Adopted Report

ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 E Applicant responsibilities

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

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

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

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

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

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

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

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


344 Adopted Report

ITEM 4 (Continued) DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR MULTIPLE DWELLINGS - 12 - 14 PHILIP AVENUE, BROADBEACH – DIVISION 10 PN76376/01/DA2 G Greenhouse gas emissions

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

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

J Water restrictions to be complied with All persons and/or companies engaging in landscaping works must comply with current water restrictions. These restrictions detail specific times and methods for the watering of newly established gardens and turf for both residential and non-residential developments. Any person or company found contravening current water restrictions may incur fines of up to 200 penalty units. [Water Supply (Safety and Reliability) Act 2008 Section 43 (3)] (1 Penalty Unit = $100.00).

CARRIED


345 Adopted Report

mailto:[email protected]

http://www.deir.qld.gov.au/

Gold Coast Convention Centre

Jupiters Casino

Pacific Fair Shopping

Centre

Broadbeach State School

Kurrawa SLSC

Oasis Shopping

Centre

Subject site

ATTACHMENT 4.1


346 Adopted Report

12 - 14 PHILIP AVENUE, BROADBEACH

4.01 TOWER VISUAL - STREET VIEW

4.0 DESIGN PROPOSAL

DISCLAIMER: Perspective images are presented as an artist’s impression of the development. Landscaping shown on perspective images is indicative only and is subject to Landscape Architect’s design.

Rothe Lowman Property Pty Ltd ACN 005 783 997 2016-04-22 Philip Ave_DA Submission 21

ATTACHMENT 4.2 (page 1 of 43 pages)


347 Adopted Report


4.0 DESIGN PROPOSAL

4.02 TOWER VISUAL - ELEVATED VIEW




348 Adopted Report


4.0 DESIGN PROPOSAL

4.03 PODIUM VISUAL - EASTERN VIEW




349 Adopted Report


4.0 DESIGN PROPOSAL

4.04 PODIUM VISUAL - FRONT ELEVATION




350 Adopted Report


4.0 DESIGN PROPOSAL

4.05 PODIUM VISUAL - WESTERN VIEW




351 Adopted Report


4.0 DESIGN PROPOSAL

4.06 PODIUM VISUAL - DETAILS




352 Adopted Report


4.0 DESIGN PROPOSAL

4.07 PODIUM VISUAL - SOUTH EAST CORNER

PODIUM FLUTING




353 Adopted Report


4.0 DESIGN PROPOSAL

4.08 PODIUM VISUAL - REAR ELEVATION




354 Adopted Report


4.0 DESIGN PROPOSAL

4.09 ROOFTOP VISUAL - RECREATION AREA




355 Adopted Report


4.0 DESIGN PROPOSAL

4.10 PODIUM VISUAL - GARDEN OMITTED




356 Adopted Report


4.0 DESIGN PROPOSAL

4.11 PODIUM VISUAL - GARDEN OMITTED




357 Adopted Report

RL 6.370

RL 6.370

PHILIP AVENUE

EXISTINGCARPARK

EXISTING8 STOREY

RESIDENTIAL

EXISTING3 STOREY

RESIDENTIAL

EXISTING5 STOREY

RESIDENTIAL

EXISTING2 STOREY

RESIDENTIAL

EXISTING2 STOREY

RESIDENTIAL

EXISTING2 STOREY

RESIDENTIAL

PROPOSED DRIVEWAY CROSSOVER

SUBJECT SITE

EXISTING1 STOREYAWNING

PROPOSED TREESREFER

LANDSCAPEARCHITECT

SITE BOUNDARY 258° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 258° 52' 00" (34.198 m)

SITE BOUNDARY 78° 52' 00" (34.198 m)

BRISBANELEVEL 2/56 BOUNDARY STREETSOUTH BRISBANE QLD 4101AUSTRALIAT 07 3339 1330

REVISIONS

No Date Description By

DWG No: REV

DATE: DRAWN BY:

SCALE: @ A3 PROJECT No:PROJECT TITLE

DRAWING TITLE

ROTHELOWMAN Property Pty. Ltd. retains all common law, statutory lawand other rights including copyright and intellectual property rights inrespect of this document.The recipient indemnifies ROTHELOWMAN Property Pty. Ltd. against allclaims resulting from use of this document for any purpose other than itsintended use, unauthorized changes or reuse of the document on otherprojects without the permission of ROTHELOWMAN Property Pty. Ltd.Under no circumstance shall transfer of this document be deemed a saleor constitute a transfer of the license to use this document.

NDISCLAIMER:

www.rothelowman.com.au ACN 005 783 997

1 : 400

22/04/2016 4:07:45 PM -TP00.03

22/04/16 NE

215443PHILIP AVENUE

PROPOSED SITE PLAN

12-14 PHILIP AVENUE, BROADBEACH

FOR APPROVAL

- 22/04/16 DA SUBMISSION NE


358 Adopted Report

1TP03.01

1TP03.01

1TP03.02

1TP03.02

1TP03.03

1TP03.03

1:20 RAMP UP

LIFT 1 LIFT 2 LIFT 3

SP

SP

STAIR 4

STAIR 3

HYDRAULICSPLANT

STAIR PRESSPLANT ROOM

INGROUNDRAINWATERHARVESTINGTANK BELOW

2TP03.03

2TP03.03

3TP03.03

3TP03.03

SMALL CAR

SMAL

L CAR

SMAL

L CAR

SMAL

L CAR

SMAL

L CAR

SMALL CAR

100030

024

0024

0024

0060

025

0024

0024

0065

024

0024

0023

0030

0

1700 2300300

600

3002400 2500

300

600

3002500 2400

300

600

3002400

300

100030

024

0024

0024

0060

025

0024

0025

0050

024

0024

0023

0030

0

1000 6150 6450 5400

1000

2400

2400

350

6300

5000

5400

5975

6000 SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 258° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 78° 52' 00" (34.198 m)

1000

4525

1000 5200 6500 1000

4575

1000

ELEC

300

1:20 RAMP UP

1:16 R

AMP

UP1:16 R

AMP

UP

1:8

1:16

RL -9.960

RL -9.500

2950 5850 5400 1000

RL -10.285

RL -8.835

1000

RL -9.500

RL -10.285

RL -9.960

RL -8.835

COMMS

1

2

3

4

5

6

7

8

9

10

1112 13

14 1516 17

18

19

20

22

23

24

25

26

27

21

6150

LOBBY


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

22/04/2016 4:07:48 PM -TP01.00

22/04/16 NE

215443PHILIP AVENUE

BASEMENT 5 FLOOR PLAN


FOR APPROVAL


27 CARSINCL. 6 SMALL CARS


359 Adopted Report

1TP03.01

1TP03.01

1TP03.02

1TP03.02

1TP03.03

1TP03.03

2TP03.03

2TP03.03

3TP03.03

3TP03.03

SMALL CAR

SMAL

L CAR

SMAL

L CAR

SMAL

L CAR

SMAL

L CAR

SMALL CAR

23 BIKES

M M

1000 5200

1000 6150 6000625

2000 4175 2000 5850 5400 1000

MANAGER'SSTORE

RESIDENTBIKE STORE

ELEC

COMMS

1000

4575

100030

024

0024

0024

0060

025

0024

0024

0065

024

0024

0023

0030

0

5000

300

23006300

1:5 RAMP UP

1:20 RAMP UP

1:16 R

AMP

UP

1:16 R

AMP

UP

1:8

1:16

RL -6.035

1:8

RL -7.160

RL -6.700

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE BOUNDARY 258° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

