Economy 20190320 Adoptedreport - Part2 PDF

771st Council Meeting 26 March 2019 239
Economy, Planning & Environment Committee Meeting 20 March 2019 ADOPTED REPORT
Part Three
Landscape Design
30 Oct 2018 DA03 170917 Twenty Third Avenue, Palm Beach Synergy Property Form Landscape Architects 13
Economy,Design
Landscape Planning & Environment Committee Meeting 20 March 2019 ADOPTED REPORT
3.1 Landscape Masterplan
Legend
1 Driveway entry
2 Pedestrian entry
3 Communal recreation area
4 Dune regeneration
5 Private terrace
TWENTY THIRD AVE
ACK
RE A-LINE
8.1M SE TB
FO R ES H O
1
2
4
Ll [ l
L ~ 5
14 30 Oct 2018 DA03 170917 North (!) Scale 1:250 @ A3 Twenty Third Avenue, Palm Beach Synergy Property Form Landscape Architects
Economy,Design
3.2 Ground Floor
Legend
■
1 Aloe tree to driveway entry
■
2
I
Tuckeroo tree
■
3 Driveway with feature cobble
I
■ Pedestrian entry gate
ACK
4
■
5 I clad wall
Stone
8.1M SE TB
■
6 I pool fence
Glass
■
7
I
Green roof over
■
8 Timber batten cladding
i ■9 IShallow sunlounge pool area
■ (Visitor bike parking
.,
10
■
11
I BBQ facilities
10
BOOSTER
13
4
6
5
.,
.,
12
13
■
14
Dracaena draco
Letter boxes
Private terrace
15 2m wide lawn
12
8
■I
16 Arbour with climbers
1 9
7
BIN
STORE 19
5
11
COMMS LOBBY
LIFT
15
FIRE STAIR 2
14
UNIT 01
3
FIRE STAIR 1
RE A-LINE
FO R ES H O
2
16
ADJACENTlW0 STOREY RESIDENTIAL
30 Oct 2018 DA03 170917 North (!) Scale 1:150 @ A3 Twenty Third Avenue, Palm Beach Synergy Property Form Landscape Architects 15
Economy,Design
3.3 Dune Area
Legend
■
1 Private entry
■
2 Turf verge watered and
maintained by Body Corporate.
Timber edge to confine area.
■
3 A-line sea wall to comply with
GCCC requirements. Area to
be completely re-vegetated
once wall is completed.
■
4 Dune vegetation protection
fence installed in accordance
ACK
with GCCC requirements.
8.1M SE TB
■
5 Dune protection matting installed
to existing beach access walking
zone, to GCCC requirements.
■
6 Weeds removed and planting
4 appropriate coastal dune species
to be installed and established
RE A-LINE
according to GCCC guidelines.
Proposed planting palette:
Planting Zone 1
FO R ES H O
■
appropriate coastal dune species
3
Proposed planting palette:
Planting Zone 2
■
appropriate coastal dune species
1 5
5 Proposed planting palette:
4
Planting Zone 3
■
9 Dune edge protection
added in accordance with
9 GCCC requirements
2
NOTE: All works external to property
boundaries are conceptual only
and subject to further applications /
approvals.
8 7 6
JACENT lWO STOREY RESIDENTIAL
16 30 Oct 2018 DA03 170917 North (!) Scale 1:150 @ A3 Twenty Third Avenue, Palm Beach Synergy Property Form Landscape Architects
Economy,Design
3.4 Level 09
Legend
■
1 Pool
■
2 Terrace
■
3 Podium planting
■
4 BBQ bench
1 3
2
2
~L
1
3
30 Oct 2018 DA03 170917 North Scale 1:150 @ A3 Twenty Third Avenue, Palm Beach Synergy Property Form Landscape Architects 17
Economy,
Design Planning & Environment Committee Meeting 20 March 2019
Details ADOPTED REPORT
3.5 Recreation Capacity Plan
PROPOSED DEVELOPMENT: RESIDENTIAL APARTMENTS

13 x 3 Bedroom
2 x 4 Bedroom
For the purposes of this assessment we have assumed the following:

100% Occupancy
• 2.5 people x 13 = 32 people
• 2.5 people x 2 = 5 people
90% Occupancy
·-
' • 37 people x 90% = 33 people
Occupants utilising recreation areas at any one time (assume 33%)

• 33 people x 33% = 10 people
The Recreation Capacity Plan will need to demonstrate that 10 people can recreate in the communal recreation space area
provided in the proposed development.
We have provided calculations below that are based on usable spatial requirements for each functional space. The
I calculations below, demonstrate 25 people can recreate comfortably in the area provided.
I I ---
Function Of Space
Pool Lounge Passive Recreation, Breakout Space 6
Pool Active Recreation 8

■
Sun Lounge Terrace Passive Recreation, Breakout Space 3
GROUND FLOOR ■
Paved Terrace Passive Recreation, Residents Functions, Social Interaction 8
■
Recreation Capacity 25
18 30 Oct 2018 DA03 170917 Twenty Third Avenue, Palm Beach Synergy Property Form Landscape Architects
Economy,
3.6 Structure Diagrams
I I
---,-----,------,----················
•• ••
•
•• ••
••
••• • • ••
•• ••
~ ~•
• •
• ••
•••
- .
•
, II I I II II II II II I I II II II II II I I II II II II II I I II II II II II I I II II IIII Ill I II II II II II I II lllJIIUIIIIIIIIIIIIIIIIIIJllllllllllllllllllllllllllllle. e e e e e e e e e
FENCES Legend WALLS Legend
•••• Type 1 — 1200 high glass pool fence Type 1 — 800 high planter wall
11111111 Type 2 — 1800 high Type 2 — Timber batten cladding

timber batten fence
Type 3 — Stone clad wall
0 Gate
Economy,
Structure Diagrams
r--------------------------------------~
I
I ''
I ''
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I I
• • • 'I )
¢II I
()
I
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I
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I I
Wiillll!m:
i
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I I
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I I
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I • I
I
I
I
I
PLANTING Legend
■ Deep planting on natural ground

— 5.1m2 (0.62% of total site area)
■ Podium planting — 450mm depth
Podium planting — 800mm depth

■
■ Planting rebated over basement

— min 1000mm depth
Trellis with climbers
Basement edge
Services
Part Four
Sections & Elevations
---
Economy,
Sections andPlanning & Environment Committee Meeting 20 March 2019
Elevations ADOPTED REPORT
4.1 Section A — Southern Boundary
Key Plan | Ground Level
Legend
■
1 Arbour over with climbers
■
2 Timber batten fence
■
3 Podium planter
■
4 Screening shrub
■
5 Carpark ramp
2
4
22 30 Oct 2018 DA03 170917 Scale 1:50 @ A3 Twenty Third Avenue, Palm Beach Synergy Property Form Landscape Architects
Economy,
4.2 Section B — Communal Recreation
Legend
■
1 Green roof over with
cascading plants
■
2 Timber batten cladding
■
3 Pool fence
■
4 Sculptural sunlounge
■
5 Pool
■
6 Timber decking
■
7 Stone clad wall
■
8 Planting rebated into
basement edge
1
8
4
6
--- 5
30 Oct 2018 DA03 170917 Scale 1:50 @ A3 Twenty Third Avenue, Palm Beach Synergy Property Form Landscape Architects 23
Economy,
4.3 Section C — Communal Recreation & Dune Area
FORESHORE A-LINE
I
] Legend
■
1 Foreshore seawall to
GCCC standards
■
2 Dune restoration to
GCCC standards
■
3 Dune protection fence
to GCCC standards
■
4 Dracaena draco
4
■
5 Planting rebated into basement
■
6 Swimming pool
9 ■
7 BQQ dining area
8 ■
8 Stone clad wall
11 7 ■9 Tiled wall splashback to BBQ bence
3 10 ■
10 2m wide turfed edge
■ Glass pool fence

2 11
5 6
Economy,
4.4 Section D — Communal Recreation & Dune Area
I
I
I
FORESHORE A-LINE
I Key Plan | Ground Level
I
I
] Legend
■
1 Foreshore seawall to
GCCC standards
I ■
2 Dune restoration to
I I GCCC standards
■
3 2m wide turfed edge
I
I I ■
4
■
5
■
6
Glass pool fence on hob wall
Private terrace
Glass fence to boundary
4
2 5
30 Oct 2018 DA03 170917 Scale 1:100 @ A3 Twenty Third Avenue, Palm Beach Synergy Property Form Landscape Architects 25
Economy,
4.5 Section E — Twenty Third Avenue Elevation
I
...iii
w
e}]
..... .......
_
§

§
Ifill
a]
~ Legend
Ifill Ifill ■
1 Dracaena draco feature tree
■
2 Glass pool fence
e:]]
■
3 Stone clad wall
■
4 Low shrub planting
Ifill Ifill Ifill ml ml ■

5 Timber batten gate
■
6 Letterbox
a] ■
7 Aloe feature tree
I@
■
8 Green roof with cascading plants
§ ID]
§ ■
9 Vehicular entry
■
10 Fence hung visitor bikes
E£jJ
§ Ifill § [§] Ifill
AOJACl:. N
BUILOINC
8
1
2
9
3
2 6
5 10
4
Part Five
Design Details
Economy,
5.1 Character Images
01
02 03 04 05
Economy,
5.2 Materials and Finishes
SURFACE FINISHES
01 Paving Type 1 Exposed aggregate

White
02 Paving Type 2 Cobblestone

100 x 100
03 Decking Type 1 Timber deck
WALLS
01
04 Wall Type 1 Stone clad wall
Wall Type 2 Cast insitu concrete wall
03
FENCES
05 Fence Type 1 Timber batten fence
06 Fence Type 2 Frameless glass pool fence
02 04
FURNITURE
07 Seating Sun loungers
POOL
08 Pool Tile TBC
MISCELLANEOUS
09 Letterbox TBC
05 06 08
10 Green Roof TBC
10 09 07
Economy,
5.3 Planting Palette
TREES
01 Aloe barberae Aloe Tree

Cupaniopsis anacardiodes Tuckeroo
02 Dracaena draco Dragon Tree
SHRUBS
03 Agave victoria-reginae Queen Agave

04 Carissa Desert Star Natal Plum
05 Crassula ovata Jade Plant
Euphorbia acrurensis Desert Candle
Euphorbia trigona African Milk Tree
06 Peperomia obtusifolia Baby Rubber Plant
07 Sansevieria stuckyi Elephant Tusks
Westringia fruticosa Coastal Rosemary
02 01
04 07
03 06 05
Economy,
Planting Palette
GROUNDCOVERS
01 Casuarina glauca ‘Cousin It’ Cousin It

02 Senecio serpens Blue Chalksticks
03 Senecio talinoides “Icesticks” Icesticks
04 Zoysia tenuifolia Korean Carpet Grass
CLIMBERS
05 Ficus pumila Climbing Fig

06 Ipomoea horsfalliae Cardinal Creeper
02 03 07 Ipomea pes-caprae Beach Morning Glory
01 06 07
04 05
Economy,
Planting Palette
Zone 1
Zone 2
Zone 3
DUNE AREA
Pot
% of area Density Size
01 Spinifex sericeus Beach Spinifex 80 50 30 8/m2 Tube
2
02 Ipromoea pes-caprae subsp. brasiliensis Goat’s Foot 5 5 5 2/m 140
03 Hibbertia scandens Guinea Flower 5 5 5 2/m2 140
04 Imperata cylindrica Blady Grass 10 5 6/m2 Tube
2
05 Stephania japonica Snake Vine 5 5 2/m 140
2
06 Carpobrotus glaucescens Coastal Pigface 10 10 5 4/m 140
07 Canavalia rosea Beach Bean 5 5 4/m2 Tube
01 02 03 08 Vigna marina Yellow Beach Bean 5 4/m2 Tube
2
09 Eragrostis interrupta Coastal Lovegrass 5 10 6/m Tube
2
10 Dianella congesta Flax Lily 10 6/m Tube
11 Vitex trifolia Coastal Vitex 5 4/m2 140
12 Scaevola calendulacea Fan Flower 5 6/m2 140
2
13 Lomandra longifolia Mat Rush/Lomandra 10 4/m 200
04 05 06
07 08 09
10 11 12 13
30 Oct 2018 DA03 170917 Twenty Third Avenue, Palm Beach Synergy Property Form Landscape Architects
Infrastructure Charge Notice Attachment 2 (1 of 6)
To: QLD DEVELOPMENT & TOWN PLANNING SERVICES PTY LTD

C/- BENNETT + BENNETT
PO BOX 5021
GOLD COAST MAIL CENTRE QLD 9726
Cc: SANJAY MOHINDRA

PO BOX 171
COOLANGATTA QLD 4225
Land to which The land to which the charges in this notice apply is.
charges apply
Property description LOT90 RP810378
Property address 418 THE ESPLANADE PALM BEACH
Total levied charge payable $ 287,406.90

+ADJUSTMENTS
Due date for Total payable prior to the earliest of the following events: when the change
payment happens or final plumbing inspection being undertaken or issue of a
certificate of classification or final inspection certificate for building work
being issued.
Payment Payment of the charges must be made in accordance with the “How to pay
details methods” section of this notice.
Adjustments The levied charge will automatically increase by the lesser of the following:
to charge
(a) The difference between the levied charge and the maximum adopted
charge the local government could have levied for the development when
the charge is paid; and
(b) The increase worked out using the PPI, adjusted according to the 3-yearly
PPI average, for the period starting on the day the levied charge is levied
and ending on the day the charge is paid.
‘3-yearly PPI average’ and ‘PPI’ have the meanings given in the Planning Act
2016.
As the charge amount stated above is current at the date the notice was
generated, the total charges due at the date of payment may be greater.
Offsets and/or Offsets (if applicable) will be provided consistent with the provisions of the
Refunds Planning Act 2016 and Council’s Charges Resolution. If applicable, details of the
offset are provided on this Infrastructure Charge Notice.
Failure to pay A levied charge is, for the purposes of recovery, taken to be rates of the local
charge government that levied it.
Document: #66654434 Page 1 of 6

Authority for The charges in this notice are payable in accordance with the Planning Act 2016.
charge
GST GST does not apply to payments or contributions made by developers to

Government which relate to, or relates to, an application for the provision,
retention, or amendment of a permission, exemption, authority or licence (however
described) under the Planning Act 2016.
Enquiries Enquiries regarding this Infrastructure Charge Notice should be directed to the
Developer Contribution Group on Ph: (07) 5582 8329, during office hours, 9.00am
to 5.00pm, Monday to Friday or e-mail dcg@goldcoast.qld.gov.au.

Infrastructure Charge Notice

Monday, 08 January 2018
Application PN89437/01/DA1
Site address 418 THE ESPLANADE, PALM BEACH
Application number & code 201701481 MCU
Application description MULTIPLE DWELLINGS (15 UNITS)
Officer name Rachael Sullivan
Charge calculation
Charges Resolution No.1 of 2017

Qty Rate Gross Charge Amount
Multiple Dwelling 3+ Bedroom 15 Dwellings @ $ 28,335.90 $ 425,038.50
$ 425,038.50
Net Charge Summary
Gross Charge Amount Applied Credit Amount Net Charge Amount
$ 425,038.50 $ 137,631.60 $ 287,406.90
Applied credit Credit applied for exisitng Multiple Dwelling containing: 4 – 2 Bedroom Apartments & 2 – 3 Bedroom
details Apartments.
Office Use Only

$ 159,510.91 OTHINF
$ 96,568.70 SEWINF
$ 31,327.29 WTRINF
$ 287,406.90

DECISION NOTICE
DECISION TO GIVE AN INFRASTRUCTURE CHARGES NOTICE
Pursuant to section 119 of the Planning Act 2016, on the 8 January 2018, the City decided to give
this infrastructure charges notice. The date the development application was approved is set out
on the first page of the decision notice approving the development application.
Appeal rights
You have appeal rights in relation to this notice. An appeal may be made against an infrastructure
charges notice on 1 or more of the following grounds:
(a) the notice involved an error relating to:
(i) the application of the relevant adopted charge; or
Examples of errors in applying an adopted charge:
• the incorrect application of gross floor area for a non-residential development
• applying an incorrect ‘use category’, under a regulation, to the development
(ii) the working out of extra demand, for section 120 of the Planning Act 2016; or
(iii) an offset or refund; or
(b) there was no decision about an offset or refund; or
(c) if the infrastructure charges notice states a refund will be given – the timing for giving
the refund; or
(d) for an appeal to the Planning and Environment Court – the amount of the charge is so
unreasonable that no reasonable relevant local government could have imposed the
amount.
To remove any doubt, the Planning Act 2016 declares that an appeal against an infrastructure
charges notice must not be about:
(a) the adopted charge itself; or
(b) for a decision about an offset or refund:
(i) the establishment cost of trunk infrastructure identified in a local government

infrastructure plan; or
(ii) the cost of infrastructure decided using the method included in the local
government’s charges resolution.
An appeal must be started within 20 business days after the infrastructure charges notice is given
to you.
An appeal may be made to the Planning and Environment Court or to a development tribunal.
An appeal is started by lodging a notice of appeal with the registrar of the Planning and
Environment Court or a development tribunal, as applicable. The notice of appeal must be in the
approved form, succinctly state the grounds of the appeal and be accompanied by the required

fee.
An appellant to the Planning and Environment Court must give a copy of the notice of appeal,
within 10 business days after the appeal is started, to the persons identified in section 230(3) of the
Planning Act 2016. A person who is appealing to the Planning and Environment Court must comply
with the rules of the court that apply to the appeal.
Chapter 6, Part 1 and Schedule 1 of the Planning Act 2016 sets out further information about
appeal rights.