RL -7.500

RL -6.700

RL -7.160

RL -7.500

RL -6.035

300

2300

2400

2400

500

2500

2400

2500

600

2400

2400

2400

300

1000

4525

1000

1700 2300300

600

3002400 2500

300

600

3002500 2400

300

600

3002400

3006500 1000


SP

SP

STAIR 3

STAIR 4

28

29

30

31

32

33

34

35

3637 38

39 4041 42

44

45

47

48

49

50

51

52

46

43

6150

5975

LOBBY


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

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FOR APPROVAL




360 Adopted Report

1TP03.01

1TP03.01

SITE BOUNDARY 258° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

1TP03.02

1TP03.02

1TP03.03

1TP03.03

RESIDENTBIKE STORE

RESIDENTBIKE STORE

2TP03.03

2TP03.03

3TP03.03

3TP03.03

SMALL CAR

SMAL

L CAR

SMAL

L CAR

SMAL

L CAR

SMAL

L CAR

SMALL CAR

100030

024

0024

0024

0060

025

0024

0024

0065

024

0024

0023

0030

0

1700 2300300

600

3002400 2500

300

600

3002500 2400

300

600

3002400

300

100030

024

0024

0024

0060

025

0024

0025

0050

024

0024

0023

0030

0

1000 6150 6000625

2000 4175 2000 5850 5400 1000

5400

5975

5000

6300

1000

4525

1000 5200 6500 1000

4575

1000

ELEC

23 BIKES20 BIKES

M M

300

2300

1:5 RAMP UP

1:20 RAMP UP

1:16 R

AMP

UP

1:16 R

AMP

UP

1:8

1:16

RL -3.235

RL -3.900

RL -4.700

RL -4.360

1:8

COMMS


SP

SP

STAIR 4

STAIR 3

RL -3.900

RL -4.700

RL -4.360

RL -3.235

53

54

55

56

57

58

59

60

6162 63

64 6566 67

69

70

72

73

74

75

76

77

71

68

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REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

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FOR APPROVAL




361 Adopted Report

1TP03.01

1TP03.01

SITE BOUNDARY 258° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

1TP03.02

1TP03.02

1TP03.03

1TP03.03

2TP03.03

2TP03.03

3TP03.03

3TP03.03

SUPPLY FANROOM

EXTRACTFAN ROOM

SMALL CAR

SMAL

L CAR

SMAL

L CAR

SMAL

L CAR

SMAL

L CAR

SMALL CAR

100030

024

0024

0024

0060

025

0024

0024

0065

024

0024

0023

0030

047

2510

00

1700 2300300

600

3002400 2500

300

600

3002500 2400 300

600

300 2400300

100030

024

0024

0024

0060

025

0024

0025

0050

024

0024

0023

0030

047

7510

00

1000 6150 6000125

2000 4675 2000 5850 5400 1000

5400

5975

6300

5000

1000 5200 6500 1000

ELEC

300

2300

1:5 RAMP UP

1:20 RAMP UP

1:16 R

AMP

UP

1:16 R

AMP

UP

1:8

1:16

RL -0.335

RL -1.000

RL -1.460

1:8RL -1.800

RL -1.000

RL -1.800

RL -0.335

RL -1.460

COMMS


SP

SP

STAIR 3

STAIR 4

78

79

80

81

82

83

84

85

8687 88

89 9091 92

94

95

97

98

99

100

101

102

96

93

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REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


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FOR APPROVAL




362 Adopted Report

UP

1TP03.01

1TP03.01

1TP03.02

1TP03.02

1TP03.03

1TP03.03

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE BOUNDARY168° 52' 00" (30.175 m)

SITE BOUNDARY348° 52' 00" (30.175 m)

SITE BOUNDARY 258° 52' 00" (34.198 m)

2TP03.03

2TP03.03

3TP03.03

3TP03.03

SMALL CAR

SMALL CAR

VISITOR

SMALL CAR

VISITOR

SMALL CAR

SMALL CAR

SMALL CAR

VISITOR

VISITOR

VISITOR

VISITOR

VISITOR

VISITOR

VISITOR

VISITOR

VISITOR

VISITOR

VISITOR

VISITOR

VISITOR

10003002400

2400

2500

6002400

2400

2400

650

2300300

4725

1000

1000 2500

1000

600

2300

1000 6150 2000 1000

5400

5975

2400

2400

5000

CABLE

ROOM

STORM

WATER

TANKTANK

6000625

STORE

ELEC

1000

1000

MECH

BOOM GATE

1:16 RAMP UP

1:16 RAMP UP

RL 1.240

1:8RL 0.985

2700 1700 2300300

600

2952400 2805

600

3002500 2400

300

600

3002400 3300


STAIR 1

RL 1.238

RL 0.985

103

104

105

106

107

108

109

110

111

112 113114 115

116 117

118

119

121

122

123

124

125

126

120

6150

LOBBY

SP

SP

STAIR 2

RESIDENT

BIKE STORE

2 BIKES

1:81:51:5

2400

2400

2400

300

2500

2400

2500

5002400

2400

STAIR 5

RL 1.785

1:16 RAMP UP

3500

4175 2000 5850 5400

BRISBANEBRISBANEBRISBANEBRISBANE

LEVEL 2/56 BOUNDARY STREET

SOUTH BRISBANE QLD 4101

AUSTRALIA

T 07 3339 1330

REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE

ROTHELOWMAN Property Pty. Ltd. retains all common law, statutory law

and other rights including copyright and intellectual property rights in

respect of this document.

The recipient indemnifies ROTHELOWMAN Property Pty. Ltd. against all

claims resulting from use of this document for any purpose other than its

intended use, unauthorized changes or reuse of the document on other

projects without the permission of ROTHELOWMAN Property Pty. Ltd.

Under no circumstance shall transfer of this document be deemed a sale

or constitute a transfer of the license to use this document.