How to pay methods
Pay by mail Customer Service Centre in person

Ordinary mail Pay at any Customer Service Centre with cash,
Simply enclose this Notice and your cheque or cheque, or debit card (no surcharge), MasterCard or
money order made payable to Gold Coast City Council Visa (maximum $50,000 using credit card)
in an envelope and post it to this address: Payment by credit card will incur a surcharge.
Council of the City of Gold Coast

PO Box 5042 GCMC QLD 9729 Customer Service Centres
Monday to Friday 8.15am to 4.30pm
Broadbeach 61 Sunshine Boulevard, Mermaid
Waters
Bundall 8 Karp Court, Bundall
Burleigh Heads Park Avenue, Burleigh Heads
Coolangatta The Strand, Marina Parade,

Coolangatta
Helensvale Cnr Lindfield Road and Sir John
Overall Drive, Helensvale
Nerang 833 Southport Nerang Road,
Nerang
Palm Beach 26 11th Avenue, Palm Beach
Southport 47 Nerang Street, Southport
Upper Coomera Cnr Abraham Road and Reserve

Road, Upper Coomera
How to contact us
07 5582 8866 or 1300 69 4222 Council of the City of Gold Coast

(7am to 6pm, Monday to Friday), or from outside of PO Box 5042, GOLD COAST MC QLD 9729
Australia call +61 7 5582 8866
Visit us at any Customer Service Centre goldcoast.qld.gov.au

Open hours; cityofgoldcoast.com.au

Attachment 3 (1 of 29)
Proposed Residential Development

2 Twenty Third Avenue
Palm Beach
ACOUSTIC REPORT
Client:
QLD Development & Town
Planning Services Pty Ltd
Reference: Date Issued:

2017336 R01A 2-23rd Avenue Palm Beach RTN 4th October 2017
Document Information
Contact Details
Acoustic Works
2/8 Castlemaine St
PO Box 1271
Coorparoo QLD 4151 PO Box 1866
Coorparoo DC
(07) 3393 2222 Kingscliff NSW 2487
QLD 4151
ABN: 56 157 965 056
Greg Pearce Mark Enersen

Ph: 0450 337 375 Ph: 0409 317 416
Email: gpearce@acousticworks.com.au Email: menersen@acousticworks.com.au
Report Register
Date Revision Author Reviewer

4/10/17 R01A Paul Lonard Greg Pearce
Disclaimer
Reports produced by Acoustic Works are prepared for a particular Client’s objective and are based on a
specific scope, conditions and limitations, as agreed between Acoustic Works and the Client. Under no
circumstances shall information and/or report(s) prepared by Acoustic Works be used by other parties other
than the Client without first obtaining written permission from Acoustic Works.
2017336 R01A 2-23rd Avenue Palm Beach RTN © Acoustic Works 2017 Page 2
TABLE OF CONTENTS
1.Introduction .....................................................................................................................5
2.Site Description................................................................................................................5
2.1 Site Location ........................................................................................................... 5
2.2 Proposal ................................................................................................................. 6
2.3 Acoustic Environment .............................................................................................. 6
3.Equipment ........................................................................................................................6
4.Noise Monitoring and Receiver Locations.......................................................................7
4.1 Receiver Locations................................................................................................... 7
4.2 Unattended Noise Monitoring ................................................................................... 7
5.Measured Noise Levels ....................................................................................................8
6.Noise Criteria ...................................................................................................................9
6.1 Road Traffic Noise Criteria ........................................................................................ 9
6.1.1 DILGP State Development Assessment Provisions ............................................... 9
6.1.2 GCCC Regional Infrastructure Overlay Code ..................................................... 10
6.1.3 Queensland Development Code MP4.4............................................................. 10
6.2 Environmental Noise Criteria .................................................................................. 11
6.2.1 Acoustic Quality Objectives ............................................................................. 11
6.2.2 Background Creep ......................................................................................... 11
7.Road Traffic Assessment ...............................................................................................12
7.1 Traffic Volumes ..................................................................................................... 12
7.2 Road Traffic Noise Verification ................................................................................ 12
7.3 Predicted Road Traffic Noise Levels - 2027 .............................................................. 12
7.4 Recreation Areas ................................................................................................... 16
7.4.1 Communal Recreation Areas ........................................................................... 16
7.4.2 Private Recreation Areas ................................................................................ 16
8.Environmental Noise .....................................................................................................17
8.1 Onsite Activities..................................................................................................... 17
8.1.1 Background Creep ......................................................................................... 17
8.1.2 Acoustic Quality Objectives ............................................................................. 18
9.Recommendations .........................................................................................................19
9.1 Road Traffic Noise ................................................................................................. 19
9.1.1 Solid Balustrades ........................................................................................... 19
9.1.2 Building Façade Construction .......................................................................... 19
9.1.2.1 Glazing Construction................................................................................. 19
9.1.2.2 Wall Construction ..................................................................................... 21
9.1.2.3 Roof Construction .................................................................................... 21
9.1.2.4 Exposed Floors ........................................................................................ 22
9.1.3 Alternative ventilation .................................................................................... 22
9.2 Onsite Activity Noise .............................................................................................. 22
9.3 Onsite Mechanical Plant ......................................................................................... 22
10. Conclusion ...............................................................................................................23
11. Appendices ..............................................................................................................24
11.1 Development Plans ................................................................................................ 24
11.2 Traffic Noise Monitoring Charts ............................................................................... 26
TABLE INDEX
Table 1: Measured road traffic noise levels - all time periods ......................................................... 8
Table 2: SDAP Road Traffic Noise Criteria .................................................................................... 9
Table 3: Applicable SDAP Road Traffic Noise Criteria ..................................................................... 9

Table 4: Design Level - Road Noise Criteria.................................................................................10
Table 5: Queensland Development Code Noise Categories ...........................................................10
Table 6: Acoustic Quality Objectives at Noise Sensitive Properties .................................................11
Table 7: Background creep noise limits ......................................................................................11
Table 8: Traffic Volumes ...........................................................................................................12
Table 9: Comparison of measured and predicted noise levels ........................................................12
Table 10: Predicted road traffic noise impacts 2027 .....................................................................12
Table 11: Communal Recreation Areas - SDAP Criteria .................................................................16
Table 12: Private Recreation Areas - SDAP Criteria ......................................................................16
Table 13: Predicted 15 minute compliance .................................................................................17
Table 14: Acoustic quality objective noise levels, 1 hour ..............................................................18
Table 15: Units Requiring Solid Balustrades ................................................................................19
Table 16: QDC glazing construction ...........................................................................................19
Table 17: QDC acceptable wall construction ................................................................................21
Table 18: QDC acceptable roof construction................................................................................21
Table 19: QDC acceptable exposed floor construction ..................................................................22
FIGURE INDEX
Figure 1: Site location (not to scale) ........................................................................................... 5

Figure 2: Receivers and noise monitoring locations ....................................................................... 7
Figure 3: Predicted Traffic Noise Level Year 2027 - Ground Floor Level ..........................................14
Figure 4: Predicted Traffic Noise Level Year 2027 - Level 1 ...........................................................14
1. Introduction
The following report is in response to a request by QLD Development & Town Planning Services
Pty Ltd for an environmental noise assessment of a proposed residential development located at 2
Twenty Third Avenue, Palm Beach. To facilitate the assessment, unattended noise monitoring was
conducted for the following:
x Road traffic levels were assessed for the Gold Coast Highway to establish traffic noise
impacts.
x Ambient noise levels were measured in the vicinity of nearby residence to determine the
criteria for onsite activities.
Based on the noise data obtained, the following was assessed:
x Road traffic noise impacting the proposed development.

x Onsite activities to sensitive receivers located in the vicinity of the development.
2. Site Description
2.1 Site Location
The site is described by the following:
2 Twenty Third Avenue, Palm Beach

Lot 90 on RP810378
Refer to Figure 1 for site location.
Figure 1: Site location (not to scale)
Site
A comprehensive site survey identified the following;
a) The subject site is currently occupied by a 4 storey residential development which shall be
demolished to make way for the proposal.
b) Residential land uses bound the site to the southwest and southeast.
c) Twenty Third Avenue bounds the site to the northwest, separating the development from a
residential dwelling.
d) A public beach bounds the site to the east.
2.2 Proposal
The proposal is for a 9 storey residential development consisting of the following;
x A total of 15 units with 3 and 4 bedrooms will be provided from ground to level 8.
x 32 car spaces shall be provided within 2 basement levels, with access via Twenty Third
Avenue.
x Private recreation areas will be provided for each unit, with a communal pool area at
ground level.
Refer to the Appendices for development plans.
2.3 Acoustic Environment

The noise environment at the site and surrounding area is primarily affected by surf and road
traffic noise from the Gold Coast Highway.
3. Equipment
The following equipment was used to record noise levels:
x Rion NL42 Environmental Noise Monitor

x BSWA Technology Co. Ltd Sound Calibrator
The Rion NL42 Environmental Noise Monitor holds current NATA Laboratory Certification and was
field calibrated before and after the monitoring period, with no significant drift from the reference
signal recorded.
4. Noise Monitoring and Receiver Locations

4.1 Receiver Locations
The nearest noise sensitive receiver locations were identified as follows;
1. A single storey residential building is located to the north at 1 Twenty Third Avenue.
2. A two storey residential building is located to the southeast at 1377 Gold Coast Highway.
3. A three storey residential building is located to the southwest at 4 Twenty Third Avenue.
These locations were chosen as being representative of the nearest noise sensitive receivers to the
proposed development. Refer to Figure 2 for these locations.
Figure 2: Receivers and noise monitoring locations
Noise Monitor Site
3 2
4.2 Unattended Noise Monitoring

A Rion NL 42 environmental noise monitor was placed at 1408 Gold Coast Highway, 10m from the
nearest lane to measure road traffic noise levels. The monitor was located 1m from the façade of a
dwelling with the microphone approximately 1.4 metres above ground surface level. The noise
monitor was set to record noise levels between the 24th and 30th of May 2017.
The Rion NL 42 environmental noise monitor was set to record noise levels in "A" Weighting, Fast
response using 15 minute statistical intervals. Ambient noise monitoring was conducted generally
in accordance with Australian Standard AS1055:1997 Acoustics – Description and measurement of
environmental noise with road traffic noise monitoring conducted in accordance with Australian
Standard AS2702:1984 ‘Acoustics - Methods for the measurement of road traffic noise’.
AS1055:1997 Acoustics – Description and measurement of environmental noise.
5. Measured Noise Levels

Table 1 presents the measured road traffic and ambient noise levels from the unattended noise
survey. Any periods of inclement weather or extraneous noise were omitted from the
measurement data prior to determining the results.
Table 1: Measured road traffic noise levels - all time periods

L90 dB(A)
Day Date L10(12h) L10(18h) L90(8h) L90(18h)
Day Evening Night
Saturday 25/03/17 63 64 34 46 47 49 35
Sunday 26/03/17 67 66 39 49 50 49 39
Monday 27/03/17 68 67 40 50 52 50 40
Tuesday 28/03/17 69 68 40 50 51 48 40
Wednesday 29/03/17 68 67 42 53 53 54 42
Overall value 68 67 41 51 51 49 40
Refer to the appendix for graphical representation.
6. Noise Criteria
6.1 Road Traffic Noise Criteria
As the development is located near a state controlled road (Gold Coast Highway), the State
Development Assessment Provisions (SDAP) criteria applies.
6.1.1 DILGP State Development Assessment Provisions

The criteria applied are in accordance with the SDAP Version 2.1 dated 11th August 2017 by the
Department of Infrastructure, Local Government and Planning. The SDAP State Code 1:
Development in a state-controlled road environment sets out matters of interest for the
assessment of developments near state controlled roads or multi-modal corridors. The applicable
criteria for the development in the year 2027 (ten year planning horizon) requires road traffic noise
to be assessed in accordance with Table 1.2.2 of the policy statement as follows;
Table 2: SDAP Road Traffic Noise Criteria
Location Noise Level dB(A)

≤60 dB(A) L10 (18h) façade corrected
(measured L90 (8h) free field between 10pm
All facades of accommodation and 6am ≤40dB(A)
activities or residential care facilities ≤63 dB(A) L10 (18h) façade corrected
(measured L90 (8h) free field between 10pm
and 6am >40dB(A)
≤57 dB(A) L10 (18h) free field (measured
L90 (18h) free field between 6am and 12
All open spaces and recreation areas
midnight ≤45dB(A))
of accommodation activities and
≤60 dB(A) L10 (18h) free field (measured
residential care facilities (free field)
L90 (18h) free field between 6am and 12
midnight >45dB(A))
Based on the measured noise levels in Section 5, the applicable criteria for the development is as
follows:
Table 3: Applicable SDAP Road Traffic Noise Criteria
Location Noise Level dB(A)

External Criteria
All facades of accommodation
LA10(18hr) 63 dB(A)
activities or residential care facilities
All open spaces and recreation areas
of accommodation activities and LA10(18hr) 60 dB(A)
residential care facilities (free field)
6.1.2 GCCC Regional Infrastructure Overlay Code

The noise criteria as applied by City of Gold Coast under the City Plan Version 4 (commenced 3rd
July 2017) Regional Infrastructure Overlay Code are as follows;
Table 4: Design Level - Road Noise Criteria
Measurement location Design level road noise criteria

60 dB (A) L10 (18 hour) or less, where existing levels measured at
the setback for the zone are greater than 40 dB (A) L90 (8 hour) between
10pm and 6am. (L10 (18 hour) is the arithmetic average of 18 hourly
L10 levels measured in dB (A) between the hours of 6am and midnight).
1m in front of the most
exposed part of a
the setback for the zone are less than or equal to 40 dB (A) L90 (8 hour)
proposed sensitive land use
between 10pm and 6am.
Where the above criteria cannot be met, internal maximum design criterion
levels specified in Table 1 AS2107-2000 apply, particularly for buildings
greater than 1 storey high.
Balconies and formal external the setback for the zone are greater than 45 dB (A) L90 (18 hour).
open space 57 dB (A) L10 (18 hour) or less, where existing levels measured at
the setback for the zone are less than or equal to 45 dB (A) L90 (18 hour).
Note that if compliance with the SDAP and QDC requirements are achieved, compliance with the
above criteria would also be satisfied.
6.1.3 Queensland Development Code MP4.4

To determine the minimum design requirements for any new residential buildings located in a
transport noise corridor, the Queensland Development Code Part 4.4 may be applied if no
alternative solutions are provided. In accordance with MP4.4, the noise categories are stated in
Table 5.
Table 5: Queensland Development Code Noise Categories

Noise level L10 (18hr) dB(A)
Category
(including façade correction)
Category 4 ≥ 73
Category 3 68-72
Category 2 63-67
Category 1 58-62
Category 0 ≤ 57
The building treatment for any future development onsite shall be determined at Building Approval
stage, in general accordance with the Queensland Development Code. Alternative solution may be
provided on request.
6.2 Environmental Noise Criteria

The noise criteria as applied by the City of Gold Coast are as follows;
6.2.1 Acoustic Quality Objectives

Table 6 below presents the acoustic quality objectives at noise sensitive receptors as detailed in
Schedule 1 of the EPP (Noise) 2008.
Table 6: Acoustic Quality Objectives at Noise Sensitive Properties
Acoustic Quality Objectives, dB(A)

Sensitive Receptor Time of Day
LAeq,adj,1hr LA10,adj,1hr LA1,adj,1hr
Dwelling Day and Evening

50 55 65
(outdoors) (7am – 10pm)
Day and Evening

Dwelling 35 40 45
(7am – 10pm)
(Indoors)
Night (10pm – 7am) 30 35 40
6.2.2 Background Creep

The Background Creep criteria are as follows;
Time-varying noise:
LAeq,adj,T, ≤ Ambient LA90,T + 5dB(A)
Steady-state noise:
LA90,T ≤ Ambient LA90,T
The time period (T) is a time interval of at least 15 minutes, or if the noise continues for less than
15 minutes, the duration of the noise source.
Based on the results of ambient noise monitoring as presented in Table 1, the project specific
background creep noise limits are shown in Table 7.
Table 7: Background creep noise limits
Noise Level Limits SPL dB(A)

Time Period
LAeq,adj,T LA90,T
Day 7am – 6pm 56 51
Evening 6pm – 10pm 54 49
Night 10pm – 7am 45 40
7. Road Traffic Assessment

Road traffic noise associated with the Gold Coast Highway was assessed at the development over
a 10-year planning horizon.
7.1 Traffic Volumes

Existing traffic volumes were obtained from TMR data dated 2013-2015. The data provided a
growth rate of 1.6% which was used to calculate future traffic volumes.
Table 8: Traffic Volumes

2017 Predicted 2027 Predicted Percentage of Heavy
Location 2015 AADT
AADT AADT Vehicles
Gold Coast Highway 34,150 35,242 41,247 6.97
7.2 Road Traffic Noise Verification

Traffic noise levels were predicted with SoundPLAN 7.3 3D modelling software, which uses
Calculation of Road Traffic Noise (CoRTN) algorithms to calculate impact levels as an LA10,(18hr).
To ensure the SoundPLAN noise model is accurate, a verification model of the predicted LA10
(18hr) was created and compared to the measured noise level. Traffic volumes applied in the
model were based on the year 2017 data provided in Section 7.1. The CoRTN method allows a
±2dB(A) variation between the predicted and measured level, if the variation exceeds 2dB(A), a
correction to the predicted level is required.
Table 9: Comparison of measured and predicted noise levels

Measured Predicted LA10(18hr)
Correction
LA10(18hr) dB(A) dB(A)
67.1 68.6 0
7.3 Predicted Road Traffic Noise Levels - 2027

Road traffic noise modelling for the proposed development was based on the following
information:
x Site layout, floor plans and elevations provided by Plus Architecture, Draft DA Issue, 27
September 2017
x Gold Coast Highway speed limit of 70km/h.
x Receiver heights based on 1.5m above finished floor level.
x +2.5dB(A) Façade Correction
The following table presents the predicted noise levels for the development;
Table 10: Predicted road traffic noise impacts 2027
Predicted Traffic Noise QDC

Unit Level Location Level LA10 18hr dB(A) Category
1 GF All 54 0
2 1 All 60 1
3 2 Bed 2 57 0
3 2 Bed 3 52 0
Predicted Traffic Noise QDC

Unit Level Location Level LA10 18hr dB(A) Category
3 2 Liv/Din/Kit 51 0
3 2 Master 52 0
4 3 Bed 2 63 2
4 3 Bed 3 61 1
4 3 Master 59 1
5 3 Bed 2 60 1
5 3 Bed 3 55 0
5 3 Master 54 0
6 4 Bed 2 65 2
6 4 Bed 3 63 2
6 4 Master 61 1
7 4 Bed 2 64 2
7 4 Bed 3 57 0
7 4 Master 56 0
8 5 Bed 2 66 2
8 5 Bed 3 64 2
8 5 Master 62 1
9 5 Bed 2 65 2
9 5 Bed 3 59 1
9 5 Master 57 0
10 6 Bed 2 66 2
10 6 Bed 3 64 2
10 6 Master 63 2
11 6 Bed 2 66 2
11 6 Bed 3 61 1
11 6 Master 59 1
12 7 Bed 2 67 2
12 7 Bed 3 65 2
12 7 Master 63 2
13 7 Bed 2 67 2
13 7 Bed 3 62 1
13 7 Master 60 1
14 8 Bed 2 67 2
14 8 Bed 3 65 2
14 8 Master 64 2
15 8 Bed 2 67 2
15 8 Bed 3 62 1
15 8 Master 61 1
Based on the predicted noise impacts, acoustic treatments are required, refer to Section 9 for
recommendations. Figures 3 to 6 show the road traffic noise contours for the development.
Figure 3: Predicted Traffic Noise Level Year 2027 - Ground Floor Level
Figure 4: Predicted Traffic Noise Level Year 2027 - Level 1
7.4 Recreation Areas

7.4.1 Communal Recreation Areas
An assessment of the communal recreation area was conducted with the results presented in
Table 11.
Table 11: Communal Recreation Areas - SDAP Criteria
Predicted dB(A) Complies? (yes/no)

Location LA10(18hr) ≤60 LA10(18hr)
(free field) (free field)
Ground Level Pool 54 Yes
Compliance for the communal recreation area is predicted without the need for additional acoustic
treatments.
7.4.2 Private Recreation Areas

An assessment of private recreation areas was conducted with the results presented in Table 12.
Table 12: Private Recreation Areas - SDAP Criteria

Predicted dB(A) Complies? (yes/no)
Unit Location LA10(18hr) ≤60 LA10(18hr)
(free field) (free field)
1 East facing balcony 33 Yes
East facing balcony 39 Yes
2
North facing balcony 56 Yes
3 North facing balcony 33 Yes
4
6
North facing balcony 61 No
8
10
12
14
In accordance with SDAP requirements, balconies exceeding the criteria will be required to have a
continuous solid gap-free balustrade (other than gaps required for drainage purposes to comply
with the Building Code of Australia). Refer to Section 9.1.1 for recommendations.
8. Environmental Noise
8.1 Onsite Activities
Noise associated with the development has been assessed based on previous measurements of
similar activities. The calculations assume that the activities are located at a representative point
within the development site to each receiver location in each case. Any relevant shielding, building
transmission loss or recommended acoustic screens are taken into account for these activities.
8.1.1 Background Creep

Based on assessment of all time periods, the noise source levels and predicted levels at the
receiver locations are shown as follows;
Table 13: Predicted 15 minute compliance

Receivers ## ## 900 900 900 900
Barrier (height (m
No. of events per 15min Nigh
No. of events per 15min Day
1. 1377 Gol d Coa s t Hi ghwa y.

No. of events per 15min Eve
LAeq adj,T ext. dB(A) Night

Corrected Leq@1m dB(A)
LAeq adj,T ext. dB(A) Day

2. 4 Twenty Thi rd Avenue.
LAeq adj,T ext. dB(A) Eve

Building TL or shield dB
Source Leq@1m dB(A)
Dist atten. @-6dB/dd

Barrier screening dB
Duration per event
Topo screening dB
LAeq 15 mi n
Correction dB(A)*
Compl i a nce
Distance (m)
Receiver
Day Eve Night

No
Description
Cri teri a 56 54 45
Ca r pa s s by 69 0 69 4 3 1 15 26 0 -29 28 27 22 Yes Yes Yes
1 Ca r door cl os ure 75 2 77 8 6 4 2 26 0 -15 -28 16 15 13 Yes Yes Yes
Ca r s tart 74 2 76 4 3 2 2 26 0 -15 -29 11 10 8 Yes Yes Yes
Convers a tion ground pool a rea 70 0 70 1 1 1 30 26 0 -29 26 26 26 Yes Yes Yes
Total 31 30 28 Yes Yes Yes
Cri teri a 56 54 45
Cri teri a 56 54 45
*Correction due to tonality and impulsiveness as per AS1055:1997.
Noise from onsite activity is predicted to comply with the background creep criteria, therefore no
further acoustic treatments are required.
8.1.2 Acoustic Quality Objectives

The average maximum noise source levels and predicted levels at the receiver locations, without
acoustic treatments, are shown in Table 14. Note: LA10 and LA1 results are not shown in cases
where the total duration of the events is less than the minimum time required e.g. LA10(1hr)
requires noise events to occur for at least 360 seconds of an hour long period. LAeq results are not
shown where the calculated total is less than 0dBA.
Table 14: Acoustic quality objective noise levels, 1 hour

Receivers ### 10 10 10 10 10 10 10 10 10
Barrier (height (m
LAeq adj,1hr ext. dB(A) Night
LA10 adj,1hr ext. dB(A) Night

LAeq adj,1hr int. dB(A) Night
LA10 adj,1hr int. dB(A) Night

1. 1377 Gol d Coa s t Hi ghwa y.
LA1 adj,1hr ext. dB(A) Night

LA1 adj,1hr int. dB(A) Night
LA10 adj,1hr ext. dB(A) Day
LAeq adj,1hr ext. dB(A) Day
No. of events per 1hr Night
LA10 adj,1hr ext. dB(A) Eve

LAeq adj,1hr ext. dB(A) Eve
LAeq adj,1hr int. dB(A) Day
LA10 adj,1hr int. dB(A) Day

LAeq adj,1hr int. dB(A) Eve
LA10 adj,1hr int. dB(A) Eve
LA1 adj,1hr ext. dB(A) Day
LA1 adj,1hr ext. dB(A) Eve

LA1 adj,1hr int. dB(A) Day
LA1 adj,1hr int. dB(A) Eve

Corrected Leq@1m dB(A)
No. of events per 1hr Day

No. of events per 1hr Eve
Building TL or shield dB
Source Leq@1m dB(A)
Dist atten. @-6dB/dd

Barrier screening dB
Duration per event
Topo screening dB
Ameni ty LA10 LA1
Correction dB(A)*
LAeq Compl i a nce Compl i a nce Compl i a nce

Distance (m)
Day / Day / Day /

Receiver
Day / Night Day / Night Day / Night

eve eve eve
eve indo o r eve indo o r eve indo o r
indo o r indo o r indo o r
No
Description
Cri teri a 50 35 30 55 40 35 65 45 40
Ca r pa s s by 69 0 69 16 12 4 15 26 0 0 0 -29 28 18 27 17 22 12 0 -10 0 -10 0 -10 33 23 33 23 33 23 Yes Yes Yes Yes Yes Yes Yes Yes Yes
1 Ca r door cl os ure 75 2 77 32 24 16 2 26 0 -15 0 -28 16 6 15 5 13 3 0 -10 0 -10 0 -10 22 12 22 12 0 -10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Ca r s tart 74 2 76 16 12 8 2 26 0 -15 0 -28 11 1 10 0 8 -2 0 -10 0 -10 0 -10 0 -10 0 -10 0 -10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Convers a tion ground pool a rea 70 0 70 4 4 4 30 26 0 0 0 -28 26 16 26 16 26 16 0 -10 0 -10 0 -10 33 23 33 23 33 23 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Total 31 21 30 20 28 18 0 -10 0 -10 0 -10 36 26 36 26 36 26 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cri teri a 50 35 30 55 40 35 65 45 40
Ca r s tart 74 2 76 16 12 8 2 4 0 -15 0 -12 28 18 27 17 25 15 0 -10 0 -10 0 -10 0 -10 0 -10 0 -10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cri teri a 50 35 30 55 40 35 65 45 40
Ca r s tart 74 2 76 16 12 8 2 4 0 -15 0 -12 28 18 27 17 25 15 0 -10 0 -10 0 -10 0 -10 0 -10 0 -10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
*Correction due to tonality and impulsiveness as per AS1055:1997.
Noise from onsite activity is predicted to comply with the Acoustic Quality Objectives, therefore no
further acoustic treatments are required.
9. Recommendations
9.1 Road Traffic Noise
9.1.1 Solid Balustrades
Based on the predicted traffic noise levels, in accordance with the SDAP v2.1 solid balustrades
would be required for balconies of the following units:
Table 15: Units Requiring Solid Balustrades
Unit Balcony location

6 Northwest facade
10 Northwest facade
12 Northwest facade
14 Northwest facade
For acoustic purposes, the solid balustrade should have a minimum surface mass of 12.5kg/m2,
with acceptable materials including concrete, masonry, Hebel, 9mm fibre cement sheet, 6.38mm
laminate glass, etc.
9.1.2 Building Façade Construction

All building treatments for residential houses shall be determined at the Building Approval stage in
accordance with the assessment requirements of the Queensland Development Code Part MP4.4.
For reference, preliminary noise categories are nominated in Table 16.
9.1.2.1 Glazing Construction

The minimum glazing treatments are presented in Table 16, with the installed glazing system to
comply with the following:
x The minimum glass thickness specified shall not be reduced regardless of the Rw
performance of the glazing system.
x If compliance cannot be achieved with the minimum Rw ratings, the glazing system shall
be upgraded until compliance is achieved.
x Glazing specified with acoustic seals requires a Q-lon seal or an equivalent product, mohair
seals are not acceptable.
x The glazier shall provide NATA test reports on request to verify compliance with the
minimum Rw ratings. Generic reports are not acceptable.
Table 16: QDC glazing construction

QDC Rw Ratings
Entry door
QDC Acoustic
Windows
Unit Level Location QDC Glazing

Floors
Roof
Wall
Category seals
1 GF All 0 - - - - - standard no
2 1 All 1 35 - 27 - - 4mm float yes
3 2 Bed 2 0 - - - - - standard no
3 2 Bed 3 0 - - - - - standard no
3 2 Liv/Din/Kit 0 - - - - - standard no
3 2 Master 0 - - - - - standard no
QDC Rw Ratings
Entry door
QDC Acoustic
Windows
Unit Level Location QDC Glazing
Floors
Roof
Wall
Category seals
4 3 Bed 2 2 41 - 35 - 45 10.38 lam yes

4 3 Bed 3 1 35 - 27 - - 4mm float yes
4 3 Liv/Din/Kit 1 35 - 27 - - 4mm float yes
4 3 Master 1 35 - 27 - - 4mm float yes
5 3 Bed 2 1 35 - 27 - - 4mm float yes
5 3 Bed 3 0 - - - - - standard no
6 4 Bed 2 2 41 - 35 - - 10.38 lam yes
6 4 Bed 3 2 41 - 35 - - 10.38 lam yes
7 4 Bed 2 2 41 - 35 - - 10.38 lam yes
7 4 Bed 3 0 - - - - - standard no
8 5 Bed 2 2 41 - 35 - 45 10.38 lam yes
8 5 Bed 3 2 41 - 35 - - 10.38 lam yes
9 5 Bed 2 2 41 - 35 - - 10.38 lam yes
9 5 Bed 3 1 35 - 27 - - 4mm float yes
10 6 Bed 2 2 41 - 35 - - 10.38 lam yes
10 6 Bed 3 2 41 - 35 - - 10.38 lam yes
10 6 Master 2 41 - 35 - 45 10.38 lam yes
11 6 Bed 2 2 41 - 35 - - 10.38 lam yes
11 6 Bed 3 1 35 - 27 - - 4mm float yes
12 7 Bed 2 2 41 - 35 - 45 10.38 lam yes
12 7 Bed 3 2 41 - 35 - - 10.38 lam yes
12 7 Master 2 41 - 35 - - 10.38 lam yes
13 7 Bed 2 2 41 - 35 - - 10.38 lam yes
13 7 Bed 3 1 35 - 27 - - 4mm float yes
14 8 Bed 2 2 41 - 35 - - 10.38 lam yes
14 8 Bed 3 2 41 - 35 - - 10.38 lam yes
14 8 Liv/Din/Kit 2 41 - 35 - - 10.38 lam yes
14 8 Master 2 41 - 35 - 45 10.38 lam yes
15 8 Bed 2 2 41 - 35 - - 10.38 lam yes
15 8 Bed 3 1 35 - 27 - - 4mm float yes
9.1.2.2 Wall Construction

The nominal QDC wall construction recommendations are as follows;
Table 17: QDC acceptable wall construction

QDC
Wall
Noise QDC Acceptable forms of construction
Rw
Category
Two leaves of clay brick masonry at least 110mm thick with cavity not less than 50mm between
leaves
OR
Single leaf of clay brick masonry at least 110mm thick with:
(i) a row of at least 70mm x 35mm timber studs or 64mm steel studs at 600mm centres, spaced
at least 20mm from the masonry wall; and
(ii) mineral insulation or glass wool insulation at least 50mm thick with a density of at least
11kg/m3 positioned between studs; and
2 41
(iii) One layer of plasterboard at least 10mm thick fixed to outside face of studs
OR
Single leaf of brick masonry at least 110mm thick with at least 13mm thick render on each face
OR
Concrete brickwork at least 110mm thick
OR
1 layer of 9mm FC externally with 70mm timber stud and 75mm glasswool batts (14kg/m3)/ in the
cavity with 13mm fire rated plasterboard internally.
Single leaf of clay brick masonry at least 110mm thick with:
(i) a row of at least 70mm x 35mm timber studs or 64mm steel studs at 600mm centres, spaced
at least 20mm from the masonry wall; and
(ii) One layer of plasterboard at least 10mm thick fixed to outside face of studs
OR
Minimum 6mm thick fibre cement sheeting or weatherboards or plank cladding externally,
1 35
minimum 90mm deep timber stud or 92mm metal stud, standard plasterboard at least 13mm thick
internally.
OR
Minimum 6mm thick fibre cement sheeting or weatherboards or plank cladding externally with
minimum 70mm timber stud and 70mm glasswool batts (10kg/m3) in the cavity with standard
plasterboard at least 13mm thick internally.
0 N/A Standard Construction
9.1.2.3 Roof Construction

The nominal QDC roof construction recommendations are as follows;
Table 18: QDC acceptable roof construction
QDC
Roof
Noise QDC Acceptable forms of construction
Rw
Category
Concrete or terracotta tile or metal sheet roof with sarking, plasterboard ceiling at least 10mm
2 38 thick fixed to ceiling cavity, mineral insulation or glass wool insulation at least 50mm thick with a
density of at least 11kg/m3.
Concrete or terracotta tile or metal sheet roof with sarking, plasterboard ceiling at least 10mm
1 35
thick fixed to ceiling cavity.
0 N/A Standard Construction
9.1.2.4 Exposed Floors

The nominal QDC wall construction recommendations are as follows;
Table 19: QDC acceptable exposed floor construction
QDC Exposed
Noise Floor QDC acceptable exposed floor construction
Category Rw
Concrete slab at least 100mm thick

OR
Tongued and grooved boards at least 19mm thick with:
(i) timber joists not less than 175mm x 50mm; and
(ii) mineral insulation or glass wool insulation at least 75mm thick with a density of at least
11kg/m3 positioned between joists and laid on plasterboard at least 10mm thick fixed to
2 45
underside of joists; and
(iii) mineral insulation or glass wool insulation at least 25mm thick with a density of at least
11kg/m3 laid over entire floor, including tops of joists before flooring is laid; and
(iv) secured to battens at least 75mm x 50mm; and
(v) the assembled flooring laid over the joists, but not fixed to them, with battens lying between
the joists.
0-1 N/A Standard Construction
9.1.3 Alternative ventilation

To achieve the required internal noise levels for the development, we recommend that all locations
nominated in Table 16 requiring acoustic seals have the provision for an alternative ventilation
system similar to air-conditioning or mechanical ventilation.
9.2 Onsite Activity Noise

Noise due to onsite activities is predicted to comply with the criteria, therefore further acoustic
treatments are not recommended.
9.3 Onsite Mechanical Plant

No information regarding mechanical services was available at the time of the assessment. We
recommend that any new mechanical plant is designed to comply with the criteria stated in Section
6.2.2 with an assessment by qualified acoustic consultant to be conducted prior to installation.
10. Conclusion
An acoustic assessment has been conducted for the proposed residential development at 2 Twenty
Third Avenue, Palm Beach which considered the following;
x Gold Coast Highway for road traffic noise.

x Onsite activities to sensitive receivers in the vicinity of the site.
On the condition the recommendations detailed in Section 9 are implemented, general compliance
is predicted with CoGC assessment criteria.
If you should have any queries please do not hesitate to contact us.
Report prepared By
PAUL LONARD B.Env.Sc

Senior Acoustic Consultant
11. Appendices
11.1 Development Plans
11.2 Traffic Noise Monitoring Charts
GE78-N
Department of State Development, Manufacturing, Infrastructure and Planning

Statement of reasons for application 1811-8333 SRA
(Given under section 56 of the Planning Act 2016)
Departmental role: Referral agency
Applicant details
Applicant name: Synergy Palm Beach Pty Ltd

c/- Context Planning
Applicant contact details: Parcel Locker 10154 62967, 26 Crombie Avenue
Bundall QLD 4217
andrew@contextplanning.com.au
Location details
Street address: 418 The Esplanade, Palm Beach QLD 4221

Real property description: Lot 90 on RP810378
Local government area: Gold Coast City Council
Development details and assessment matters
Nature of Level of Development Applicable State Development

approval assessment description Assessment Provisions version 2.3
(SDAP)
Development Code Material Change of State Code 1: Development in a state-
Permit Use controlled road environment
Reasons for the Department of State Development, Manufacturing, Infrastructure and Planning
response
The reasons for the response are:
 The proposed development is consistent with the performance outcomes of State code 1:
Development in a state-controlled road environment given it does not create any new impacts or
hazards to the state-controlled road.
Planning and Development Services (SEQ South)

PO Box 3290
Page 1 of 2 Australia Fair QLD 4215
1811-8333 SRA
Response:
Nature of approval Nature of response Date of response

Development Permit Responsible entity response with conditions 28 November 2018
Relevant material
 Planning Act 2016
 Planning Regulation 2017
 Development Assessment Rules, version 1.1
 SDAP 2.3
 Common material.
Department of State Development, Manufacturing, Infrastructure and Planning Page 2 of 2

Our reference: 1811-8333 SRA

Your reference: OTH/2018/1422
28 November 2018
The Chief Executive Officer

Gold Coast City Council
PO Box 5042
GCMC QLD 9729
Via email: mail@goldcoast.qld.gov.au
Dear Sir/Madam
Referral agency response— with conditions

(Given under section 56 of the Planning Act 2016)
The development application described below was properly referred to the Department of State
Development, Manufacturing, Infrastructure and Planning (the department) on 9 November 2018.
Applicant details
Applicant name: Synergy Palm Beach Pty Ltd

c/- Context Planning
Applicant contact details: Parcel Locker 10154 62967, 26 Crombie Avenue
Bundall QLD 4217
andrew@contextplanning.com.au
Location details
Street address: 418 The Esplanade, Palm Beach QLD 4221

Real property description: Lot 90 on RP810378
Local government area: Gold Coast City Council
Application details
Other change application for Multiple dwellings (15 dwellings)
Planning and Development Services (SEQ South)

PO Box 3290
Page 1 of 4 Australia Fair QLD 4215
1811-8333 SRA
Referral trigger
The development application was referred to the department under the following provision of the
Planning Regulation 2017:
 Schedule 10, Part 9, Division 4, Subdivision 2, Table 4, Item 1— Material change of use of
premises near a State transport corridor or that is a future State transport corridor.
Conditions
Under section 56(1)(b)(i) of the Planning Act 2016, the conditions set out in Attachment 1 must be
attached to any development approval.
Reasons for imposing conditions

The department must provide the reasons for imposing conditions. These are set out in Attachment 2.
Approved plans and specifications

The department requires that the plans and specifications set out below and enclosed must be attached
to any development approval.
Drawing/report title Prepared by Date Reference no. Version/issue

Aspect of development: Development Permit for a Material Change – Other change application
for Multiple dwellings (15 dwellings)
Acoustic Report Acousticworks 4 October 2017 2017336 RO1A
A copy of this response has been sent to the applicant for their information.
For further information please contact Gabriel Escobar, Planning Officer, on 07 5644 3212 or via email
GCSARA@dsdmip.qld.gov.au who will be pleased to assist.
Yours sincerely
Gareth Richardson
Manager, Planning and Development Services (SEQ South)
cc: Synergy Palm Beach Pty Ltd c/- Context Planning, andrew@contextplanning.com.au
enc Attachment 1—Conditions to be imposed

Attachment 2—Reasons for imposing conditions
Approved plans and specifications

1811-8333 SRA
Attachment 1—Conditions to be imposed
No. Conditions Condition timing
Development Permit for a Material Change of Use for Multiple dwellings (15 dwellings)
Schedule 10, Part 9, Division 4, Subdivision 2, Table 4, Item 1 - The chief executive administering the
Planning Act 2016 nominates the Director General of the Department of Transport and Main Roads to
be the enforcement authority for the development to which this development approval relates for the
administration and enforcement of any matter relating to the following conditions:
1. The noise attenuation mitigation measures must be constructed Prior to the

generally in accordance with the Acoustic Report prepared by commencement of use
Acousticworks dated 4 October 2017, reference 2017336 and
and to be maintained
revision RO1A and treatments applied to the following units in
particular: at all times.
a) Units 6, 10, 12, 13 and 14 roof terrace will require solid gap
free balustrades for the Northwest façade.

1811-8333 SRA
Attachment 2—Reasons for imposing conditions
The reasons for imposing conditions are:

 To minimise noise intrusions on a development from a state-controlled transport corridor.