NDISCLAIMER:

www.rothelowman.com.auwww.rothelowman.com.auwww.rothelowman.com.auwww.rothelowman.com.au ACN 005 783 997

1 : 200

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PRELIMINARYPRELIMINARYPRELIMINARYPRELIMINARY


A 25/05/16 COUNCIL ISSUE NE



363 Adopted Report

1TP03.01

1TP03.01

1:8

FIRE EGRESS PATH

1:5 R

AMP

UP

2400

2300

300

5400 750 6000

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 258° 52' 00" (34.198 m)

LIFT 1 LIFT 2

ADJACENT 8STOREY

RESIDENTIALBUILDING

ADJACENT 5STOREY

RESIDENTIALBUILDING

ADJACENT 3 STOREYRESIDENTIAL

BUILDING

ADJACENT 2 STOREYRESIDENTIAL DWELLING


1TP03.02

1TP03.02

1TP03.03

1TP03.03

LIFT 3

STAIR 3

STAIR 4

ROLLER SHUTTER

RL 6.530

RL 5.000

BOOSTER

COMMS

GAS

MECH

FIRE EGRESS PATH

2TP03.03

2TP03.03

3TP03.03

3TP03.03

PHILIP AVENUE

MSB24

00

LOBBY

PMT

FIRECONTROL

ROOM

FIRE PUMP ROOM TANK

COLDWATER

BOOSTER

WC

PLANTER

PLANTER

STAIR 1

STAIR 2VISITOR

VISITOR

VISITOR

SMALL CAR

PROPOSED TREES REFER TOLANDSCAPE ARCHITECT

LOADING ZONE

PEDESTRIAN SIGHT TRIANGLETO REMAIN CLEAR OFOBSTRUCTIONS AT ALL TIMES

BIN STORE

ROLLER SHUTTER

VEHICLE ENTRY

LOUNGE

MAILBOXES

BUILDING OVER

2000

2500

TEMPORARYBIN STORE

MBX

MECH

OUTDOORSHOWER

1:40

FOOTPATH

ADJACENTCARPARK

GIVEWAY

129

128

127

STAI

R 5

18 V

ISIT

OR B

IKES

1:16 R

AMP

UPRL 3.885

RL 3.885

1:8 1:5


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

25/05/2016 3:04:47 PM ATP01.05

22/04/16 NE

215443PHILIP AVENUE

GROUND FLOOR PLAN


PRELIMINARY

- 22/04/16 DA SUBMISSION NEA 25/05/16 COUNCIL ISSUE NE

3 CARSINCL. 1 SMALL CAR


364 Adopted Report

1TP03.01

1TP03.01

1TP03.02

1TP03.02

1TP03.03

1TP03.03

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 258° 52' 00" (34.198 m)

ADJACENT 8STOREY

RESIDENTIALBUILDING

ADJACENT 5STOREY

RESIDENTIALBUILDING


BUILDING



RL 6.000

1:8

1:8 1:5

2TP03.03

2TP03.03

3TP03.03

3TP03.03

PHILIP AVENUE

RL 6.780

FIRE EGRESS PATH

STAIR 3

STAIR 4 COMMS

FIRE EGRESS PATH

MSBLOBBY

FIRECONTROL

ROOM

FIRE PUMP ROOM TANK

COLDWATER

BOOSTER

WC

VOID

5750

300

2000

5550300

2000

VOID

BOOSTER


STAIR 1

STAIR 2

BUILDING OVER

1:5

PROPOSED TREES REFER TOLANDSCAPE ARCHITECT

VOIDVOID

VOID

VOID VOID

RAMP

UP

UP

UP RAMP UP

RL 4.900

RL 6.780


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

22/04/2016 4:08:04 PM -TP01.06

22/04/16 NE

215443PHILIP AVENUE

GROUND MEZZANINE FLOOR PLAN


FOR APPROVAL



365 Adopted Report

1TP03.01

1TP03.01

1:8 1:8

7411

364

300

2400

2400

300

500

2500

2400

2500

600

2500

2500

2400

300

800

5850 5400400

600

7411

364

300

2400

2400

300

500

2500

2400

2500

600

2500

2500

2400

300

800

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 258° 52' 00" (34.198 m)

1:5

ADJACENT 8STOREY

RESIDENTIALBUILDING

ADJACENT 5STOREY

RESIDENTIALBUILDING


BUILDING



1TP03.02

1TP03.02

1TP03.03

1TP03.03

1:16 R

AMP

UP

1:16 RAMP UP

1:18 R

AMP

UP

ELEC

2TP03.03

2TP03.03

3TP03.03

3TP03.03

2300 2400300

600

3002400 2400

400

600

3002400 2400

400

600

3002400 2400 5000

600

BIN STORE

SMALL CAR

SMALL CAR

400

6005400 6000 9550

RL 10.696

RL 9.500RL 11.247

SMALL CAR

SMALL CAR

6485000

STORMWATERATTENUATIONTANK BELOW

COMM

S

HYD

5850

5400

RL 10.116

VOIDVOID


SP

SP

STAIR 1

STAIR 2

STOP

153

152

151

150

149

148

147

146

145144 143 142 141 140 139

138137

135

134

133

132

131

130

136

PLANTEDWALL

PLANTEDWALL

5850

RAMP UP

LOBBY


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

22/04/2016 4:08:07 PM -TP01.07

22/04/16 NE

215443PHILIP AVENUE

LEVEL 1 FLOOR PLAN


FOR APPROVAL




366 Adopted Report

1TP03.01

1TP03.01

1:5 RAMP UP 1:8

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 258° 52' 00" (34.198 m)

ADJACENT 8STOREY

RESIDENTIALBUILDING

ADJACENT 5STOREY

RESIDENTIALBUILDING


BUILDING



1TP03.02

1TP03.02

1TP03.03

1TP03.03


SP

SP

STAIR 1

STAIR 2

R

1:16 R

AMP

UP

1:16 RAMP UP

ELEC

2TP03.03

2TP03.03

3TP03.03

3TP03.03

SMALL CAR

SMALL CAR SMALL CAR

7411

364

300

2400

160

2540

1200

2540

920

2540

1300

2540

880

5080

6550 5100600

5400

5598 2400 2400300

600

4002400 2400

300

600

3002400 2400

400

600

2540 2400 5760

5400 5850

800

4280

920

2500

600

2500

2400

2500

500 30

0

2400

2400

300

AISLE5850

6050

COMMS HYDR

VOIDVOID

CAR STACKER

CAR STACKER

CAR

STAC

KER

CAR STACKER

CAR STACKER

PLANTER 4880

BUILDING OVER

RL 12.800RL 13.380

RL 13.380

RL 13.880

RL 12.800

TOW RL 14.680

PLANTEDWALL

PLANTEDWALL

ONE WAY

364

177

176

175

174

173

172171 170 169 168 167 166 164/ 165 163

162

158/ 159

156/ 157

154/ 155

160/ 161

BUILD

ING

OVER

BUILD

ING

OVER

STOP

1:8

LOBBY

3200

SETB

ACK


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

22/04/2016 4:08:10 PM -TP01.08

22/04/16 NE

215443PHILIP AVENUE

LEVEL 2 FLOOR PLAN


FOR APPROVAL




367 Adopted Report

1TP03.01

1TP03.01

1TP03.02

1TP03.02

1TP03.03

1TP03.03

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE BOUNDARY 258° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