ITEM 4 CITY DEVELOPMENT

REPORT ON SOUTHPORT PRIORITY DEVELOPMENT AREA APPLICATION FOR A
DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (PERMISSIBLE DEVELOPMENT)
FOR A PARKING STATION (INTERIM LAND USE) AT 3 & 5 PARK LANE, SOUTHPORT AND 15B
SCARBOROUGH STREET, SOUTHPORT – DIVISION 6
PDA/2018/751
Refer 3 page attachment
1 APPLICATION SUMMARY
Application information
3 Park Lane, Southport, 5 Park Lane, Southport & 15B
Address
Scarborough Street, Southport
Lot 11 on RP192145, Lot 12 on RP192145, Lot 9 on
SP244890, Lot 10 on SP244890, Lot 11 on SP244890,
Lot and plan
Lot 12 on SP244890, Lot 13 on SP244890, Lot 141 on
SP266555 & Lot 142 on SP266555
Site area 4776m2
Properly made date 19 October 2018
Priority Development Area Southport
Precinct Precinct 1 – Central Business District
 Map 3a – Potential and Actual Acid Sulfate Soils

(Land below 20m AHD)
Overlays
 Map 3c – Transport Noise Corridors Affecting
Sensitive Residential Land Uses (Category 1)
Proposed use Parking station (Interim use)
Level of assessment Permissible development
 Gold Coast Development No. 8 Pty Ltd (Applicant)

− Sole director – Quan Fang
 Urban Planning Services Pty Ltd (Planning
consultant)
Applicant and Applicant’s consultancy  Arcadis (Stormwater consultant)
team  Soil Surveys Engineering Pty Limited (Geotechnical
consultant)
 Bitzios Consulting (Traffic engineering)
 Bennett + Bennett (Survey consultant)
 Archidiom (Architect)
Gold Coast Development No 8 Pty Ltd
Land owner
− Sole director – Quan Fang
Objections Support
Submissions
Not applicable Not applicable
Key matters raised by submitters Not applicable
ITEM 4 (Continued)
PDA/2018/751
Decision due date 26 March 2019
 Economic Development Queensland

Referral agencies  Department of State Development, Manufacturing,
Infrastructure and Planning
Officer’s recommendation Approval
2 PROPOSAL
The purpose of this report is to assess a Southport Priority Development Area application for a
Development permit for a Material change of use (Permissible development) for a Parking station
(Interim use) at 3 & 5 Park Lane, Southport and 15B Scarborough Street, Southport.
In accordance with Schedule 2: Definitions of the Southport Priority Development Area Development
Scheme, an Interim use is defined as – “the temporary use of vacant premises until a permanent use
is implemented.” A timeframe has not been proposed for the interim use; as such officers liaised with
the applicant and an agreed timeframe of six years was considered reasonable.
Table 1: Levels of assessment – Precinct 1 – Central Business District of the Southport Priority
Development Area – Development Scheme categorises the proposal as assessable development as
the development is not defined in Schedule 2 and is not mentioned in Schedule 1 or Columns 1, 2 and
3B.
The proposed development incorporates 127 car parking spaces and 1 PWD space that will be sealed
through spray asphalt and line marked in accordance with Australian Standards. The proposal
provides a pedestrian pathway onto Scarborough Street, which is located south of a proposed 6 metre
long and 3 metre high illuminated LED sign within the frontage to Scarborough Street (which does not
form part of this application). Entrance into the Parking station is via Park Lane, which includes an
automated ticket station and boom gates for entry and exit. A pay station will also be located along
Park Lane.
The proposed Parking station will operate within daytime hours, which officers have considered this to
be between the hours of 6am and 6pm. No lighting is proposed and officers acknowledge that at 6pm
in winter, the use will be operating after the sun has set. The site is centrally located with plenty of
lighting along Scarborough Street and from the adjoining bowls club, which operates beyond 6pm from
Monday to Saturday and closes at 5:30pm on Sundays.
Patrons will not be able to gain access through the boom gates when the Parking station is closed
during the night. An emergency hotline will be available for those that have difficulties with the ticket
machines and who need to remove their car outside of operating hours.
A bio-retention stormwater treatment system is proposed within the far north eastern corner of the site.
Landscaping is provided along the eastern boundary, a section along Park Lane and for the full
frontage along Scarborough Street. An acoustic fence at a height of 1.8 metres is also included along
the property boundaries adjoining the existing residential lot to the east.
The following drawing provides an initial view of the proposed development.

ITEM 4 (Continued)
PDA/2018/751
Figure 1: Carpark layout design.

Source: Drawing SK 31, revision A, dated 12 February 2019, prepared by Archidiom.
3 KEY MATTERS FOR CONSIDERATION
The key matter for consideration for the proposed Parking station is the appropriateness of the
development as an interim use.
The site is located within Precinct 1 – Central Business District of the Southport Priority Development
Area where it is anticipated that vacant land will be used for interim commercial or community
purposes. The proposed development is for an interim use, which provides a car park within the CBD.
Landscaping and acoustic fencing have been incorporated into the proposal to address visual amenity
to the street, and privacy and noise impacts to the adjoining residential property. Further, casual
surveillance will be maintained and operating hours limited from 6am to 6pm.
Officers have assessed the proposal against the Southport PDA – Development Scheme 2014 and
consider the use to be an appropriate interim use as there are limited works and structures required
and the proposal appropriately protects the adjoining amenity and privacy as well as contributes
positively to the streetscape character through incorporation of landscaping.
4 SITE CONTEXT
4.1 Subject site
Characteristics
The subject site incorporates nine lots with a total site area of 4776m2. The subject site has a 48.5
metre frontage to Scarborough Street and a 39.4 metre frontage to Park Lane in Southport. The site is
located within Precinct 1 – Central Business District of the Southport Priority Development Area and is
ITEM 4 (Continued)
PDA/2018/751
adjacent to the Southport South Light Rail Station. The site is burdened by sewer mains which
transverse through lots 142SP266555, 10SP244890, 12RP192145 and 11RP192145 and also include
sewer manholes within these lots. The site is also burdened by an access easement, which benefits
the adjoining sites at 23-25 Scarborough Street and 21A Scarborough Street.
The site is currently vacant and has been used as an informal car park in the past.
Figure 2: Aerial photograph of the subject site.

Source: Esri, June 2018.
ITEM 4 (Continued)
PDA/2018/751
Figure 3: Southport PDA precincts.

Figure 4: Frontage to Park Lane when viewed from the south.

Source: Site inspection photographs, taken 5 November 2018.
ITEM 4 (Continued)
PDA/2018/751
Figure 5: Frontage to Scarborough Street, looking from south to north with the subject site
located on the right.
Source: Site inspection photographs, taken 5 November 2018.
Background
Council at its meeting held on 18 October 2016, resolved to approve a Southport Priority Development
Area application for a Development permit for a Material change of use (Permissible development) for
a mixed use development incorporating two towers (66 storeys and 15 storeys) for Multiple dwelling
development and Short-term accommodation (594 units), Bar, Club, Educational establishment, Food
and drink outlet, Health care services, Hotel, Indoor sport and recreation, Office, Sales office, Service
industry, Shops and Showroom, subject to conditions (MCU201600445 & PN32036/01/DA2). This
approval has a currency period for six years and is still active.
ITEM 4 (Continued)
PDA/2018/751
Figure 6: Approved street perspective of THE Au mixed use development.

Source: Drawing SK130, version 1, prepared by Cox Rayner.
ITEM 4 (Continued)
PDA/2018/751
Figure 7: Approved aerial perspective of THE Au mixed use development.

Source: Drawing SK131, version 1, prepared by Cox Rayner.
4.2 Immediate context
The immediate area comprises of both commercial and residential uses. Details related to each
adjoining site is listed below.
ITEM 4 (Continued)
PDA/2018/751
1 2
3
6
Figure 8: Immediate context of the subject site.
1 23-25 Scarborough Street, Southport
This site is improved by a commercial building, which is currently fitout for a Westpac bank
and is the subject of a Development permit approved in 1999 for commercial services
(MCU9900303 & PN32017/01/DA1).
2 21A Scarborough Street, Southport
This site is improved by a commercial building constructed prior to the 1980s. The building is
currently occupied by the Gold Coast Little Theatre. The site was also subject to a boundary
realignment (ROL2900082 & PN32020/12/DA1). This site benefits from an access easement,
which burdens the subject site.
3 2 Marine Parade, Southport
This site is improved by a 10 unit apartment building known as Windermere. The building was
constructed in 1970.
4 19 Queen Street, Southport
This site is improved by the Southport Bowls Club and Tennis Gold Coast.
5 1 Park Lane, Southport
This site is currently improved by a Dwelling house. The site is also the subject of a
Development permit dated 7 February 2018 for a Material change of use for Multple dwellings
(66 units) and Food and drink outlet (MCU201601366 & PN32038/01/DA1).
ITEM 4 (Continued)
PDA/2018/751
6 11 Scarborough Street, Southport
This site is improved by a commercial building constructed in 1984 and is currently fitout for
the Australian Security Company.
4.3 Local context
The broader local context of the subject site includes the following sites, which are also located within
Precinct 1 of the Southport Priority Development Area:
 Australia Fair Shopping Centre;
 Southport Library;
 Southport Central;
 RSL Club Southport;
 Broadwater Parklands; and
 Meriton development.
Figure 9: Local context of the subject site.

5 PLANNING ASSESSMENT
The Economic Development Act 2012 (EDA 2012) allows for certain parts of Queensland state to be
ITEM 4 (Continued)
PDA/2018/751
declared as a Priority Development Area (PDA). When a PDA is declared a new planning instrument
is adopted that overrides any local government planning scheme.
The Southport Priority Development Area (Southport PDA) was declared by the Minister for
Economic Development Queensland (MEDQ) under regulation on 4 October 2013 and delegated the
responsibility for development assessment to the City of Gold Coast.
Section 87(1) of the Economic Development Act 2012 identifies what must be considered in making a
decision.
As the delegated assessment manager, in making a decision Council must consider the following
matters outlined in the table:
Key development parameters

the main purpose of the Act It is considered that the proposed development facilitates the
main purpose of the Act, which is ‘to facilitate economic
development, and development for community purposes, in the
State.’
any relevant State interest See discussion below
any submissions made to it Not applicable – the application did not require public notification.
about the application, during
the submission period
the following, as in force or as Not applicable
prepared when the
application is decided:
the development scheme for The proposed development is considered to satisfy the
the area development scheme for the area as discussed below.
any PDA preliminary approval No preliminary approval is in force for the relevant land. However,
in force for the relevant land the relevant land does have a Development permit for Material
change of use (Permissible development) for a mixed use
development incorporating two towers (66 storeys and 15
storeys) for Multiple dwelling development and Short-term
accommodation (594 units), Bar, Club, Educational
establishment, Food and drink outlet, Health care services, Hotel,
Indoor sport and recreation, Office, Sales office, Service industry,
Shops and Showroom, subject to reasonable and relevant
conditions (MCU201600445). The proposed Parking station is an
Interim use until the approved mixed use towers commence
works or another approval takes effect.
any PA preliminary approval No PA preliminary approval is in force for the relevant land.
in force for the relevant land.
5.1 Assessment against the State Planning instruments
The application has been assessed against the following instruments:

ITEM 4 (Continued)
PDA/2018/751
Instrument Comment
State Planning Policy The proposal does not trigger assessment against the State
Planning Policy as the subject site is identified within the
Southport Priority Development Area, which is assessed
under the Economic Development Act 2012. In accordance
with section 87(1)(b) of the Economic Development Act 2012
the application was referred to the Department of State
Development, Manufacturing, Infrastructure and Planning
(Economic Development Queensland) for a state interest
review. A response received on 8 November 2018 confirmed
the state interests have been satisfactorily addressed.
South East Queensland Regional The proposal is consistent with the goals, elements and
Plan strategies; and the Southern Sub-regional directions of the
South East Queensland Regional Plan 2017 (ShapingSEQ).
Planning Scheme The proposal triggers assessment against the Southport PDA
– Development Scheme 2014. This is discussed below.
5.2 Assessment against the Southport PDA – Development Scheme 2014
The Southport PDA Development Scheme was adopted by the State Government on 5 September
2014 and supersedes the previous Southport PDA Interim Land Use Plan.
5.3 Assessment against the precinct provisions

The key precinct provisions of the Southport PDA Development Scheme are outlined in the table:
Precinct 1 - Central Business District

Statements Officer’s comment
Land use The proposal seeks to establish a Parking
Development in this precinct will: station as an Interim use. As such, the following
 contribute to a diverse mix of residential and statements are considered relevant to the
nonresidential CBD uses proposal:
 increase commercial office space to  promote public transport use by focusing
accommodate a range of business activity land uses that generate higher pedestrian
traffic near public transport nodes
 provide high residential densities
 activate vacant land and under-used
 support the 24 hours a day, 7 days a week
buildings, for interim commercial or
nature of the CBD
community purposes.
 focus high-end retail uses on the existing
The subject site is located opposite the
main streets of Scarborough and Nerang
Southport South Light Rail Station. People may
Streets
use the Parking station as a place to park their
 reinforce and build upon Chinatown with car when visiting the Southport CBD. Although,
associated uses and activities Precinct 1 promotes public transport use, the
 promote public transport use by focusing applicant has identified a need for car parking
land uses that generate higher pedestrian within Southport. This is demonstrated through
traffic near public transport nodes the site previously being used informally as a
 provide opportunities for casual, low-key car park. This was when no fencing was
ITEM 4 (Continued)
PDA/2018/751
dining that interacts with and activates the constructed around the site, which was prior to
pedestrian junctions with the Gold Coast 2016.
Highway, fronting onto the Broadwater
Parklands
 activate vacant land and under-used
buildings, for interim commercial or
community purposes.
The subject site is currently vacant, with a large

mixed use development approval active over
the site. The Parking station is an Interim use in
order to activate the vacant land until such time
that it develops.
Considering the need for car parking within
Southport and the limited structures proposed,
the proposed Parking station is considered an
appropriate Interim use.
Therefore, the proposal is considered to comply
with the relevant land use statements for
Precinct 1.
Appearance and identity Although the proposal is an Interim use, the
Development in this precinct will: Parking station incorporates landscaping along
 reinforce Southport’s architectural heritage Scarborough Street frontage and Park Lane
and showcase the unique destinations and frontage. As such, the proposal will not impact
public spaces upon the quality of the urban environment and
streetscape. Further, the proposal will improve
 provide a high quality urban environment
the visual amenity of the currently vacant land
and streetscapes that are inviting and
by incorporating a variety of species, including
exciting, and promote pedestrian activity
trees, along the front boundaries.
 provide a highly urbanised environment with
activated frontages, particularly at street
with the appearance and identity statements for
level
Precinct 1.
 provide vibrant, active street and laneway
experiences
 provide a landscaped edge to the Gold
Coast Highway interspersed with active uses
to complement and enhance the visual
amenity of the Broadwater Parklands.
Built form The proposed development provides limited
Development in this precinct will: built form, such as a kiosk and boom gates.
ITEM 4 (Continued)
PDA/2018/751
 be expected to contribute positively to the These structures are located towards Park
image, identity and quality of the CBD Lane, between an existing residential house
and a commercial building, which screens the
 deliver commercial buildings with high site
structures when viewed from Scarborough
coverage and large floor plates, to ensure
Street.
requirements of national and international
business are catered for The proposal incorporates landscaping within
both street frontages, which enhances the
 be high quality contemporary design, which
proposals interface with the streetscape and
is imaginative and innovative, and
improves the current visual amenity of the
demonstrates that the CBD is a successful
vacant land.
destination
 be high-rise to promote CBD intensity The proposal also incorporates an acoustic
fence to attenuate noise associated with the
 provide active street frontages and
Parking station to the adjoining residential
entrances which are articulated through
house.
architectural and landscape treatment
Therefore, the limited built form is considered to
 integrate with adjoining uses and built form
comply with the relevant built form statements
and be scaled to relate comfortably with
for Precinct 1.
street widths, human scale and activity
 respect built form and character of adjoining
precincts
 interface appropriately at precinct
boundaries
 ensure adaptive building design on ground
and first floors to allow uses to change to
suit economic and social conditions over
time
 support office or residential uses above retail
uses that overlook the street, with well-
defined access at street level
 deliver a defined built form fronting the street
edge, predominantly with no setbacks from
road frontages
 have appropriate site coverage for use
requirements
 provide continuously covered pathways
 incorporate design measures to attenuate
against noise associated with the operation
of other businesses and activities associated
with 24 hour activity.
5.4 Assessment against the PDA-wide criteria
The key PDA-wide criteria of the Southport PDA Development Scheme are outlined in the table:
Statements Officer’s comment

Urban design The proposed development incorporates limited
To create functional, attractive and sustainable building structures. These structures are
located away from view of the Scarborough
ITEM 4 (Continued)
PDA/2018/751
places consideration should be given to how Street frontage, which is considered to be the
buildings interact and connect with each other, main point of pedestrian flow due to the Light
and the relationship of buildings, streets and Rail Station and being a main street within
spaces. New development will be supported Southport.
where it: The proposal incorporates landscaping along
 responds to local site characteristics, Scarborough Street and Park Lane. The
settings, landmarks and views Parking station is designed to allow access and
 responds to identified heritage places circulation in accordance with Australian
Standards, and makes efficient use of the land
 responds to and enhances an identified
by providing an Interim use until the active
heritage place where on an immediately
approval for the mixed use development
adjoining lot
commences works.
 demonstrates a specific identity and
character in response to built form and Further, the Parking station proposes to
natural features operate during the day (officers consider this to
be between 6am and 6pm), as such, no lighting
 responds to existing building orientation,
is proposed and due to the site’s high visibility
alignment and form to promote open skies
from main pedestrian flow paths, further Crime
and minimises a high-rise ‘urban wall’ effect
Prevention design elements are not considered
 accommodates sufficient landscaping, necessary. Officers acknowledge that at 6pm in
parking, access and circulation areas, and winter the sun will have set, however
makes efficient use of land and resources Scarborough Street and the adjoining bowls
 provides a safe environment through the club will provide sufficient lighting to
application of Crime Prevention through accommodate access to vehicles during this
Environmental Design (CPTED) principles small duration of time. Further, pedestrian
and is augmented by CCTV as appropriate. activity is considered to be greater between
4pm and 6pm, due to people travelling home
from work. This will ensure the Parking station
is highly visible from the street, which will
discourage criminal activities. To ensure casual
surveillance is maintained, officers recommend
a condition that restricts the height of
vegetation (where it does not conflict with the
supported landscaping) to between 0.6 metres
and 1.8 metres high adjacent to pedestrians
routes.
with the PDA-wide urban design statements.
Architecture The proposal incorporates a limited number of
Building form, articulation, layering, the use of structures which are not clearly visible from
high quality materials and detailing should be Scarborough Street, being a main street within
considered in architecture. New buildings will be Southport. The Parking station includes a 1.8
supported where they: metre high acoustic fence between the subject
site and the adjoining residential house. The
 demonstrate innovation in design, and
fence will assist in noise attenuation and
suitability to the wider context in terms of
screening, to ensure there are no impacts on
proportion and composition
privacy.
 consider the overall visual impact and
distance between high-rise buildings,
with the relevant PDA-wide architecture
ITEM 4 (Continued)
PDA/2018/751
including the desire for high-rise buildings to statements.

be sculptural and provide distinct lower,
middle and upper sections
 ensure residential amenity is designed and
planned for and consider the ultimate
development potential of adjacent sites
 provide a mix of dwelling sizes and types
 promote active street frontages to provide
direct access
 provide communal open spaces,
commensurate to use and density
 provide comfortable and enjoyable spaces
that address impacts from wind, sun,
reflection and overshadowing
 include towers that are equitably distributed
to retain outlook, are offset and ensure
habitable room windows do not directly face
one another
 have roof profiles that are considered as part
of the overall building form, including the
elegant integration of signage,
telecommunication requirements, plant and
service structures.
Public space The proposal will be accessible to the public,
Public space for new development will be however the land remains private. The Parking
supported where it: station will be sealed through spray asphalt and
line marked in accordance with Australian
 provides safe, attractive, well-designed,
Standards and landscaping will be provided
connected and inclusive areas that
along Scarborough Street, Park Lane and the
encourage community interaction, through
eastern boundary.
the use of landscaping and lighting
The proposed use is only temporary and
 coordinates landscaping treatments and
although structures are proposed, they are not
demonstrates innovation in design, including
intended to remain in place for a long period of
high quality private open space strips that
time. All maintenance will be managed
respond to the subtropical climate, enhances
privately.
the visual amenity of the locality and
integrates with the building The proposal is intending to operate during the
day and therefore provides no lighting. Officers
 includes hard-wearing, fit for purpose hard
recommend the development be restricted to
landscaping elements that do not clutter
operating between 6am and 6pm. Officers
public spaces
acknowledge in winter the sun will be set by
 includes an appropriate level of ongoing
6pm, however lighting from Scarborough Street
maintenance.
is considered sufficient to accommodate the
short amount of time between the sun setting
and 6pm. Therefore, crime risk is not
considered high during this time.
In addition, the subject site is located in a highly
visible location that has a high level of
ITEM 4 (Continued)
PDA/2018/751
pedestrian activity between 4pm and 6pm due

to people leaving work and travelling home.
Therefore, the proposal will not impact upon the
amenity or safety of the community.
Streets and movement The proposed access is along Park Lane and is
A well-designed, permeable, legible and not considered to constrain any existing or
connected street and movement network is future transport infrastructure or road network.
crucial. New development will be supported As such, the proposal is not considered to
where it: affect the surrounding streets or movement.
 provides direct, safe, pleasant and
comfortable connections via active travel and
vehicular routes, to destinations such as
shops, schools, parks and community
facilities while also meeting State-controlled
intersection requirements
 does not unreasonably constrain future
provision of public and active transport
infrastructure and does not adversely impact
on the function or operation of existing or
future public transport corridors
 provides mid-block connections, makes
provisions for future connections considering
block structure, and connects to previously-
provided incomplete connections
 does not adversely impact on the function of
the road network by considering all site
accesses and internal movement
 provides public roads that are constructed to
an appropriate standard ensuring safety and
does not compromise efficiency, function,
convenience of use or capacity of the road
network.
Parking, servicing and amenity The proposal is for a Parking station only, no
To meet parking, servicing, amenity and other land use is proposed as part of this
operational requirements and needs, new application. As such, sufficient parking is
development will be supported where it: available.
 makes adequate provision for the number All sight lines are maintained for safety and
and nature of vehicles expected while efficiency of the Parking station. Spaces are
promoting public transport use, and reduces designed and swept paths are maintained for
car parking to ease congestion and car the efficient movement of vehicles throughout
dependency the site.
 ensures sufficient car parking is provided in Due to the interim nature of the proposal, no
relation to the staging of development end of trip facilities or waste facilities are
proposed. As the proposal is for a Parking
 protects amenity, health and safety by
station only, these services are not considered
mitigating any negative effects from existing
necessary.
surrounding activities
ITEM 4 (Continued)
PDA/2018/751
 prevents loss of amenity, health and safety Therefore, the proposal is considered to comply
on surrounding activities having regard to its with the PDA- wide parking, servicing and
negative effects amenity statements.
 includes building services and storage areas
designed and located to avoid nuisance to
adjoining premises and to avoid an
unattractive appearance from the street
 ensures vehicle access and parking is safe
and convenient for residents, visitors and
service providers
 provides areas on site for loading and
unloading that accommodate the required
design service vehicle and allow safe and
efficient movements
 ensures safety, security, legibility and
efficiency of use for vehicles and pedestrians
in off-street car parking areas through design
and management
 provides safe access for pedestrians and
cyclists from the street frontage and from any
car parking or set down area to the main
entry of the building
 provides end of trip facilities for pedestrians
and cyclists, including adequate off-street
bicycle parking areas or secure undercover
bicycle storage facilities, showers and
lockers, where appropriate
 provides sufficient waste storage which is
adequately screened, easy to maintain and
conveniently located and is designed to
minimise the potential for nuisance to
occupants or adjoining properties.
Environmental considerations The subject site is not affected by flooding or
New development will be supported where it: located near a watercourse or foreshore. As
such, the proposal is not considered to impact
 protects and enhances biodiversity and other
upon these environmental considerations.
ecological values, and retains mature trees
Notwithstanding this, the stormwater detention
(including hollow bearing trees), remnant
and treatment devices have been reviewed by
vegetation and habitat for fauna, where
Hydraulics and Water Quality, who determine
possible
they satisfy the total water cycle management
 provides landscaping with endemic species and Water Sensitive Urban Design principles.
and retains existing vegetation where Officers have recommended conditions to
possible ensure stormwater is managed appropriately.
 maintains and improves the functioning and
characteristics of the existing hydrological
with the PDA-wide environmental
network (including waterways, surface and
considerations.
groundwater interactions)
ITEM 4 (Continued)
PDA/2018/751
 includes buffers to protect and enhance

nearby watercourses
 does not adversely impact on receiving
waters and appropriately manages
stormwater including use of total water cycle
management and Water Sensitive Urban
Design principles
 conserves the foreshore, enhances natural
foreshore values and protects fish habitat
values within and adjacent to the PDA.
Site constraints The subject site is not subject to regional or
New development will be supported that: local flooding and therefore does not cause a
 is sited, designed and constructed to avoid, flood hazard to users. In addition, no external
minimise or withstand the impacts of site overland flow is likely through the site.
constraints Officers have recommended conditions to
 protects people and property from potential address the erosion and sediment matters on
hazards including acid sulfate soils, flooding, site.
landslide and coastal erosion The development does not propose earthworks
 does not result in the release of acid and within soils affected by acid sulfate.
metal contaminants causing damage to the As discussed above, the subject site is not
natural environment, built environment and/or located near a watercourse or flood channel.
infrastructure Considering the above, the proposal
 is designed to raise building floor levels of appropriately responds to the subject land’s site
habitable rooms to provide an allowance for constraints.
the hydraulic gradient above the main
floodway, so as to meet the requirements of
the Standard Building Regulation and
Building Code of Australia with respect to
floor levels and flooding
 is designed with building floor levels of
garages and nonhabitable rooms at a height
that reflects an acceptable flood risk and
hazard for their purpose
 ensures building work does not obstruct or
divert the free passage of stormwater through
a property
 does not cause, or have the cumulative
potential to cause actionable flood damage,
does not increase the level of risk to life, or is
not to the detriment of flood evacuation
procedures, where it is in flood affected areas
 maintains flood storage of the development
site, and flood conveyance of flood and
drainage channels and overland flow paths
are constructed above the Designated Flood
Level based on the City’s flood search
ITEM 4 (Continued)
PDA/2018/751
 considers future flood risk due to projected

impacts of a variable climate in design and
flood impact assessment
 is designed and constructed to avoid causing
exposure to undue flood hazard, where
required by a particular land use
 demonstrates that sufficient access or egress
will be available to enable evacuation during
a range of floods, up to and including the
designated flood
 is not an impediment to any Counter Disaster
Plan, measure or create unreasonable
change in the exposure to flood hazard, and
where it involves any change to ground level,
by way of filling, excavation or contouring
 does not cause sedimentation, erosion or
adverse impact on the City’s drainage
network, where it involves filling, excavation
or contouring
 does not impede a natural watercourse, a
flood channel or an overland flow path by
landscaping
 manages and minimises noise impacts to
sensitive residential land uses from transport
corridors
 appropriately considers impacts on aviation.
Infrastructure The subject site is connected to essential
Infrastructure includes the land, facilities, services infrastructure; however, due to the nature of the
and works necessary to support development, proposal, limited infrastructure is required.
economic activity and environmental Therefore, the proposal will cause no impact to,
requirements. New development will be existing, planned and proposed infrastructure.
supported that protects existing, planned and
proposed infrastructure and allows infrastructure
to be:
 provided in a timely, orderly, integrated and
coordinated manner to support urban uses
and works
 available or capable of being made available
(including key infrastructure such as water
supply, sewerage, recycled water, transport,
stormwater, recreational facilities, energy and
telecommunications networks)
 designed to allow future developments in
information technology
 located and designed to maximise efficiency
and provide ease of maintenance
ITEM 4 (Continued)
PDA/2018/751
 located and designed to optimise existing

networks
 designed to maintain the required level of
functionality during and immediately after a
natural hazard event.
5.5 Assessment against the infrastructure plan
The infrastructure plan provisions of the Southport PDA Development Scheme are outlined in the
table:
Section 4.1 states: The calculated charge for this development is

‘The delivery of infrastructure is a key component $0.00.
of facilitating development within the PDA.
Ensuring adequate funding for this infrastructure
is vital. Infrastructure investment is necessary to
support new development and economic activity
to achieve the vision and infrastructure objectives
for the PDA.’
5.6 INFRASTRUCTURE CHARGES
The final estimated infrastructure charge is $0.00.
6 LOCAL PLANNING INSTRUMENTS THAT MAY BE MATERIALLY AFFECTED BY THE

DEVELOPMENT
The proposal does not trigger assessment against any assessment benchmarks for another local
government area materially affected by the development.
7 REFERRALS
8.1 Internal referrals
This application has been assessed by internal referral officers who have provided comments and
reasonable and relevant conditions. An overview of the recommended conditions is provided in the
table below:
Internal city expert Comments Conditions / Advice Notes /

Property Notifications
City Assets City Assets has reviewed the application Conditions
and supports the proposal.  Rectification of Council’s
infrastructure
 Construction of vehicular
crossing
Health and Healthy and Regulatory Services has Not applicable. The drawing will
Regulatory Services reviewed the application and supports include a notation in red for the
the proposal. acoustic fence to be 1.8 metres
high.
Hydraulics and The applicant has submitted a Conditions
Water Quality stormwater management plan titled “3  Approved plans
ITEM 4 (Continued)
PDA/2018/751
Park Lane, Southport Temporary  Private infrastructure

Carpark, Site Based Stormwater  Overland flow paths and
Management Plan” prepared by Arcadis, hydraulic alterations
dated 6 December 2018. Hydraulics and
Water Quality have reviewed the report  Stormwater discharge
and support the proposal.  Bioretention basin
maintenance management
plan
 Certification of works –
Hydraulics and Water Quality
 Erosion and sediment control
Advice Notes
 Stormwater
 Stormwater
Social Planning Social Planning has reviewed the Conditions
application and supports the proposal.  Casual surveillance
 Built elements to incorporate
graffiti prevention principles
Landscape Despite the carpark being a proposed Conditions
Assessment interim use, a certain level of tree and  Landscaping works on private
screening shrub plantings is considered land
reasonable to soften the hardscape
intensity associated with the proposed  Certification of works –
(carpark) use. As no operational work Landscape Assessment
for landscaping is required for
development within the Southport PDA,
Landscape Assessment considers
imposing detailed, reasonable and
relevant conditions of approval on the
development will ensure compliance is
achieved for the applicable benchmarks.
Transport Transport Assessment has reviewed the Conditions
Assessment application and supports the proposal.  Off street car parking facilities
8.2 External referrals
Council referred the development application to the Department of State Development, Manufacturing,
Infrastructure and Planning (Economic Development Queensland) on 5 October 2018, as per the
requirements of 87(1)(b) of the Economic Development Act 2012 (EDA).
Economic Development Queensland provided correspondence to Council dated 8 November 2018

advising that the State Interests pursuant to s87(1)(b) of the Economic Development Act 2012 have
been satisfactorily addressed by the applicant (State ref: F18/14684).
9 PUBLIC NOTIFICATION
9.1 Overview
In relation to public notification of a PDA development application, section 3.3.7 of the Southport PDA
states:
ITEM 4 (Continued)
PDA/2018/751
“A PDA development application will require public notification if the application involves land
located on the PDA boundary and:
(i) includes a proposal for a non-residential development opposite land included within a
residential domain/zone of the relevant planning scheme or
(ii) includes a proposal for a building height that will exceed the planned building height for
land opposite the site of the relevant planning scheme by 50% or greater.
In addition, in accordance with s.84 of the Act, a PDA development application may require
public notification if the application includes a proposal for a use or is of a size or nature which,
in the opinion of the Council of the City of Gold Coast, warrants public notification.”
Public notification was not required for this application for the following reasons:
 The site did not involve land located on the PDA boundary; and
 The proposed development is not of a size or nature which, in the opinion of officers, warrants
public notification.
10 CONCLUSION
Council is in receipt of Southport Priority Development Area application for a Development permit for a
Material change of use (Permissible development) for a Parking station (Interim use) at 3 & 5 Park
Lane, Southport and 15B Scarborough Street, Southport.
The proposed development is for an Interim use, which utilises its proximity to the Southport South
Light Rail Station as a place for Light Rail passengers to park their cars and also as a car park for
those visiting the surrounding shops.
After a detailed assessment, it has been determined the proposal meets the purpose of the Southport
Priority Development Area - Development Scheme, Precinct 1 – Central Business District. The
proposal is considered an appropriate utilisation of the vacant land and appropriately protects the
adjoining amenity and privacy, as well as improves the streetscape character. Due to the limited
structures required and the ease in which the development can be repurposed, officers consider the
development to be an appropriate Interim use for the site. As such, officers consider the proposal
meets the requirements of the Southport PDA and Economic Development Act 2012 and recommends
the application be approved, subject to conditions.
11 NOTIFICATIONS
The following property notifications will be applied:
 Stormwater
12 RECOMMENDATION
It is recommended that Council resolves as follows:
That Council approves (with conditions) the issue of a Southport Priority Development Area
Development permit for a Material change of use (Permissible development) for a Parking
station (Interim use) at 3 & 5 Park Lane, Southport and 15B Scarborough Street, Southport, in
accordance with the following conditions:
ITEM 4 (Continued)
PDA/2018/751
General
1 Timing
All conditions of this development approval must be complied with at no cost to Council at all
times unless otherwise stated in another condition.
2 Approved drawings
Undertake and maintain the development generally in accordance with the following drawings
including as amended in red by the Council:
Planning
Drawing Title Author Date Drawing No. Ver
Carpark Plan Archidiom 12 February 2019 SK 31 A
The conditions of this approval are to be read in conjunction with the attached stamped
approved drawings. Where a conflict occurs between the conditions of this approval and the
stamped approved drawings, the conditions of this approval shall take precedence.
3 Approved Plans
Undertake and maintain the development generally in accordance with the following plan:

Plan Title Author Date Plan Reference No. Ver
“3 Park Lane, Southport Arcadis 27 February F0001-10023123-T3- 04
Temporary Carpark, Site Australia 2019 AAR
Based Stormwater Pacific Pty
Management Plan” Limited
Scope of Approval
4 Duration of Interim use (specific condition)

This development approval will expire within six (6) years from the date of this decision notice,
unless otherwise agreed within an amendment application lodged in accordance with section
99 of the Economic Development Act 2012.
5 Hours of operation
Undertake all activities associated with the operation of the use only between the hours of 6am
to 6pm.
Property
6 Private infrastructure
Ownership, operation and maintenance of the following private infrastructure is to vest at all
times with the Body Corporate and/or legal authority:
a Stormwater management devices (including level spreader) and infrastructure monitored
and managed in accordance with City Plan Policy SC6.11 – Land development guidelines
and with reference to the Water by Design document Maintaining Vegetated Stormwater
Assets.
b Gross pollutant trap (GPT) ensuring it functions for its intended purpose
ITEM 4 (Continued)
PDA/2018/751
Crime Prevention Through Environmental Design (CPTED)
7 Casual surveillance (specific condition)

The applicant must apply Crime Prevention Through Environmental Design (CPTED) principles
to ensure clear sightlines are maintained and to promote opportunities for casual surveillance.
This is to include:
i Where practical and not in conflict with the approved landscaping, visibility through
foliage of vegetation must be clear between the height of 0.6m and 1.8m adjacent
to pedestrian routes within the development;
ii Clear lines of sight must be maintained from entry / exit points.
Advice Note:
For further recommendations on safe design strategies, the applicant is encouraged to visit the
Queensland Government Crime Prevention Through Environmental Design (CPTED)
Guidelines website at http://www.qld.gov.au/law/crime-prevention/
8 Built elements to incorporate graffiti prevention principles (specific condition)

Buildings and fencing must incorporate graffiti prevention principles.
Note: Graffiti prevention principles used may include, but are not limited to:
a Vegetation planted against solid surfaces (without creating concealment areas);
b Anti-graffiti coatings are used to a minimum height of 3 metres; and
c Darker colours are used that require fewer coats of paint to cover graffiti.
Further advice regarding graffiti prevention is available at
www.goldcoast.qld.gov.au/preventgraffiti.
Environmental and Landscaping
9 Landscaping works on private land

a Submit to Council for compliance endorsement a detailed landscape plan certified by a
suitably qualified Landscape Architect generally in accordance with the Statement of
Landscape Intent listed below, prior to the commencement of the use at no cost to
Council:

Carpark Plan Archidiom 12 February 2019 31 A
and include in particular:

i Tree species must be a minimum bag size of 100L at the time of planting.
ii Unless otherwise specified in these conditions, shrub species must be a minimum
200mm pot size at the time of planting.
iii Screening shrubs must be able to achieve a minimum height of three (3) metres at
maturity or otherwise maintained to achieve clear visibility between the height of
600mm and 1.8 metres adjacent to pedestrian routes.
iv Tree species planted with root zones adjacent to structures must have root control
barriers and/or structure strengthening systems installed. Full demonstration of
these systems is required.
v Install a minimum of one (1) columnar tree within the frontage garden bed adjacent
to Park Lane.
vi Where garden beds are identified, a row of screening shrubs must be installed at 1
metre centres or less.
vii Install screening shrubs (i.e. Syzygium resilience) at 1 metre centres along the
ITEM 4 (Continued)
PDA/2018/751
boundaries adjacent the existing dwelling, east of the subject site. Screening
shrubs must be a minimum 300mm pot size at the time of planting.
viii The locations and cross section of all proposed bio-retention systems as required
by the sites approved Stormwater Management Plan and identify:
o Proposed filter media depths and surface treatments.
ix Any frontage fencing for the development must be open style.
x All road reserve turf must be repaired and replaced if damaged.
b Construct the landscaping prior to the commencement of use.
c Maintain the private landscaping identified above at no cost to Council at all times.
Transport
10 Off street car parking facilities

a Design and construct off street car parking facilities at no cost to Council prior to the
commencement of the use, generally in accordance with the Southport Priority
Development Area Development Scheme and include in particular:
i All spaces are drained, sealed and line marked.
ii Clearly identified signage and directional markings including:
o Signs and line marking to identify persons with disability car parking.
o Signs to guide pedestrians to the Scarborough Street access.
b Maintain the off street vehicle and parking facilities at no cost to Council at all times.
Engineering
11 Rectification of Council’s infrastructure

a Rectify any damage caused to Council infrastructure (including kerb, channelling, service
pits, footpaths and water and sewer reticulation networks) prior to commencement of the
use at no cost to Council.
b Construct and maintain the rectified Council infrastructure at no cost to Council prior to
commencement of the use.
12 Construction of vehicular crossing