2TP03.03

2TP03.03

3TP03.03

3TP03.03

GYM

PWD

STEAMROOM PLANT

LOUNGEMORNING SUNTERRACE

AFTERNOONSUN TERRACE

POOL

BUILD

ING

OVER

PLANTER BELOW

DECKDECK

SHRWCSAUNA

WC

M

ELEC

COMM

CW HWG HH

EXH

BUILDING OVER

OUTDOORKITCHEN

INFINITY POOL OVERFLOW

VOIDVOID

GLASSBALUSTRADE

GLASSBALUSTRADE

REFER TO LANDSCAPEARCHITECT DETAILs

OUTDOORKITCHEN

POOL FENCE


SP

SP

STAIR 1

STAIR 2

ADJACENT 8STOREY

RESIDENTIALBUILDING

ADJACENT 5STOREY

RESIDENTIALBUILDING

BUILD

ING

OVER

LOBBY

1400SB

1400SB

4200

SETB

ACK

OUTDOORSHOWER

OUTDOORSHOWER


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

22/04/2016 4:08:15 PM -TP01.09

22/04/16 NE

215443PHILIP AVENUE

LEVEL 3 FLOOR PLAN


FOR APPROVAL



368 Adopted Report

1TP03.01

1TP03.01

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 258° 52' 00" (34.198 m)

1TP03.02

1TP03.02

4200

SETB

ACK

4200SETBACK

M

TYPE C TYPE A TYPE A TYPE C

TYPE BTYPE B

BALCBALCBALC

BALC

BALC BALC

2TP03.03

2TP03.03

3TP03.03

3TP03.03

R

EXH

LOBB

YRE

LIEF

HW

CW

EX

GAS

ELEC

COMM

HYDHYD


SP

SP

STAIR 1

STAIR 2

4800

SETB

ACK

4200SETBACK

LOBBY


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

22/04/2016 4:08:21 PM -TP01.10

22/04/16 NE

215443PHILIP AVENUE

TYPICAL LOW RISE LEVELS 4 - 21


FOR APPROVAL



369 Adopted Report

1TP03.01

1TP03.01

1TP03.02

1TP03.02

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 258° 52' 00" (34.198 m)

TYPE D TYPE D

BALC


SP

SP

STAIR 1

STAIR 2

M

R

EXH

LOBB

YRE

LIEF

HW

CW

EX

ELEC

COMM

GAS

TERRACETERRACE

HYD

AHU PLANT ROOM COLD WATER TANK

PRESSURE BREAK PLANT ROOM COLD WATER BOOSTER

LOBBY

HW

BALC

4800

SETB

ACK

4200

SETB

ACK

4200SETBACK

4200SETBACK


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

22/04/2016 4:08:25 PM -TP01.11

22/04/16 NE

215443PHILIP AVENUE

PLANT LEVEL 22


FOR APPROVAL



370 Adopted Report

1TP03.01

1TP03.01

1TP03.02

1TP03.02


SP

SP

STAIR 1

STAIR 2

M

TYPE D TYPE D

BALC

R

EXH

LOBB

YRE

LIEF

EX

ELEC

COMM

HYD

VOID OVER COLDWATER TANK

HOT WATER PLANT

STORESSTORESTERRACETERRACE

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 258° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

LOBBY HW

CWGAS

HW

BALC


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

22/04/2016 4:08:30 PM -TP01.12

22/04/16 NE

215443PHILIP AVENUE

PLANT LEVEL 23


FOR APPROVAL



371 Adopted Report

1TP03.01

1TP03.01

1TP03.02

1TP03.02


SP

SP

STAIR 1

STAIR 2

M

R

EXH

LOBB

YRE

LIEF


4200

SETB

ACK

4200SETBACK

SP

SP

STAIR 1

STAIR 2

M

R

EXH

LOBB

YRE

LIEF

HW

CW

EX

GAS

ELEC

COMM

HYDHYD

BALC BALC BALC

TYPE ETYPE C TYPE F

TYPE B TYPE B

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 258° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

4200SETBACK

BALC BALC

LOBBYLOBBY

4800

SETB

ACK

BALC


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

22/04/2016 4:08:36 PM -TP01.13

22/04/16 NE

215443PHILIP AVENUE

TYPICAL MID RISE LEVEL 24-34


FOR APPROVAL



372 Adopted Report

1TP03.01

1TP03.01

1TP03.02

1TP03.02

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 258° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)


SP

SP

STAIR 1

STAIR 2

M

TYPE HTYPE H

BALCBALC

R

EXH

LOBB

YRE

LIEF

H

HW

CW

EX

ELEC

COMM

H

H

LOBBY

BALCBALC

4800

SETB

ACK

4200

SETB

ACK

4200SETBACK

4200SETBACK


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

22/04/2016 4:08:41 PM -TP01.14

22/04/16 NE

215443PHILIP AVENUE

TYPICAL HIGH RISE LEVELS 35 - 39


FOR APPROVAL



373 Adopted Report

1TP03.01

1TP03.01

1TP03.02

1TP03.02

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 258° 52' 00" (34.198 m)

4200

SETB

ACK

PUMPROOM

TANKS

POOL/ SPA

DECK

BBQPRIVATEDINING

CABANAS

SUN DECK

M

SER

SHWR

PWD

SUN DECK

MAINTENANCE ACCESS

H

HW

CW

COMM

HYD

H

ELEC

4200SETBACK

4200SETBACK

TERRACETERRACESTORE


SP

SP

STAIR 1

STAIR 2

BAR

4800

SETB

ACK

LOBBY


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

22/04/2016 4:08:45 PM -TP01.15

22/04/16 NE

215443PHILIP AVENUE

ROOF TERRACE - LEVEL 40


FOR APPROVAL



374 Adopted Report

1TP03.01

1TP03.01

1TP03.02

1TP03.02

SITE BOUNDARY 78° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y34

8° 52

' 00"

(30.1

75 m

)

SITE BOUNDARY 258° 52' 00" (34.198 m)

SITE

BOU

NDAR

Y16

8° 52

' 00"

(30.1

75 m

)

AHU PLANT

PRESSURISATION UNIT

CHILLED WATER PUMPS

CHILLER COMPOUND

ACCESS FROM BELOW

LIFT OVERRUN

PERGOLA OVER ROOF TERRACE

ACCESSHATCH


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


NDISCLAIMER:


1 : 200

22/04/2016 4:08:48 PM -TP01.16

22/04/16 NE

215443PHILIP AVENUE

PLANT LEVEL 41


FOR APPROVAL



375 Adopted Report

GROU

ND R

L 5.00

0

LEVE

L 1 R

L 9.50

0

BASE

MENT

1 R

L 2.46

5

BASE

MENT

2 R

L -0.3

35

LEVE

L 2 R

L 12.8

00

LEVE

L 4 R

L 25.4

30

LEVE

L 5 R

L 28.5

30

LEVE

L 6 R

L 31.6

30

LEVE

L 7 R

L 34.7

30

LEVE

L 8 R

L 37.8

30

LEVE

L 9 R

L 40.9

30

LEVE

L 10

RL 44

.030

LEVE

L 11

RL 47

.130

LEVE

L 12

RL 50

.230

LEVE

L 13

RL 53

.330

LEVE

L 14

RL 56

.430

LEVE

L 15

RL 59

.530

LEVE

L 16

RL 62

.630

LEVE

L 17

RL 65

.730

LEVE

L 18

RL 68

.830

LEVE

L 19

RL 71

.930

LEVE

L 20

RL 75

.030

LEVE

L 21

RL 78

.130

LEVE

L 22

RL 81

.230

LEVE

L 23

RL 84

.330

LEVE

L 24

RL 87

.430

LEVE

L 25

RL 90

.530

LEVE

L 26

RL 93

.630

LEVE

L 27

RL 96

.730

LEVE

L 28

RL 99

.830

LEVE

L 29

RL 10

2.930

LEVE

L 30

RL 10

6.030

LEVE

L 31

RL 10

9.130

LEVE

L 32

RL 11

2.230

LEVE

L 33

RL 11

5.330

LEVE

L 34

RL 11

8.430

LEVE

L 35

RL 12

1.530

LEVE

L 36

RL 12

4.630

LEVE

L 40

RL 13

8.580

LEVE

L 37

RL 12

7.730

SITE BOUNDARY

SITE BOUNDARY

LEVE

L 38

RL 13

0.830

LEVE

L 3 R

L 18.8

80

LEVE

L 39

RL 13

3.930

LEVE

L 41

RL 14

2.530

ROOF

RL 1

45.53

0

EXIS

TING

ADJA

CENT

BUIL

DING

EXIS

TING

ADJA

CENT

BUIL

DING

PLAN

TER

BALC

ONY

GT02

GT03

CF01

CF02

GT01

PLANT REC HIGH RISE MID RISE PLANT LOW RISE REC

GT01

CS02

CS01

GT02

CS02

CS01

CF02

CF01

PATT

ERNE

D CO

NCRE

TE

CF02

LIGHT

GRE

Y CO

NCRE

TE

CS01

LIGHT

GRE

Y CL

ADDI

NG

CS02

DARK

BRO

NZE

CLAD

DING

CS03

WHI

TE C

LADD

ING

GT01

LIGHT

GRE

Y TI

NTED

GLA

SSW

ITH

GREY

POW

DER

COAT

ED FR

AMES

GT02

LIGHT

GRE

Y TI

NTED

GLA

SSBA

LUST

RADE

GT03

LIGHT

GRE

Y CO

LOUR

BAC

KGL

ASS

WIT

H GR

EYPO

WDE

R CO

ATED

FRA

MES

GT04

TIMB

ER F

RAME

D GL

AZIN

G

MF01

PEW

TER

GREY

POW

DER

COAT

ST01

LIGHT

STO

NE

ST02

DARK

STO

NE

FINI

SHES

SCH

EDUL

E


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


DISCLAIMER:


1 : 500

22/04/2016 4:09:34 PM -TP02.01

22/04/16 NE

215443PHILIP AVENUE

SOUTH ELEVATION


FOR APPROVAL



376 Adopted Report

GROU

ND R

L 5.00

0

LEVE

L 1 R

L 9.50

0

BASE

MENT

1 R

L 2.46

5

BASE

MENT

2 R

L -0.3

35

BASE

MENT

3 R

L -3.2

35

LEVE

L 2 R

L 12.8

00

LEVE

L 4 R

L 25.4

30

LEVE

L 5 R

L 28.5

30

LEVE

L 6 R

L 31.6

30

LEVE

L 7 R

L 34.7

30

LEVE

L 8 R

L 37.8

30

LEVE

L 9 R

L 40.9

30

LEVE

L 10

RL 44

.030

LEVE

L 11

RL 47

.130

LEVE

L 12

RL 50

.230

LEVE

L 13

RL 53

.330

LEVE

L 14

RL 56

.430

LEVE

L 15

RL 59

.530

LEVE

L 16

RL 62

.630

LEVE

L 17

RL 65

.730

LEVE

L 18

RL 68

.830

LEVE

L 19

RL 71

.930

LEVE

L 20

RL 75

.030

LEVE

L 21

RL 78

.130

LEVE

L 22

RL 81

.230

LEVE

L 23

RL 84

.330

LEVE

L 24

RL 87

.430

LEVE

L 25

RL 90

.530

LEVE

L 26

RL 93

.630

LEVE

L 27

RL 96

.730

LEVE

L 28

RL 99

.830

LEVE

L 29

RL 10

2.930

LEVE

L 30

RL 10

6.030

LEVE

L 31

RL 10

9.130

LEVE

L 32

RL 11

2.230

LEVE

L 33

RL 11

5.330

LEVE

L 34

RL 11

8.430

LEVE

L 35

RL 12

1.530

LEVE

L 36

RL 12

4.630

LEVE

L 40

RL 13

8.580

LEVE

L 37

RL 12

7.730

SITE BOUNDARY

SITE BOUNDARY

PHIL

IP A

VENU

E

LEVE

L 38

RL 13

0.830

LEVE

L 3 R

L 18.8

80

LEVE

L 39

RL 13

3.930

LEVE

L 41

RL 14

2.530

ROOF

RL 1

45.53

0

GT02

GT03

EXIS

TING

ADJA

CENT

BUIL

DING

GT01

CF01

CF02

BASE

MENT

4 R

L -6.0

35


GT03

GT01

CS02

CS01

CS02

CS01

ST02

CS03

TREE

3300

CF01

PATT

ERNE

D CO

NCRE

TE

CF02

LIGHT

GRE

Y CO

NCRE

TE

CS01

LIGHT

GRE

Y CL

ADDI

NG

CS02

DARK

BRO

NZE

CLAD

DING

CS03

WHI

TE C

LADD

ING

GT01

LIGHT

GRE

Y TI

NTED

GLA

SSW

ITH

GREY

POW

DER

COAT

ED FR

AMES

GT02

LIGHT

GRE

Y TI

NTED

GLA

SSBA

LUST

RADE

GT03

LIGHT

GRE

Y CO

LOUR

BAC

KGL

ASS

WIT

H GR

EYPO

WDE

R CO

ATED

FRA

MES

GT04

TIMB

ER F

RAME

D GL

AZIN

G

MF01

PEW

TER

GREY

POW

DER

COAT

ST01

LIGHT

STO

NE

ST02

DARK

STO

NE

FINI

SHES

SCH

EDUL

E


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


DISCLAIMER:


1 : 500

22/04/2016 4:10:43 PM -TP02.02

22/04/16 NE

215443PHILIP AVENUE

EAST ELEVATION


FOR APPROVAL



377 Adopted Report

GROU

ND R

L 5.00

0

LEVE

L 1 R

L 9.50

0

BASE

MENT

1 R

L 2.46

5

BASE

MENT

2 R

L -0.3

35

BASE

MENT

3 R

L -3.2

35

LEVE

L 2 R

L 12.8

00

LEVE

L 4 R

L 25.4

30

LEVE

L 5 R

L 28.5

30

LEVE

L 6 R

L 31.6

30

LEVE

L 7 R

L 34.7

30

LEVE

L 8 R

L 37.8

30

LEVE

L 9 R

L 40.9

30

LEVE

L 10

RL 44

.030

LEVE

L 11

RL 47

.130

LEVE

L 12

RL 50

.230

LEVE

L 13

RL 53

.330

LEVE

L 14

RL 56

.430

LEVE

L 15

RL 59

.530

LEVE

L 16

RL 62

.630

LEVE

L 17

RL 65

.730

LEVE

L 18

RL 68

.830

LEVE

L 19

RL 71

.930

LEVE

L 20

RL 75

.030

LEVE

L 21

RL 78

.130

LEVE

L 22

RL 81

.230

LEVE

L 23

RL 84

.330

LEVE

L 24

RL 87

.430

LEVE

L 25

RL 90

.530

LEVE

L 26

RL 93

.630

LEVE

L 27

RL 96

.730

LEVE

L 28

RL 99

.830

LEVE

L 29

RL 10

2.930

LEVE

L 30

RL 10

6.030

LEVE

L 31

RL 10

9.130

LEVE

L 32

RL 11

2.230

LEVE

L 33

RL 11

5.330

LEVE

L 34

RL 11

8.430

LEVE

L 35

RL 12

1.530

LEVE

L 36

RL 12

4.630

LEVE

L 40

RL 13

8.580

LEVE

L 37

RL 12

7.730

SITE BOUNDARY

SITE BOUNDARY

LEVE

L 38

RL 13

0.830

LEVE

L 3 R

L 18.8

80

LEVE

L 39

RL 13

3.930

LEVE

L 41

RL 14

2.530

ROOF

RL 1

45.53

0

EXIS

TING

ADJA

CENT

BUILD

ING

EXIS

TING

ADJ

ACEN

TBU

ILDIN

G

CS02

MF01

ST01

GT04

ST01

ST01

MF01

ST02

GT02

BASE

MENT

4 R

L -6.0

35


CS01

CS03

CS02

CS01

GREE

N W

ALL

GREE

N W

ALL

CF01

PATT

ERNE

D CO

NCRE

TE

CF02

LIGHT

GRE

Y CO

NCRE

TE

CS01

LIGHT

GRE

Y CL

ADDI

NG

CS02

DARK

BRO

NZE

CLAD

DING

CS03

WHI

TE C

LADD

ING

GT01

LIGHT

GRE

Y TI

NTED

GLA

SSW

ITH

GREY

POW

DER

COAT

ED FR

AMES

GT02

LIGHT

GRE

Y TI

NTED

GLA

SSBA

LUST

RADE

GT03

LIGHT

GRE

Y CO

LOUR

BAC

KGL

ASS

WIT

H GR

EYPO

WDE

R CO

ATED

FRA

MES

GT04

TIMB

ER F

RAME

D GL

AZIN

G

MF01

PEW

TER

GREY

POW

DER

COAT

ST01

LIGHT

STO

NE

ST02

DARK

STO

NE

FINI

SHES

SCH

EDUL

E


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


DISCLAIMER:


1 : 500

22/04/2016 4:11:26 PM -TP02.03

22/04/16 NE

215443PHILIP AVENUE

NORTH ELEVATION


FOR APPROVAL



378 Adopted Report

GROU

ND R

L 5.00

0

LEVE

L 1 R

L 9.50

0

BASE

MENT

1 R

L 2.46

5

BASE

MENT

2 R

L -0.3

35

BASE

MENT

3 R

L -3.2

35

LEVE

L 2 R

L 12.8

00

LEVE

L 4 R

L 25.4

30

LEVE

L 5 R

L 28.5

30

LEVE

L 6 R

L 31.6

30

LEVE

L 7 R

L 34.7

30

LEVE

L 8 R

L 37.8

30

LEVE

L 9 R

L 40.9

30

LEVE

L 10

RL 44

.030

LEVE

L 11

RL 47

.130

LEVE

L 12

RL 50

.230

LEVE

L 13

RL 53

.330

LEVE

L 14

RL 56

.430

LEVE

L 15

RL 59

.530

LEVE

L 16

RL 62

.630

LEVE

L 17

RL 65

.730

LEVE

L 18

RL 68

.830

LEVE

L 19

RL 71

.930

LEVE

L 20

RL 75

.030

LEVE

L 21

RL 78

.130

LEVE

L 22

RL 81

.230

LEVE

L 23

RL 84

.330

LEVE

L 24

RL 87

.430

LEVE

L 25

RL 90

.530

LEVE

L 26

RL 93

.630

LEVE

L 27

RL 96

.730

LEVE

L 28

RL 99

.830

LEVE

L 29

RL 10

2.930

LEVE

L 30

RL 10

6.030

LEVE

L 31

RL 10

9.130

LEVE

L 32

RL 11

2.230

LEVE

L 33

RL 11

5.330

LEVE

L 34

RL 11

8.430

LEVE

L 35

RL 12

1.530

LEVE

L 36

RL 12

4.630

LEVE

L 40

RL 13

8.580

LEVE

L 37

RL 12

7.730

SITE BOUNDARY

SITE BOUNDARY

PHIL

IP A

VENU

E

LEVE

L 38

RL 13

0.830

LEVE

L 3 R

L 18.8

80

LEVE

L 39

RL 13

3.930

LEVE

L 41

RL 14

2.530

ROOF

RL 1

45.53

0

CF02

EXIS

TING

ADJA

CENT

BUIL

DING

BALC

ONY

GT02

GT01

GT03

GT03

BASE

MENT

4 R

L -6.0

35

PLANTPLANT

REC HIGH RISE MID RISE PLANT LOW RISE REC

CS03

CS02

CS01

GT02

GT01

CS02

CS01

CS02

CS01

CF01

PATT

ERNE

D CO

NCRE

TE

CF02

LIGHT

GRE

Y CO

NCRE

TE

CS01

LIGHT

GRE

Y CL

ADDI

NG

CS02

DARK

BRO

NZE

CLAD

DING

CS03

WHI

TE C

LADD

ING

GT01

LIGHT

GRE

Y TI

NTED

GLA

SSW

ITH

GREY

POW

DER

COAT

ED FR

AMES

GT02

LIGHT

GRE

Y TI

NTED

GLA

SSBA

LUST

RADE

GT03

LIGHT

GRE

Y CO

LOUR

BAC

KGL

ASS

WIT

H GR

EYPO

WDE

R CO

ATED

FRA

MES

GT04

TIMB

ER F

RAME

D GL

AZIN

G

MF01

PEW

TER

GREY

POW

DER

COAT

ST01

LIGHT

STO

NE

ST02

DARK

STO

NE

FINI

SHES

SCH

EDUL

E


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


DISCLAIMER:


1 : 500

22/04/2016 4:12:23 PM -TP02.04

15/04/16 NE

215443PHILIP AVENUE

WEST ELEVATION


FOR APPROVAL



379 Adopted Report

GROU

ND R

L 5.00

0

LEVE

L 1 R

L 9.50

0

BASE

MENT

1 R

L 2.46

5

BASE

MENT

2 R

L -0.3

35

BASE

MENT

3 R

L -3.2

35

LEVE

L 2 R

L 12.8

00

LEVE

L 4 R

L 25.4

30

LEVE

L 5 R

L 28.5

30

LEVE

L 6 R

L 31.6

30

LEVE

L 7 R

L 34.7

30

LEVE

L 8 R

L 37.8

30

LEVE

L 9 R

L 40.9

30

LEVE

L 10

RL 44

.030

LEVE

L 11

RL 47

.130

LEVE

L 12

RL 50

.230

LEVE

L 13

RL 53

.330

LEVE

L 14

RL 56

.430

LEVE

L 15

RL 59

.530

LEVE

L 16

RL 62

.630

LEVE

L 17

RL 65

.730

LEVE

L 18

RL 68

.830

LEVE

L 19

RL 71

.930

LEVE

L 20

RL 75

.030

LEVE

L 21

RL 78

.130

LEVE

L 22

RL 81

.230

LEVE

L 23

RL 84

.330

LEVE

L 24

RL 87

.430

LEVE

L 25

RL 90

.530

LEVE

L 26

RL 93

.630

LEVE

L 27

RL 96

.730

LEVE

L 28

RL 99

.830

LEVE

L 29

RL 10

2.930

LEVE

L 30

RL 10

6.030

LEVE

L 31

RL 10

9.130

LEVE

L 32

RL 11

2.230

LEVE

L 33

RL 11

5.330

LEVE

L 34

RL 11

8.430

LEVE

L 35

RL 12

1.530

LEVE

L 36

RL 12

4.630

LEVE

L 40

RL 13

8.580

LEVE

L 37

RL 12

7.730

EXIS

TING

BUILD

ING

NATU

RAL

GROU

ND LI

NE

3 BED

3 BED

3 BED

3 BED

2 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

2 BED

2 BED

2 BED

2 BED

2 BED

2 BED

2 BED

2 BED

2 BED

INDO

OR / O

UTDO

ORRE

SIDE

NTS

RECR

EATI

ON

CAR

PARK

CAR

PARK

CAR

PARK

CAR

PARK

FIRE

PUM

PRO

OM

TANK

LEVE

L 38

RL 13

0.830

CAR

PARK

PLAN

T

ROOF

TERR

ACE

PHIL

IP A

VEPE

DEST

RIAN

PLAZ

A

1 BED

2 BED

1 BED

2 BED

1 BED

2 BED

1 BED

2 BED

1 BED

2 BED

1 BED

2 BED

1 BED

BASE

MENT

5 R

L -8.8

35CA

R PA

RK

LEVE

L 3 R

L 18.8

80

POOL

SERV

ICES

VOI

D MSB

LOBB

Y

LEVE

L 39

RL 13

3.930

LEVE

L 41

RL 14

2.530

2 BED

1 BED

2 BED

1 BED

2 BED

1 BED

2 BED

1 BED

PLAN

T

2 BED

2 BED

1 BED

2 BED

1 BED

2 BED

TANK

S

CHILL

ER

PRIV

ATE

DINI

NG

ACCE

SSCO

RRID

OR

FIRE

EGRE

SSPA

TH

ROOF

RL 1

45.53

0

SERV

ICES

VOI

D

PLAN

T

BASE

MENT

4 R

L -6.0

35

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

3 BED

2 BED

CAR

PARK

HIGH RISE MID RISE PLANT LOW RISE REC

SERV

ICES

VOI

D

SITE BOUNDARY

SITE BOUNDARY

RECPLANT

2 BED

2 BED

2 BED

2 BED

2 BED

2 BED


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


DISCLAIMER:


1 : 500

22/04/2016 4:12:26 PM -TP03.01

22/04/16 NE

215443PHILIP AVENUE

BUILDING SECTION A


FOR APPROVAL



380 Adopted Report

GROU

ND R

L 5.00

0

LEVE

L 1 R

L 9.50

0

BASE

MENT

1 R

L 2.46

5

BASE

MENT

2 R

L -0.3

35

BASE

MENT

3 R

L -3.2

35

LEVE

L 2 R

L 12.8

00

LEVE

L 4 R

L 25.4

30

LEVE

L 5 R

L 28.5

30

LEVE

L 6 R

L 31.6

30

LEVE

L 7 R

L 34.7

30

LEVE

L 8 R

L 37.8

30

LEVE

L 9 R

L 40.9

30

LEVE

L 10

RL 44

.030

LEVE

L 11

RL 47

.130

LEVE

L 12

RL 50

.230

LEVE

L 13

RL 53

.330

LEVE

L 14

RL 56

.430

LEVE

L 15

RL 59

.530

LEVE

L 16

RL 62

.630

LEVE

L 17

RL 65

.730

LEVE

L 18

RL 68

.830

LEVE

L 19

RL 71

.930

LEVE

L 20

RL 75

.030

LEVE

L 21

RL 78

.130

LEVE

L 22

RL 81

.230

LEVE

L 23

RL 84

.330

LEVE

L 24

RL 87

.430

LEVE

L 25

RL 90

.530

LEVE

L 26

RL 93

.630

LEVE

L 27

RL 96

.730

LEVE

L 28

RL 99

.830

LEVE

L 29

RL 10

2.930

LEVE

L 30

RL 10

6.030

LEVE

L 31

RL 10

9.130

LEVE

L 32

RL 11

2.230

LEVE

L 33

RL 11

5.330

LEVE

L 34

RL 11

8.430

LEVE

L 35

RL 12

1.530

LEVE

L 36

RL 12

4.630

LEVE

L 40

RL 13

8.580

LEVE

L 37

RL 12

7.730

EXIS

TING

BUI

LDIN

GHIGH RISE MID RISE PLANT LOW RISE REC

SITE BOUNDARY

SITE BOUNDARY

NATU

RAL G

ROUN

D LIN

E

3 BED

3 BED

3 BED

3 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

CAR

PARK

CAR

PARK

CAR

PARK

CAR

PARK

CAR

PARK

CAR

PARK

FIRE

PUM

P RO

OM

EXIS

TING

BUI

LDIN

G

EXIS

TING

BAL

USTR

ADE

LEVE

L 38

RL 13

0.830

1 BED

1 BED

CAR

PARK

3 BED

3 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

BASE

MENT

5 R

L -8.8

35CA

R PA

RK

CHILL

ER

LEVE

L 3 R

L 18.8

80

SERV

ICES

VOI

D

EXIS

TING

BLO

CK F

ENCE

TANK

S

LEVE

L 39

RL 13

3.930

LEVE

L 41

RL 14

2.530

PLAN

TPL

ANT

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

1 BED

3 BED

3 BED

TANK

SAUN

AST

EAM

ROOM

PLAN

T

ROOF

RL 1

45.53

0

SERV

ICES

VOI

D

ACCE

SSCO

RRID

ORPU

MPRO

OMTA

NKS

CORR

IDOR

BASE

MENT

4 R

L -6.0

35

PLAN

TPL

ANT

1 BED

1 BED

3 BED

3 BED TA

NK

SERV

ICES

VOI

D

RECPLANT


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


DISCLAIMER:


1 : 500

22/04/2016 4:12:29 PM -TP03.02

22/04/16 NE

215443PHILIP AVENUE

BUILDING SECTION B


FOR APPROVAL



381 Adopted Report

GROUND RL 5.000

LEVEL 1 RL 9.500

BASEMENT 1 RL 2.465

BASEMENT 2 RL -0.335


LEVEL 2 RL 12.800

LEVEL 4 RL 25.430

EXISTINGBUILDING

SITE

BOU

NDAR

Y

SITE

BOU

NDAR

Y

NATURALGROUND LINEPHILIP

AVENUE

CAR PARK

CAR PARK

CAR PARK

CAR PARK

CAR PARK

CAR PARK

BASEMENT 5 RL -8.835CAR PARK

LEVEL 3 RL 18.880

SERVICES VOID

EXISTINGPERGOLA

2 BED 1 BED

POOL

INDOOR / OUTDOORRESIDENTS RECREATION

SERVICES VOID

GYM

SUPPLYFAN ROOM

TANK

BIKE STORE

MANAGER'SSTORE


CAR PARKSTAIR

PRESS.PLANT

DRIVEWAY ENTRY

BIN

GROUND RL 5.000

LEVEL 1 RL 9.500

BASEMENT 1 RL 2.465



LEVEL 2 RL 12.800

LEVEL 4 RL 25.430


LEVEL 3 RL 18.880

PHILIPAVENUE

SITE

BOU

NDAR

Y

SITE

BOU

NDAR

Y

EXISTINGBUILDING

NATURALGROUND LINE

CARPARK

CARPARK

CARPARK

CARPARKCARPARK

CARPARK

CARPARK

CARPARK

SERVICESLOBBY

CARPARK

CARPARK

CARPARK

CARPARK

SERVICESVOID

SERVICES VOID

INDOOR / OUTDOORRESIDENTS RECREATION

POOL

1 BED 1 BED

SAUNA


CARPARKCARPARK

VOIDVOID

LIFECORE

GROUND RL 5.000

LEVEL 1 RL 9.500

BASEMENT 1 RL 2.465



LEVEL 2 RL 12.800

LEVEL 4 RL 25.430


LEVEL 3 RL 18.880

CAR PARK

CAR PARK

CAR PARK

CAR PARK

CAR PARK

CAR PARK

COLDWATER

BOOSTERTANKS

EXTRACTIONFAN ROOM

BIKESTORE

SITE

BOU

NDAR

Y

SITE

BOU

NDAR

Y

PHILIPAVENUE

NATURALGROUND LINE

EXISTING BUILDINGBEYOND

PMT


CAR PARKHYDRAULICPLANT

BIKESTORE

CABLEROOM

VOID

VOID

GLASS BALUSTRADE


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


DISCLAIMER:


1 : 400

22/04/2016 4:12:32 PM -TP03.03

22/04/16 NE

215443PHILIP AVENUE

PODIUM SECTIONS


FOR APPROVAL

PODIUM SECTION C PODIUM SECTION D

PODIUM SECTION E



382 Adopted Report

CARPARK

CARPARK

SERVICESVOID

POOL

SPRINGS

ALUMINIUM FRAME

CONCRETE BLOCK WALL

CLADDING TILE FIXED TO FRAME

POOL OVERFLOW

VOID

TILE FINISH

TILE FINISH

LOBBY

ANGLED POOL COPING

CLAD

DING

PLAN

TER

50

CONCRETE BLOCK WALL

ALUMINIUM FRAME

CLADDING TILE

200

PLANTER BELOW

15050

VAR

PLANTER FRAME

PROPRIETARYPLANTER FRAMETRIM ANGLE

VOID

VOID

VOID

LEVEL 1 RL 9.500

LEVEL 2 RL 12.800

LEVEL 3 RL 18.880

ALUMINIUM FRAME BEYOND

CONCRETE BLOCK WALL

PLANTER BOX

FACE OF CLADDING BEYOND

PLANTER FRAME


REVISIONS


DWG No: REV

DATE: DRAWN BY:


DRAWING TITLE


DISCLAIMER:


As indicated

22/04/2016 4:12:34 PM -TP03.13

15/04/16 NE

215443PHILIP AVENUE

PODIUM FACADE DETAIL


FOR APPROVALSCALE 1 : 50M1.04PODIUM FACADE DETAIL SECTION - TILE3

SCALE 1 : 20PODIUM FACADE DETAIL PLAN1

SCALE 1 : 50M1.04PODIUM FACADE DETAIL SECTION - PLANTER2



383 Adopted Report


5.0 SHADOW ANALYSIS

EXCLUSIVE OF PODIUM TREATMENTINCLUSIVE OF PODIUM TREATMENT

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

5.01 9AM SUMMER

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



384 Adopted Report


EXCLUSIVE OF PODIUM TREATMENTINCLUSIVE OF PODIUM TREATMENT

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

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

5.0 SHADOW ANALYSIS

5.02 12PM SUMMER



385 Adopted Report

719 city planning committee meeting 20 july 2016 … · item 4 city planning branch development...

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