Design and construct the vehicular crossing generally in accordance with the Driveways and
vehicular crossing code of the City Plan.
Stormwater Drainage
13 Overland flow paths and hydraulic alterations

a Leave unaltered the overland flow paths on the site, such that the characteristics of existing
overland flows on other properties remain uninhibited and unchanged.
b The development must not:
i Increase peak flow rates downstream from the site
ii Increase flood levels external to the site
iii Increase duration of inundation external to the site that could cause loss or
damage
14 Stormwater discharge
Ensure that the stormwater discharges from the detention and treatment devices are
connected in front of the level spreader.
ITEM 4 (Continued)
PDA/2018/751
15 Bioretention basin maintenance management plan (specific condition)

a Prepare and submit a bio-retention basin maintenance management plan (MMP) prior to
the commencement of “On maintenance”. The MMP must be prepared by a Registered
Professional Engineer Queensland (RPEQ) specialising in stormwater management in
accordance with City Plan Policy – SC6.11 Land Development Guidelines and with
reference to the Water by Design document Maintaining Vegetated Stormwater Assets,
Version 1 February 2012.
b The MMP must include, but not necessarily be limited to, the following key information:
i Design intent and description of the device(s).
ii The location and specific dimensions of the device(s).
iii Approved / designed water quality objectives.
iv Water quality monitoring procedures.
v Monitoring frequency.
vi Specifications and procedures for device(s) maintenance.
vii Plant and equipment access details for maintenance activities.
viii Maintenance activity schedule defining frequency, area (m2) per maintenance
zone, hours, staff, plant and equipment, approximate costs per rotation, and per
annum.
ix Performance indicators / intervention levels / triggers for reactive maintenance.
x Any necessary preventative maintenance measures.
xi Acceptable solutions for specific items, i.e. acceptable plant species substitutions
based on availability, hydraulic conductivity, water quality objectives, etc.
xii Approximate lifecycle maintenance costs.
Construction Management
16 Certification of works - Hydraulics and Water Quality

Provide Council with certificates prepared by qualified experts from the disciplines listed
below, confirming as follows:

Certified Certification Plan/ Expert Requesting
document date Drawing discipline Council
Section
Post construction Prior to “3 Park Lane, Registered Hydraulics &
certification commencement of Southport Professional Water Quality
the use Temporary Engineer
Carpark, Site Queensland
Based (RPEQ)
Stormwater
Management
Plan (Version
04)” prepared
by Arcadis,
dated 27
February 2019
The certification is to confirm:

All stormwater devices (quantity and quality) including the level spreader shown in the
approved stormwater management plan and associated design drawings have been
installed on-site in accordance with Council’s approved stormwater management plan and
are functioning as designed.
ITEM 4 (Continued)
PDA/2018/751
17 Certification of works - Landscape Assessment

Environmental and landscaping

Section
Post construction Prior to The Council Licensed and Environment
certification commencement of endorsed experienced and
use detailed Landscape Landscaping
landscape Architect
plans

Confirm landscaping has been established in accordance with the landscaping approval.
18 Erosion and sediment control

a Undertake Erosion and sediment control measures generally in accordance with the
Healthy waters code of the City Plan and ensure:
i Sediment control structures e.g.: a sediment fence is placed at the base of all
materials imported on site to mitigate sediment run-off.
ii A perimeter bund and/or diversion drain is constructed around the disturbed areas
to prevent any outside clean stormwater from mixing with polluted
polluted/contaminated stormwater.
iii All polluted/contaminated water from the site, including dewatering discharge, is
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.
iv Inspections for erosion and sediment control measures occur in accordance with
the compliance procedures in City Planning Policy SC6.11 – Land development
guidelines, Section 4.5.17.1.2 – Compliance.
19 Dust management plan

a Prepare and submit for approval a Dust management plan generally in accordance with
the City Plan prior to any works commencing.
b The Dust management plan must be prepared by a suitably qualified professional and
include in particular.
i Provide details of sources of dust and particulate emissions.
ii Identify the measures and work practices to be implemented ensuring 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.
iii Identify the procedures to be adopted for monitoring and reporting air emissions.
iv Provide details of complaint response procedures that will be adopted.
v Identify the procedures to be adopted for revision and review of the dust
management plan.
c Implement the Dust management plan during all construction works at no cost to Council.
ITEM 4 (Continued)
PDA/2018/751
20 Noise management plan

a Prepare and submit for approval a Noise management plan addressing construction
activities prior to any works commencing.
b The Noise management plan must be prepared by a suitably qualified professional and
i Provide details of expected noise sources.
ii Identify the measures and work practices to be implemented to ensure noise
from construction activities does not cause an ‘environmental nuisance’ (within
the meaning of the term set out in the Environmental Protection Act 1994) at any
sensitive receptor stated in schedule 1 of the Environmental Protection (Noise)
Policy 2008.
iii Identify the measures and work procedures to monitor noise emissions.
iv Provide details of complaint response procedures.
v Identify procedures to monitor and review the noise management plan.
c Implement the Noise management plan prior to any works commencing at no cost to
Council.
21 Haulage access/site management plan

a Prepare and submit for approval a Haulage access/site management plan generally in
accordance with the Change to ground level and creation of new waterways code of the
City Plan prior to any works commencing.
b The Haulage access/site management plan must be prepared by a suitably qualified
professional and include in particular.
i Address the provision of vehicle barrier(s) along the frontages of the land to
ensure vehicles use approved crossovers
ii Provide Loading/unloading operations.
iii Address nuisance from dust, noise, vibration, smoke and material tracked onto
public roads as a result of hauling and filling operations and how complaints will
be addressed.
iv Identity measures and work practices to ensure the site will be maintained in a
clean and tidy state at all times including collection, storage and disposal of all
waste materials.
v Identify measures and work practices to ensure non- recyclable debris
transported from the site is disposed of at an approved waste facility.
Combustion of any material is not permitted on the subject site without prior
approval of Council.
vi Identify measures and work procedures to ensure 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.
c Implement the Haulage access/site management plan during all construction works at no
cost to Council.
22 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.
c Prior to vehicles exiting the site, measures must be taken to remove the soil from the
wheels of the vehicles to prevent soil and mud being deposited on public roads.
ITEM 4 (Continued)
PDA/2018/751
23 Construction management plan

a Prepare and submit for approval a Construction management plan generally in
accordance with the Guidelines for Construction Management Plans prior to any works
commencing.
b The Construction management plan must be prepared by a suitably qualified professional
and include in particular.
i Provide hours of construction.
ii Provide details on vehicle access (including responsibility for maintenance of the
defined cartage route) during construction hours.
iii Provide details on traffic management (including loading, unloading and cartage
routes).
iv Parking of vehicles (including on site employees and delivery vehicles).
v Maintenance of safe pedestrian movement across the site’s frontage/s (including
people with disabilities).
vi Provide details for the collection and control of Building waste and refuse
disposal.
vii Details on the presentation of hoarding to the street.
viii Provide details for tree management.
ix Demonstrate how the general public will be protected from construction
activities.
x Provide details on how the building site will be kept clean and tidy to maintain
public safety and amenity.
c Implement the Construction management plan during all construction works at no cost to
Council.
Advice Notes
A Stormwater
A property notification will be applied to the lot/subsequent lots stating a stormwater
management plan exists for the site and must be complied with at all times.
B Compliance with conditions

Once this development approval takes effect, the conditions attach to the land and are
applicable in perpetuity. It is a development offence to contravene a development approval,
including any of its conditions.
C Indigenous cultural heritage legislation and duty of care requirement

The Aboriginal Cultural Heritage Act 2003 (‘ACHA’) is administered by the Department of
Aboriginal and Torres Strait Islander and Multicultural Affairs (DATSIMA). The ACHA
establishes a duty of care to take all reasonable and practicable measures to ensure any
activity does not harm Aboriginal cultural heritage. This duty of care:
a Is not negated by the issuing of this development approval;
b Applies on all land and water, including freehold land;
c Lies with the person or entity conducting an activity; and
d If breached, is subject to criminal offence penalties.
Those proposing an activity involving surface disturbance beyond that which has already
occurred at the proposed site must observe this duty of care.
Details of how to fulfil this duty of care are outlined in the duty of care guidelines gazetted with
the ACHA.
The applicant should contact DATSIMA’s Cultural Heritage Coordination Unit on (07) 3405
ITEM 4 (Continued)
PDA/2018/751
3050 for further information on the responsibilities of developers under the ACHA.
D Applicant responsibilities
The applicant is responsible for securing all necessary approvals and tenure, providing
statutory notifications and complying with all relevant laws.
Nothing in this decision notice alleviates the need for the applicant to comply with all relevant
local, State and Commonwealth laws and to ensure appropriate tenure arrangements have
been made where the use of/reliance upon land other than that owned by the applicant is
involved. Without liming this obligation, the applicant is responsible for:
a Obtaining all other/further necessary approvals, licences, permits, resource entitlements
etc by whatever name called required by law before the development the subject of this
approval can be lawfully commended and to carry out the activity for its duration;
b Providing any notifications required by law (by way of example only, to notify the
administering authority pursuant to the Environment Protection Act 1994 of environmental
harm being caused/threatened by the activity, and upon becoming aware the premises is
being used for a ‘notifiable activity’);
c Securing tenure/permission from the relevant owner to use private or public land not
owned by the applicant (including for access required by conditions of approval);
d Ensuring the 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 exceed $150,000. Acceptable proof of payment is a Q.Leave –Notification and
Payment Form approved by the Authority. Proof of payment must be provided before
Council can issue a development permit for the Operational works. This is a requirement
of section 77(1) of the Building and Construction Industry (Portable Long Service Leave)
Act 1991; and
f Making payment of any outstanding Council rates and charges applicable to the
development site prior to the lodgement of subdivision plans.
g Obtaining any necessary local government/state approvals where works require the
installation of temporary ground anchoring into adjacent Road Reserves. Where ground
anchoring is proposed into an adjacent private property, approval from the relevant
property owners(s) is required
E Weeds, pest animals and ants

Biosecurity Queensland of the Department of Agriculture and Fisheries leads the Government's
efforts to prevent, respond to and recover from pests and diseases threatening agricultural
prosperity, the environment, social amenity and human health.
All landscape materials, including but not limited to, soils, mulch, grass, gravel, potted or ex-
ground plants, pavers and timber used in landscape treatments must be free from weeds, pest
animals and ants.
F Fire ant control

Northern suburbs of the Gold Coast are within Fire Ant Biosecurity zone 2 and must remain
vigilant for the presence of fire ants. Under the Biosecurity Act 2014 individuals and
organisations whose activities involve the movement or storage of fire ant carriers have a
general biosecurity obligation to take all reasonable steps to ensure they do not spread fire
ants. Movement of a fire ant carrier from within the fire ant biosecurity zone may need a
biosecurity instrument permit. More information is available on the Department of Agriculture
and Fisheries website www.daf.qld.gov.au/plants/weeds-pest-animals-ants/invasive-ants/fire-
ants.
ITEM 4 (Continued)
PDA/2018/751
G Notice of works timetable

The applicant is responsible for providing a Notice of works timetable for commencement of
work to Council’s Development Compliance section. A copy of Council’s Notice of works
timetable is available for viewing on Council’s website
http://www.goldcoast.qld.gov.au/documents/fa/fm579_notice-of-works.pdf
A Stormwater
There are development approval conditions applicable in relation to stormwater management
on this lot/subsequent lots. All property owner(s) must ensure compliance with these
conditions. Refer to Council of the City of Gold Coast’s Decision Notice (PDA/2018/751). A
copy of Council’s Decision Notice is available for viewing on Council’s website
www.goldcoastcity.com.au/pdonline
Author: Authorised by:

Poppy Ellis-Southwell Alisha Swain
Planning Officer Director Economy, Planning and Environment
March 2019
ITEM 4 (Continued)
PDA/2018/751
Committee Recommendation Changed At Council Meeting 26 March 2019
Cr Caldwell left the meeting at 9.53am. Cr O’Neill took the chair
Changed recommendation
COMMITTEE RECOMMENDATION EPE19.0320.004

moved Cr Owen-Jones seconded Cr PJ Young
That Council approves (with conditions) the issue of a Southport Priority Development
Area Development permit for a Material change of use (Permissible development) for a
Parking station (Interim use) at 3 & 5 Park Lane, Southport and 15B Scarborough
Street, Southport, in accordance with the following conditions:
General
1 Timing
All conditions of this development approval must be complied with at no cost to
Council at all times unless otherwise stated in another condition.
2 Approved drawings
Undertake and maintain the development generally in accordance with the
following drawings including as amended in red by the Council:
Planning
Carpark Plan Archidiom 12 February 2019 SK 31 A
The conditions of this approval are to be read in conjunction with the attached
stamped approved drawings. Where a conflict occurs between the conditions of
this approval and the stamped approved drawings, the conditions of this
approval shall take precedence.
3 Approved Plans
following plan:
“3 Park Lane, Arcadis 27 F0001-10023123- 04
Southport Australia February T3-AAR
Temporary Carpark, Pacific Pty 2019
Site Based Limited
Stormwater
Management Plan”
ITEM 4 (Continued)
PDA/2018/751
Scope of Approval
4 Duration of Interim use (specific condition)
This development approval will expire within six (6) years from the date of this
decision notice, unless otherwise agreed within an amendment application
lodged in accordance with section 99 of the Economic Development Act 2012.
5 Hours of operation
Undertake all activities associated with the commercial operation of the use
only between the hours of 6am to 6pm.
Property
6 Private infrastructure
Ownership, operation and maintenance of the following private infrastructure is
to vest at all times with the Body Corporate and/or legal authority:
a Stormwater management devices (including level spreader) and
infrastructure monitored and managed in accordance with City Plan Policy
SC6.11 – Land development guidelines and with reference to the Water by
Design document Maintaining Vegetated Stormwater Assets.
b Gross pollutants trap (GPT) ensuring it functions for its intended purpose.
Crime Prevention Through Environmental Design (CPTED)

7 Casual surveillance (specific condition)
The applicant must apply Crime Prevention Through Environmental Design
(CPTED) principles to ensure clear sightlines are maintained and to promote
opportunities for casual surveillance. This is to include:
i Where practical and not in conflict with the approved landscaping,
visibility through foliage of vegetation must be clear between the
height of 0.6m and 1.8m adjacent to pedestrian routes within the
development;
ii Clear lines of sight must be maintained from entry / exit points.
Advice Note:
For further recommendations on safe design strategies, the applicant is
encouraged to visit the Queensland Government Crime Prevention Through
Environmental Design (CPTED) Guidelines website at
http://www.qld.gov.au/law/crime-prevention/
ITEM 4 (Continued)
PDA/2018/751
8 Built elements to incorporate graffiti prevention principles (specific condition)

Buildings and fencing must incorporate graffiti prevention principles.
Note: Graffiti prevention principles used may include, but are not limited to:
a Vegetation planted against solid surfaces (without creating concealment
areas);
b Anti-graffiti coatings are used to a minimum height of 3 metres; and
c Darker colours are used that require fewer coats of paint to cover graffiti.
Further advice regarding graffiti prevention is available at
www.goldcoast.qld.gov.au/preventgraffiti.

a Submit to Council for compliance endorsement a detailed landscape plan
certified by a suitably qualified Landscape Architect generally in
accordance with the Statement of Landscape Intent listed below, prior to
the commencement of the use at no cost to Council:
Carpark Plan Archidio 12 February 31 A
m 2019
i Tree species must be a minimum bag size of 100L at the time of
planting.
ii Unless otherwise specified in these conditions, shrub species must
be a minimum 200mm pot size at the time of planting.
iii Screening shrubs must be able to achieve a minimum height of three
(3) metres at maturity or otherwise maintained to achieve clear
visibility between the height of 600mm and 1.8 metres adjacent to
pedestrian routes.
iv Tree species planted with root zones adjacent to structures must
have root control barriers and/or structure strengthening systems
installed. Full demonstration of these systems is required.
v Install a minimum of one (1) columnar tree within the frontage garden
bed adjacent to Park Lane.
vi Where garden beds are identified, a row of screening shrubs must be
installed at 1 metre centres or less.
vii Install screening shrubs (i.e. Syzygium resilience) at 1 metre centres
along the boundaries adjacent the existing dwelling, east of the
subject site. Screening shrubs must be a minimum 300mm pot size at
the time of planting.
viii The locations and cross section of all proposed bio-retention systems
as required by the sites approved Stormwater Management Plan and
identify:
ITEM 4 (Continued)
PDA/2018/751

ix Any frontage fencing for the development must be open style.
x All road reserve turf must be repaired and replaced if damaged.
b Construct the landscaping prior to the commencement of use.
c Maintain the private landscaping identified above at no cost to Council at all
times.
Transport
10 Off street car parking facilities

a Design and construct off street car parking facilities at no cost to Council
prior to the commencement of the use, generally in accordance with the
Southport Priority Development Area Development Scheme and include in
particular:
i All spaces are drained, sealed and line marked.
ii Clearly identified signage and directional markings including:
o Signs and line marking to identify persons with disability car parking.
o Signs to guide pedestrians to the Scarborough Street access.
b Maintain the off street vehicle and parking facilities at no cost to Council at
all times.
Engineering

a Rectify any damage caused to Council infrastructure (including kerb,
channelling, service pits, footpaths and water and sewer reticulation
networks) prior to commencement of the use at no cost to Council.
b Construct and maintain the rectified Council infrastructure at no cost to
Council prior to commencement of the use.

Design and construct the vehicular crossing generally in accordance with the
Driveways and vehicular crossing code of the City Plan.
Stormwater Drainage

a Leave unaltered the overland flow paths on the site, such that the
characteristics of existing overland flows on other properties remain
uninhibited and unchanged.
i Increase peak flow rates downstream from the site
ii Increase flood levels external to the site
iii Increase duration of inundation external to the site that could cause
loss or damage
ITEM 4 (Continued)
PDA/2018/751
14 Stormwater discharge
Ensure that the stormwater discharges from the detention and treatment
devices are connected in front of the level spreader.
15 Bioretention basin maintenance management plan (specific condition)

a Prepare and submit a bio-retention basin maintenance management plan
(MMP) prior to the commencement of “On maintenance”. The MMP must be
prepared by a Registered Professional Engineer Queensland (RPEQ)
specialising in stormwater management in accordance with City Plan Policy
– SC6.11 Land Development Guidelines and with reference to the Water by
Design document Maintaining Vegetated Stormwater Assets, Version 1
February 2012.
b The MMP must include, but not necessarily be limited to, the following key
information:
i Design intent and description of the device(s).
ii The location and specific dimensions of the device(s).
iii Approved / designed water quality objectives.
iv Water quality monitoring procedures.
v Monitoring frequency.
vi Specifications and procedures for device(s) maintenance.
vii Plant and equipment access details for maintenance activities.
viii Maintenance activity schedule defining frequency, area (m2) per
maintenance zone, hours, staff, plant and equipment, approximate
costs per rotation, and per annum.
ix Performance indicators / intervention levels / triggers for reactive
maintenance.
x Any necessary preventative maintenance measures.
xi Acceptable solutions for specific items, i.e. acceptable plant species
substitutions based on availability, hydraulic conductivity, water
quality objectives, etc.
xii Approximate lifecycle maintenance costs.

Provide Council with certificates prepared by qualified experts from the
disciplines listed below, confirming as follows:

Certified Certification Plan/ Expert Requestin
document date Drawing discipline g Council
Section
Post Prior to “3 Park Registered Hydraulic
construction commenceme Lane, Profession s & Water
certification nt of the use Southport al Engineer Quality
Temporary Queenslan
Carpark,
ITEM 4 (Continued)
PDA/2018/751
Site Based d (RPEQ)

Stormwater
Manageme
nt Plan
(Version
04)”
prepared
by Arcadis,
dated 27
February
2019

All stormwater devices (quantity and quality) including the level spreader
shown in the approved stormwater management plan and associated design
drawings have been installed on-site in accordance with Council’s approved
stormwater management plan and are functioning as designed.
17 Certification of works - Landscape Assessment

Environmental and landscaping

Certified Certification Plan/ Expert Requestin
document date Drawing discipline g Council
Section
Post Prior to The Licensed Environm
construction commenceme Council and ent and
certification nt of use endorsed experience Landscapi
detailed d ng
landscape Landscape
plans Architect

Confirm landscaping has been established in accordance with the
landscaping approval.

a Undertake Erosion and sediment control measures generally in accordance
with the Healthy waters code of the City Plan and ensure:
i Sediment control structures e.g.: a sediment fence is placed at the
base of all materials imported on site to mitigate sediment run-off.
ii A perimeter bund and/or diversion drain is constructed around the
disturbed areas to prevent any outside clean stormwater from mixing
with polluted polluted/contaminated stormwater.
iii All polluted/contaminated water from the site, including dewatering
discharge, is 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.
ITEM 4 (Continued)
PDA/2018/751
iv Inspections for erosion and sediment control measures occur in

accordance with the compliance procedures in City Planning Policy
SC6.11 – Land development guidelines, Section 4.5.17.1.2 –
Compliance.

a Prepare and submit for approval a Dust management plan generally in
accordance with the City Plan prior to any works commencing.
b The Dust management plan must be prepared by a suitably qualified
ii Identify the measures and work practices to be implemented ensuring
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.
iii Identify the procedures to be adopted for monitoring and reporting air
emissions.
iv Provide details of complaint response procedures that will be
adopted.
v Identify the procedures to be adopted for revision and review of the
dust management plan.
c Implement the Dust management plan during all construction works at no
cost to Council.

a Prepare and submit for approval a Noise management plan addressing
construction activities prior to any works commencing.
b The Noise management plan must be prepared by a suitably qualified
ii Identify the measures and work practices to be implemented to
ensure noise from construction activities does not cause an
‘environmental nuisance’ (within the meaning of the term set out in
the Environmental Protection Act 1994) at any sensitive receptor
stated in schedule 1 of the Environmental Protection (Noise) Policy
2008.
iii Identify the measures and work procedures to monitor noise
emissions.
v Identify procedures to monitor and review the noise management
plan.
c Implement the Noise management plan prior to any works commencing at
no cost to Council.

a Prepare and submit for approval a Haulage access/site management plan
generally in accordance with the Change to ground level and creation of
ITEM 4 (Continued)
PDA/2018/751
new waterways code of the City Plan prior to any works commencing.
b The Haulage access/site management plan must be prepared by a suitably
qualified professional and include in particular.
i Address the provision of vehicle barrier(s) along the frontages of
the land to ensure vehicles use approved crossovers
iii Address nuisance from dust, noise, vibration, smoke and material
tracked onto public roads as a result of hauling and filling
operations and how complaints will be addressed.
iv Identity measures and work practices to ensure the site will be
maintained in a clean and tidy state at all times including collection,
storage and disposal of all waste materials.
v Identify measures and work practices to ensure non- recyclable
debris transported from the site is disposed of at an approved
waste facility. Combustion of any material is not permitted on the
subject site without prior approval of Council.
vi Identify measures and work procedures to ensure 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.
c Implement the Haulage access/site management plan during all construction
works at no cost to Council.

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

a Prepare and submit for approval a Construction management plan
generally in accordance with the Guidelines for Construction Management
Plans prior to any works commencing.
b The Construction management plan must be prepared by a suitably
ii Provide details on vehicle access (including responsibility for
maintenance of the defined cartage route) during construction
hours.
iii Provide details on traffic management (including loading, unloading
and cartage routes).
ITEM 4 (Continued)
PDA/2018/751
iv Parking of vehicles (including on site employees and delivery

vehicles).
v Maintenance of safe pedestrian movement across the site’s
frontage/s (including people with disabilities).
vi Provide details for the collection and control of Building waste and
refuse disposal.
ix Demonstrate how the general public will be protected from
construction activities.
x Provide details on how the building site will be kept clean and tidy
to maintain public safety and amenity.
c Implement the Construction management plan during all construction works
at no cost to Council.
Advice Notes
A Stormwater
A property notification will be applied to the lot/subsequent lots stating a
stormwater management plan exists for the site and must be complied with at
all times.
B Compliance with conditions

Once this development approval takes effect, the conditions attach to the land
and are applicable in perpetuity. It is a development offence to contravene a
development approval, including any of its conditions.
C Indigenous cultural heritage legislation and duty of care requirement

The Aboriginal Cultural Heritage Act 2003 (‘ACHA’) is administered by the
Department of Aboriginal and Torres Strait Islander and Multicultural Affairs
(DATSIMA). The ACHA establishes a duty of care to take all reasonable and
practicable measures to ensure any activity does not harm Aboriginal cultural
heritage. This duty of care:
Those proposing an activity involving surface disturbance beyond that which
has already occurred at the proposed site must observe this duty of care.
Details of how to fulfil this duty of care are outlined in the duty of care
guidelines gazetted with the ACHA.
The applicant should contact DATSIMA’s Cultural Heritage Coordination Unit
on (07) 3405 3050 for further information on the responsibilities of developers
under the ACHA.
ITEM 4 (Continued)
PDA/2018/751
D Applicant responsibilities
The applicant is responsible for securing all necessary approvals and tenure,
providing statutory notifications and complying with all relevant laws.
Nothing in this decision notice alleviates the need for the applicant to comply
with all relevant local, State and Commonwealth laws and to ensure appropriate
tenure arrangements have been made where the use of/reliance upon land other
than that owned by the applicant is involved. Without liming this obligation, the
applicant is responsible for:
a Obtaining all other/further necessary approvals, licences, permits, resource
entitlements etc by whatever name called required by law before the
development the subject of this approval can be lawfully commended and
to carry out the activity for its duration;
b Providing any notifications required by law (by way of example only, to
notify the administering authority pursuant to the Environment Protection
Act 1994 of environmental harm being caused/threatened by the activity,
and upon becoming aware the premises is being used for a ‘notifiable
activity’);
c Securing tenure/permission from the relevant owner to use private or
public land not owned by the applicant (including for access required by
conditions of approval);
d Ensuring the 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 exceed $150,000. Acceptable proof of
payment is a Q.Leave –Notification and Payment Form approved by the
Authority. Proof of payment must be provided before Council can issue a
development permit for the Operational works. This is a requirement of
section 77(1) of the Building and Construction Industry (Portable Long
Service Leave) Act 1991; and
f Making payment of any outstanding Council rates and charges applicable
to the development site prior to the lodgement of subdivision plans.
g Obtaining any necessary local government/state approvals where works
require the installation of temporary ground anchoring into adjacent Road
Reserves. Where ground anchoring is proposed into an adjacent private
property, approval from the relevant property owners(s) is required
E Weeds, pest animals and ants

Biosecurity Queensland of the Department of Agriculture and Fisheries leads
the Government's efforts to prevent, respond to and recover from pests and
diseases threatening agricultural prosperity, the environment, social amenity
and human health.
All landscape materials, including but not limited to, soils, mulch, grass, gravel,
potted or ex-ground plants, pavers and timber used in landscape treatments
must be free from weeds, pest animals and ants.
ITEM 4 (Continued)
PDA/2018/751
F Fire ant control

Northern suburbs of the Gold Coast are within Fire Ant Biosecurity zone 2 and
must remain vigilant for the presence of fire ants. Under the Biosecurity Act
2014 individuals and organisations whose activities involve the movement or
storage of fire ant carriers have a general biosecurity obligation to take all
reasonable steps to ensure they do not spread fire ants. Movement of a fire ant
carrier from within the fire ant biosecurity zone may need a biosecurity
instrument permit. More information is available on the Department of
Agriculture and Fisheries website www.daf.qld.gov.au/plants/weeds-pest-
animals-ants/invasive-ants/fire-ants.
G Notice of works timetable

The applicant is responsible for providing a Notice of works timetable for
commencement of work to Council’s Development Compliance section. A copy
of Council’s Notice of works timetable is available for viewing on Council’s
website http://www.goldcoast.qld.gov.au/documents/fa/fm579_notice-of-
works.pdf
A Stormwater
There are development approval conditions applicable in relation to stormwater
management on this lot/subsequent lots. All property owner(s) must ensure
compliance with these conditions. Refer to Council of the City of Gold Coast’s
Decision Notice (PDA/2018/751). A copy of Council’s Decision Notice is available
for viewing on Council’s website www.goldcoastcity.com.au/pdonline
CARRIED
RESOLUTION G19.0326.014 moved Cr Crichlow seconded Cr O’Neill
That Committee Recommendation EPE19.0320.004 be adopted as printed in the

Economy, Planning and Environment Committee meeting report with the following
additional Advice Note (H) included.
New Advice Note “H: Use of Parking station for Gold Coast Little Theatre”
This approval does not restrict the use of the car park for patrons or guests of the
Gold Coast Little Theatre. Specifically, Condition 5 (Hours of Operation) of this
approval is restricted to the commercial operation of the Parking station and does not
limit parking for the Gold Coast Little Theatre should an arrangement be reached with
the land owner.
CARRIED UNANIMOUSLY
Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI,
Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community
NOTE:
- BOUNDARY & EASEMENTS ARE ESTIMATED FROM AERIAL MAP.
TRUE FRONT BOUN

- FINAL SETBACKS, DRIVEWAY, NO. OF CARPARKS AND
CROSSOVERS ARE TO BE REVIEWED ONCE SURVEY DRAWINGS
Attachment 2 (1 of 1) ARE OBTAINED.
WESTPAC
- THE ACOUSTIC FENCE IS TO BE CONSTRUCTED OF A MATERIAL
DARY
WITH MINIMUM SURFACE DENSITY OF 12.5KG/M² WITH NO GAPS ON
98000
THE SURFACE AND AT THE BASE OF THE FENCES (EXCEPT FOR
DRAINAGE). SUITABLE MATERIALS INCLUDE COMPRESSED
2328
FIBRE CEMENT SHEETING WITH MINIMUM THICKNESS OF 8MM, OR
INDICATIVE KERB
SITE BOUNDARY OVERLAPPING TIMBER PALINGS WITH MINIM THICKNESS OF 18MM.
THE ACOUSTIC FENCE IS TO BE 1.8M HIGH.
3000
3268
LOT BOUNDARY EASEMENT
1000
MINOR BUND
EXISTING LEVEL SPREADER
FENCING TO ADJOINING PROPERTY.
5800
PLANTING ALONG SCARBOROUGH STREET FRONT. SPECIES - "SPRAY ASPHALT" SURFACE
REFER TO FENCING NOTE.
LILLY PILLY PLANTED AT 50cm CENTRES. 1.2M HIGH.
6400 PLANTING ALONG EASTERN BOUNDARY.

6M (LONG) X 3M (HIGH )ILLUMINATED LED SIGNAGE SPECIES - LOMANDRIS.
33405
127 CARS + 1 PWD
BIO-RETENTION
1800
PEDESTRIAN LINK
SCARBOROUGH STREET
SHARED
5800
6951
10300
5800 2000 3300 1500 3500
EASEMENT
FENCING TO ADJOINING PROPERTY. REFER TO FENCING NOTE.
1000
AUTOMATED TICKET STATION
1500 EXISTING
5800
5800
6230 RESIDENTIAL
24000
BOLLARDS FOR AISLE CLOSURE
799 BOOMGATES
1000
1000
EASEMENT
2M WIDE BREAKDOWN LANE

1.5m MEDIAN STRIP
12000
SECURITY INDICATIVE DRIVEWAY FORM
BOLLARDS FOR AISLE CLOSURE PAY STATION
PEDESTRIAN SIGHT TRIANGLE TO BE KEPT CLEAR OF
1000
OBSTRUCTIONS TO VISIBILITY AT ALL TIMES

PLANTING ALONG PARK LANE FRONTAGE. SPECIES - LILLY PILLY CROSSOVER TO BE DESIGNED IN ACCORDANCE WITH
PLANTED AT 50cm CENTRES. 1.2M HIGH. REFER TO SK13 PARK LANE 39228 IPWAEQ STANDARD DRAWING RS-051 TYPE-C (ENTRY
WIDTH - 4.5, EXIT WIDTH - 3.5m) CROSS OVER.
LIGHT
RAIL LEGENDS
STOP
TRUE FRONT BOUNDARY
INDICATIVE KERB
VISITOR CARPARK 2.6 x 5.4m
STEEL BOLLARDS
BOUNDARY FENCE
LANDSCAPING
EASEMENT ZONE
SIGHT TRIANGLE
CARPARK LAYOUT SKETCH

1 1 : 500
EASEMENTS
PRELIMINARY ALL EASEMENTS SHOWN ARE INDICATIVE ONLY.

EASEMENTS TO BE ACCURATELY PROVIDED BY SURVEYORS
ArchidiomDesign
ARCHIDIOM
a r c h i t e c t u r e // i n t e r i o r s // m a s t e r p l a n n i n g
Archidiom Pty Ltd ACN 08 522 7854 29 Elkhorn Ave. Surfers Paradise Qld 4217 Australia
Scarborough Street - Southport CARPARK PLAN
AsS C A L E 1 : 5 0 0 @ A3 | 1 2 F E B 1 9 | N O R T H
CARPARK PLAN
| SK 3 1| A
at/ r61c7h5592
i t e1049
c t u f/r e61 7/ 5592
/ i n3149
t e r ie/ogoldcoast@archidiom.com.au
r s / / m a s t e r p l aw/nn ing // project
archidiom.com.au management indicated @ A3 6 S C A28/11/18
RBOROUG H STR
Sketch E E T, S O U T H P O RT
Design SK Q16L D - C A R PA R K
Our ref: F18/14684
Your ref: PDA/2018/751
8 November 2018
Ms Poppy Ellis-Southwell
City of Gold Coast
PO Box 5042
GCMC QLD 9729
Dear Poppy
SECTION 87(1)(b) RELEVANT STATE INTERESTS FOR A PDA DEVELOPMENT

APPLICATION FOR A PDA DEVELOPMENT PERMIT FOR A MATERIAL CHANGE
OF USE - PARKING STATION AT 3 AND 5 PARK LANE AND 15B SCARBOROUGH
STREET, SOUTHPORT DESCRIBED AS LOT 11 ON RP192145, LOT 12 ON
RP192145, LOT 9 ON SP244890, LOT 10 ON SP244890, LOT 11 ON SP244890, LOT
12 ON SP244890, LOT 13 ON SP244890, LOT 141 ON SP266555 & LOT 142 ON
SP266555
After undertaking an assessment on the above PDA development application the

Minister for Economic Development Queensland has determined that State interests
pursuant to s87(1)(b) of the Economic Development Act 2012 (the Act) have been
satisfactorily addressed.
Please be advised that this advice relates to the application as currently proposed.
Should the application change via an information request, a further issues request or a
formal change made under s92 of the Act; another state interest check will be required,
based on the changed proposal.
Should you have any queries in relation to this notice, please do not hesitate to contact
Marissa Bais on 3452 7406
Yours sincerely
Jeanine Stone
Director
Development Assessment
Economic Development Queensland

REPORT ON DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (IMPACT
ASSESSMENT) FOR A CHILD CARE CENTRE AND COMMUNITY CARE CENTRE AT 2, 4 & 6
MOANA PARK AVENUE AND 73 RIO VISTA BOULEVARDE, BROADBEACH WATERS
DIVISION 10
PN118873/01/DA2 / MCU201800386
2, 4 & 6 Moana Park Avenue and 73 Rio Vista
Address
Boulevarde, Broadbeach Waters.
Lot 127, Lot 128 & Lot 129 on RP114747 and Lot 125 on
Lot and plan
RP115750.
Site area 3,298m2.
Properly made date 3 April 2018.
City Plan version City Plan Version 4.
Zone / Precinct Low density residential zone.
 Acid sulfate soils (Land at or below 5 AHD);

 Airport environs - Procedures for Air Navigation
Overlays Services, Aircraft Operational surfaces (HP370.56);
 Dwelling house (Not applicable); and
 Flood.
Proposed use Child care centre and Community care centre.
Categories of development and Impact assessment.
assessment
 The Corporation of the Trustees of Roman Catholic

Archdiocese of Brisbane (Applicant);
o Director Planning and Building - Patrick
Lane-Mullins;
o Property Asset and Advisory Manger –
Patrick Kelly;
 Urban Planning Services (Planning Consultant);
 Bitzios Consulting (Traffic Engineering);
Applicant and Applicant’s consultancy
 Designvibe (Building Designer);
team
 Byrns Lardner (Landscape Architect);
 Michael Bale and Associate Engineers (Engineer –
Stormwater and Flood) ;
 Molino Stewart Environment and Natural Hazards
(Hazard Management Expert);
 Acoustic Works (Acoustic Engineer);
 Mark Rigby and Associated (Waste Consultant); and
 MacroPlan Dimasi (Economic Consultant).
The Corporation of the Trustees of Roman Catholic
Land owner
Archdiocese of Brisbane.
Objections Support
Submissions
 27 properly made (26 Zero.
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
objections and 1 petition

with 160 signatures); and
 3 not properly made (2
objections and 1 petition
with 212 signatures).
 Character;
 Acoustic impacts;
 View from Moana Park Avenue;
 Lack of landscaping;
 Traffic impact on residential streets;
 Increased traffic activity;
 Car parking;
Key matters raised by submitters  Economic need;
 Privacy;
 Signage;
 Small scale;
 Low intensity;
 Access from Rio Vista Boulevarde;
 Compliance with the City Plan; and
 Hours of operation.
Decision due date 26 March 2019.
Referral agencies Not applicable.
Officer’s recommendation Approval.
2 PROPOSAL
The purpose of this report is to assess a development application for a Development permit for a
Material change of use for a Child care centre and Community care centre at 2, 4 & 6 Moana Park
Avenue and 73 Rio Vista Boulevarde, Broadbeach Waters.
The proposed development includes a Child care centre which provides a capacity for 90 children.
The development application was originally lodged with a centre capacity to enrol 113 children. During
the assessment of the application and in response to submissions received during the public
notification period, the capacity has been reduced to 90 children. The proposed development includes
19 staff members for the Child care centre and three staff members for the Community care centre.
The proposed development involves two separate buildings referred to as Building A, which includes
the Community care centre, and Building B, which includes the Child care centre. The two land uses
are separated by a two metre high acoustic fence and landscaping, providing separation and a buffer
between the two land uses. The proposed land uses have also been allocated staff parking spaces to
ensure sufficient parking is available to the staff of the development.
The following details apply to the two buildings:
Building A (Community care centre, defined as ‘Premises used to provide social support where
no accommodation is provided. Medical care may be provided but is ancillary to the primary use’):
 Building A will accommodate the existing Centacare, which provides social support services;
 Includes one storey and is accessed via an entry deck from the car parking area;
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
 Includes an open multipurpose room, two office spaces, and kitchen and bathroom facilities.
Building B (Child care centre, defined as ‘Premises used for minding, education and care, but not
residence, of children’):
 Includes two storeys and access is via the reception area which connects to the car parking
area;
 The ground level includes six activity rooms, bathroom areas, staff room and services, kitchen
and laundry room.
 The second level contains the office/administration and staff areas including bathrooms and
pantry.
 The second level also provides a safe location for persons to remain onsite, should a flood
event occur. This is discussed in detail within Section 5.3.3.2 of the report.
The car parking associated with the development is located within the western portion of the site and
fronts Moana Park Avenue. The car parking area includes a total of 43 car parking spaces, a service
vehicle location and waste storage. The figure below provides an extract of the proposed site plan.
Figure 1: Extract of Site Plan prepared by Design Vibe.
Table 5.5.1: Low density residential zone (where not in the Large lot precinct) of the City Plan Version
4 categorises the proposal as subject to Impact assessment based on the Child care centre and
Community care centre land uses being list as being subject to impact assessment.
The development parameters of the proposal are outlined in the table below.
Development parameters
Height Two storeys and 6.9 metres.
Gross floor area  Child care centre: 932m2; and
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
Development parameters
 Community care centre: 235.4m2.
The following setbacks are proposed:
Boundary Setback
Front (Moana Park Avenue): 21.2 metres

Setbacks
Front (Rio Vista Boulevarde): 13 metres
Side (North): 1.5 metres
Side (South): 1.5 metres
Site cover 30%.
 The Child care centre provides capacity for 90 children; and

Capacity  22 staff members for both uses, including 19 for the Child care centre and
3 for the Community care centre.
 Child care centre: 6:30 am to 6:30 pm, Monday to Friday; and

Hours of operation
 Community care centre: 9:00 am to 4:00 pm, Monday to Friday.
43 car parking spaces and the proposed site plan allocates 23 spaces for staff.
Car parking City officers have included a condition which requires a minimum of 19 staff
spaces for the Child care centre and thee spaces for the Community care
centre.
Two points of vehicle access are proposed to Moana Park Avenue. The northern
Vehicle access driveway is proposed to cater for entry and exit. The southern driveway will be
exit only.
1.2 metre wide pedestrian path located next to the southern vehicle access
Pedestrian access
point.
Bicycle parking Four visitor bicycle parking spaces.
Servicing A service bay is proposed on the site, suitable to accommodate a van.
 The bulk bin and servicing area is located within the car parking area.
 The proposed development will include 1 general bulk container serviced
Waste
twice per week and 1 recyclable bulk container serviced three times per
week.
 47.6kL detention tank to mitigate peak stormwater flows to pre-development

Stormwater levels which is located within the most eastern portion of the site.
 Stormwater treatment arrangement has been conditioned.
2.1 Outdoor play area
The outdoor play area is located within the eastern portion of the site and is accessed via the
verandas, around the periphery of the activity rooms. The development also includes an outdoor play
area along the northern portion of the site and a small area which is located to the south of the baby
rooms.
The development included a bio-retention basin located within the eastern outdoor play area. To
ensure the bio-retention basin proposed no risk to children, the applicant proposed a perforated raised
ITEM 5 (Continued)
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platform providing a play area over the basin.

City officers were unsupportive of the proposed raised platform on the basis that plants within the
basin would be unable to grow and therefore, the bio-retention basin would not function.
Condition to remove Bio-

retention Basin and elevated
play space.
Figure 2: Extract of Site Plan prepared by Design Vibe.
The bio-filtration system has been removed from the proposal and placed by a mechanical filtration
system. City officers have recommended an amended plan condition which requires the removal of
the bio-retention basin and elevated play space. The area where the bio-filtration system was
proposed will form part of the outdoor play area of the Child care centre.
2.2 Fencing and acoustic attenuation
City officers have included a condition which requires frontage fencing, between the landscape buffer
and the car parking area, to assist in screening the development from the Moana Park Avenue
frontage. The proposed development involves a 2 metre high acoustic fence along the side
boundaries and the front boundary at Rio Vista Boulevarde. The fencing at Rio Vista Boulevarde
includes feature glazed infill panels to break the fence form and enable landscaping planted behind
the fencing to be visible from the streetscape.
The acoustic treatment also includes a covered area above the playground. Reference is made to the
below figure which demonstrates the extent of the acoustic treatment.
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Figure 3: Extract of acoustic barriers prepared by Acoustic Works.
The following figure provides the typical cross section of the roof structure as proposed.
Figure 4: Extract of Typical indicative section of covered area prepared by Acoustic Works.
The roof needs to be constructed of a solid material and of a certain density with acoustic absorptive
lining which connects directly to the acoustic barrier fence to effectively prevent the emission of sound
from this area of the outdoor playground.
To ensure the proposed barrier can be accessed for maintenance purposes, City officers have
recommended an amended plan condition which requires the acoustic treatment, including the portion
with barrier above, to be stepped in from the southern boundary. The amended plan condition will
result in the continuation of the proposed 2 metre high fence along the southern boundary and a two
metre wide landscape buffer to the front boundary of the site.
The proposed acoustic barrier, with the covered area above, will be setback two metres from the side
boundary and adjoin the building and the fence line at Rio Vista Boulevarde. In addition to the above,
Council’s Health and Regulatory Services officers have recommended a condition which requires
rainwater roof guttering and downpipes to be include on the structure. The following figure seeks to
demonstrate the outcome of the amended plan condition.
Continue landscape
buffer
Figure 5: Extract of Site Plan (including covered area) prepared by Design Vibe.
ITEM 5 (Continued)
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The covered area above the playground area extends 13 metres along the southern portion of the
subject site. The subject site adjoins an existing detached dwelling at the southern boundary however
the covered area is not considered to impact on the amenity of the dwelling based on setback,
landscape buffer and the portion of the dwelling which adjoins the acoustic treatment, which includes:
 a carport which extends approximately 8 metres along the southern boundary; and
 the ground level of the existing dwelling will be screen by the acoustic fence, in lieu of the
existing timber fence, and the first floor includes one highset window only.
Reference is made to the figures below which demonstrate the interface.
Figure 6: Interface with southern dwelling (Source: City of Gold Coast)
The proposed covered area above the playground area is not considered to visually impact on the
amenity of the dwelling to the south and will protect the dwelling’s acoustic amenity.
The objective of the acoustic treatments are to screen the noise associated with development and to
also mitigate the noise generated from the surrounding road network on the proposed development.
In addition to the treatments, the following management controls have been proposed:
 Loading and unloading activities are between the hours of 7:00 am to 6:00 pm, Monday to
Friday; and
 The use of the outdoor play areas during the day period between 7:00 am to 6:00 pm, Monday
to Friday.
2.3 Landscaping
The proposed development includes a combination of lower planting and evergreen trees at the street
frontage. Landscaping is provided around the periphery of the development which includes hedge
planting, screening shrubs and evergreen trees. The outdoor play spaces are located along the
northern and eastern portions of the site and include a combination of shade streets and garden beds.
The following provides an extract of the landscape intent for the proposed development.
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Figure 7: Extract of Landscape Master Plan prepared by Byrns Lardner
Figure 8: Extract of Detailed Landscape Plan prepared by Byrns Lardner

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2.4 Economic Assessment
The development application was supported by an Economic Needs Assessment which considered
the local context, the relevant trade area, the existing and future competitive development, the
demand and the economic implications of the proposed development.
The following figure demonstrates the trade area and the child care centres within the trade area
which are applicable to the economic needs assessment:
Figure 9: Extract of Main Trade Area prepared by MacroPlan Dimasi
The following provides a summary of the key economic need circumstances relevant to the proposed
development:
 The demand analysis for child care places throughout the trade area indicates an
undersupply of places in 2018. Some of this gap will be supported by the future Child care
centre to be developed as part of The Lanes, however, even with this additional supply there
still remains a market gap of approximately 164 places in 2021, increasing to 202 places by
2026.
 Within the primary trade area specifically, there is demand for 304 childcare places in 2018
which is expected to increase to 322 places by 2026. There are no existing Child care centres
within the primary trade which, coupled with local demand conditions, demonstrates the
strong need for the proposed Child care centre at the subject site.
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Officers comment: It should be noted that the Economic Needs Assessment did not consider
the centre at 12 Kalimna Drive, Broadbeach Waters, as this facility does not offer long day
care and as such, is not competitive supply with the childcare centre proposed onsite. This
facility is considered relevant to the supply within the local area and considered further below.
 The site is well position to cater to demand from the catchment and external sources.
 The proposed development will help to support childcare need in a high growth location.
City officers engaged an economic expert to complete a peer review of the Economic Needs
Assessment provided by the applicant. The following provided they key considerations from the peer
review:
 The report did not consider the Broadbeach Waters Kindergarten at 12 Kalimna Drive (centre
capacity of 25) and the Broadbeach Kindergarten at 2 Armrick Avenue (centre capacity of
24). These were considered in the peer review.
 Whilst the applicants assessment calculated a different undersupply (figure was smaller), it
was agreed that the undersupply is greater than the proposed 1013 places (now 90
placements) and that the catchment will remain undersupplied.
In summary, the economic assessment has demonstrated that the local area has an undersupply of
child care spaces. The assessment establishes that there is an economic need for the proposed
development. Notably, in addition to the existing centre at 12 Kalimna Drive, the proposed
development will not be in excess of the needs of the catchment. Therefore, City officers consider that
there is a sufficient demand and economic need to support the Child care centre in the local area.
2.5 Proposed Perspectives
The following provides the key perspectives of the proposed development to demonstrate the form
and scale of the proposed buildings.
The below figure provides an extract of how the development will present to Moana Park Avenue.
Figure 10: Extract of 3D Perspective 1 prepared by Design Vibe

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The below figure provides an extract of how Building B (Child care centre) will present to Moana Park
Avenue.
The below figure demonstrates the built form Rio Vista Boulevard.
Figure 12: Extract of Building B Elevation 3 prepared by Design Vibe
3 KEY CONSIDERATIONS
The key considerations relate to the intensity of the non-residential development and specifically how
the proposed development will protect the character and amenity applicable to the subject site.
The application was originally submitted with a capacity to accommodate 113 children and during the
assessment of the application, the capacity has been reduced to 90 children to reduce the intensity of
the land use. City officers have undertaken an assessment to determine whether the impacts on the
character and amenity, caused by the intensity of the proposed non-residential development, are
consistent with that of the residential environment.
In addition to the character and amenity considerations, the subject site is flood affected and does not
have flood free access or egress. The evacuation routes are considered to be extremely hazardous (in
accordance with the table in the Flood overlay code which defines the degree of hazard), which pose
risks to children and parents/guardians during flood evacuation. As such, City officers raised
significant concerns in regards to the proposed flood risk management strategies and the applicant
has supplied a Flood Emergency Management Plan (FEMP).
The applicant has submitted supporting documentation from an environmental and natural hazards
expert which has concluded that when the FEMP is established and implemented, the FEMP would
reduce the residual risks to life and the burden on local emergency services, resulting in an acceptable
outcome consistent with adopted shelter in place principles to address City Plan.
ITEM 5 (Continued)
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4 SITE CONTEXT
4.1 Subject site
The subject site:

 is located at 2, 4 & 6 Moana Park Avenue and 73 Rio Vista Boulevarde, Broadbeach Waters;
 includes four allotments, formally described as Lot 127, Lot 128 & Lot 129 on RP114747 and
Lot 125 on RP115750;
 has an area of 3,298m2, with a frontage to Moana Park Avenue and Rio Visa Boulevard;
 is improved by non-residential development including a Centacare (Community care centre),
church and manse;
 is generally flat with an RL 2.95m at the Moana Park Avenue frontage and RL 3.18m at Rio
Vista Boulevard.
Figure 13: Aerial Figure (Source: Esi)
4.2 Site History
The subject site is owned by The Corporation of the Trustees of Roman Catholic Archdiocese of
Brisbane and is currently improved by a church, manse and a community care centre. The following
figure, provided by the Applicant, demonstrates the existing non-residential development and the
surrouding land uses.
ITEM 5 (Continued)
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Figure 14: Extract demonstrating site and immediate surroundings (prepared by UPS)
The above figure demonstrates the non-residential nature of the subject site and the proximity to
established non-residential land uses at Rio Vista Boulevard and Kalimna Drive.
The existing CentaCare office (Community care centre) is located at 73 Rio Vista Boulevarde and
operates from the existing building on site. The applicant has confirmed that the Community care
centre has operated from the subject site for the past 20 years and is operated by the church onsite.
CentaCare provides community services including support and counselling for various social issues.
The subject site is also improved by two established buildings including the church and manse, both
assumed to be established circa 1960.
The following figures demonstrate the characteristics applicable to the subject site.
Figure 15: Subject site (Community care centre) from 73 Rio Vista Boulevarde (Source: City of Gold Coast)
ITEM 5 (Continued)
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Figure 16: View of church from Moana Park Avenue (Source: City of Gold Coast)
Figure 16: View of church and manse from Moana Park Avenue (Source: City of Gold Coast)
4.3 Local context
The site is located directly to the west of the roundabout which connects Rio Vista Boulevarde and T E
Peters Drive. The site is surrounded by a mix of residential and non-residential land uses. Although
the site is located within the Low density residential zone, the site is currently improved by non-
residential land uses.
The site also adjoins an office development and is within proximity to the neighbourhood centre at Rio
Vista Boulevarde. The following details the immediate and broader local context applicable to the
subject site.
North: Immediate context: 2 Moana Park Avenue interfaces with three residential properties to
the north which are orientated away from the subject site, towards Kalimna Drive. The rear of
the properties interface with the site and are orientated towards to outdoor areas to the
north. 73 Rio Vista Boulevarde adjoins an existing commercial development.
Broader context: Approximately 60 metres to the north of the subject site is a
neighbourhood centre which is located at the corner of Rio Vista Boulevarde and Kalimna
Drive. Further to the north is a residential catchment which is developed by low density
dwellings. Rio Vista Boulevarde connects to Monaco Street further to the north.
South: Immediate context: The subject site adjoins residential development immediately to the
south. Residential development is continued further to the south with development located
within the Low density residential zone and Medium density residential zone.
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Broader context: Hooker Boulevarde is located to the south and is accessed via Rio Vista
Boulevarde. In a south-easterly direction is Pacific Fair Shopping Centre and The Star Gold
Coast, which are approximately one kilometre from the site.
East: Immediate context: The subject site adjoins Rio Vista Boulevarde directly to the east.
Development to the east is comprised of detached dwelling houses within the Low density
residential zone.
Broader context: The Gold Coast Convention Centre, centre of Broadbeach, Broadbeach
North Light Rail Station and Gold Coast Highway are located to the east of the subject.
West: Immediate context: The subject site adjoins Moana Park Avenue to the west. On opposing
side of Moana Park Avenue are residential developments and the Broadbeach Waters
Kindergarten.
Broader context: The residential character continues to the west and further to the west is
Moana Park and the Gold Coast Lawn Bowel Club.
The local context applicable to the site is demonstrated below in the following extract of City Plan
Version 4 zone mapping.
Subject Site
Figure 17: Extract of City Plan Zone Mapping
5 PLANNING ASSESSMENT
The proposed development is subject to Impact assessment based on the land uses being listed as
requiring Impact assessment.
Section 45(5) of the Planning Act 2016 identifies:
(5) An impact assessment is an assessment that –

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(a) must be carried out -
(i) against the assessment benchmarks in a categorising instrument for the

development; and
(ii) having regard to any matters prescribed by regulation for this subparagraph;
and
(b) may be carried out against, or having regard to, any other relevant matter, other
than a person’s personal circumstances, financial or otherwise.
The proposed development triggers impact assessment and has been assessed in accordance with
Section 45(5) of the Planning Act 2016.
5.1 State Planning instruments
Instrument Comment
State Planning Policy The City Plan appropriately reflects all aspects of the State
Planning Policy apart from aspects relating to natural
hazards, risk and resilience (coastal hazards).
The proposal does not trigger assessment against any
assessment benchmarks relating to natural hazards, risk and
resilience (coastal hazards).
South East Queensland Regional Plan The proposal is consistent with the goals, elements and
strategies; and the Southern Sub-regional directions of the
South East Queensland Regional Plan 2017 (ShapingSEQ).
Schedule 10 (Development The proposal does not trigger assessment against any
assessment) of the Planning assessment benchmarks in Schedule 10 (Development
Regulation 2017 assessment) of the Planning Regulation 2017.
Schedule 12 (Particular reconfiguring The proposal does not trigger assessment against any
a lot requiring code assessment) of assessment benchmarks in Schedule 12 (Particular
the Planning Regulation 2017 reconfiguring a lot requiring code assessment) of the
Planning Regulation 2017.
5.2 Local categorising instruments
Local categorising instrument Comment

The proposal does not trigger assessment against any
Temporary Local Planning Instrument
temporary local planning instruments.
There is no new trunk infrastructure required as part of this
Local Government Infrastructure Plan
development.
The proposal does not trigger assessment against a variation
Variation approval
approval.
ITEM 5 (Continued)
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5.3 City Plan

The following is an assessment of the application against the City Plan.
5.3.1 Assessment against the Strategic framework
The strategic framework requires careful and balanced reading of the provisions to best achieve the
purpose and objectives of the City Plan. The strategic framework sets the policy direction for the City
Plan and has a planning horizon of 2031.
This Policy direction is structured in the following way:
a The strategic intent describes the planning vision for the Gold Coast over the coming decades; in
particular, what our city will look like and how it will function, potential for major development over
the next 20 years and areas for growth and protection.
b The following six city shaping themes play an important role in shaping future growth and
managing change across the city, and collectively represent the policy intent of the City Plan:
i Creating liveable places;

ii Making modern centres;
iii Strengthening and diversifying the economy;
iv Improving transport outcomes;
v Living with nature; and
vi A safe, well designed city.
c Strategic outcomes for each theme.
d Elements that refine and further describe the strategic outcomes.
e Specific outcomes sought for each of the elements.
Strategic intent
The Strategic intent flows through to the Themes (Strategic outcomes), Elements (Specific outcomes)
and applicable codes. The Strategic intent is achieved through assessment against these outcomes.
Theme/s and Elements

The following is an assessment of the application against the relevant Theme/s and Elements of the
strategic framework identified in the table below:
Theme/s Related element Maps

Creating liveable places Suburban neighbourhoods Strategic framework map 1 –
Designated urban area
Making modern centres Neighbourhood centres
 Urban area.
Safe, healthy and cohesive
Strategic framework map 2 –
communities
A safe, well designed city Settlement pattern
 Suburban neighbourhoods.
Preamble to assessment
For the purpose of assessing the development application against the City Plan Version 4, reference
is made to the Note within Section 3.1 of the Strategic framework.
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“The whole of the planning scheme is identified as the assessment benchmark for impact
assessable development. This specifically includes assessment of impact assessable
development against this strategic framework. The strategic framework may contain intentions and
requirements that are additional to and not necessarily repeated in zone, overlay or other codes. In
particular, the performance outcomes in zone codes address only a limited number of aspects,
predominantly related to built form. Development that is impact assessable must also be assessed
against the overall outcomes of the code as well as the Strategic framework.”
Therefore, the following establishes the foundation for assessing Impact assessable development
against the City Plan Version 4:
 The whole of the planning scheme is the assessment benchmark for the development;
 The Strategic framework is an assessment benchmark for the proposed development;
 The intentions and requirements of the Strategic framework have been considered, that may
be additional to and not necessarily repeated in the zone or other code;
 The performance outcomes in the Low density residential zone only address a limited
number of aspects, predominantly related to built form; and
 The development must also be assessed against the overall outcomes of the Low density
residential zone as well as the Strategic framework.
Assessment against the Theme/s and Elements
For the purpose of assessing the development against the applicable outcomes within the Strategic
framework, the assessment has been categorised and undertaken in accordance with applicable
topics.
The assessment has been consolidated into topics which include:
 Character and amenity; and
 Small-scale commercial use.
Character and amenity
The subject site forms part of the Suburban neighbourhood of the City’s settlement pattern, which
seeks low intensity and low-rise residential environments, that retain and enhance the local character
and the amenity.
The Creating liveable places theme and the Suburban neighbourhood element of the Strategic
framework are therefore applicable to the subject site and establish the local character and amenity
applicable for the area.
The following provides the local character and amenity related outcomes applicable to the proposed
development, as follows:
Strategic outcomes 3.3.1(11) of the Creating liveable places theme
“Suburban neighbourhood areas are maintained as low-intensity, low-rise residential

environments that retain and enhance local character and amenity.”
Specific outcome 3.3.3.1(1) of the Suburban neighbourhood element
“Suburban neighbourhoods are places for low intensity, low-rise, predominantly detached housing
that retains and enhances local character and amenity by maintaining existing scale, building
ITEM 5 (Continued)
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height and intensity despite its proximity to public transport or other services. They are less
clustered and characterised by a feeling of openness, with buildings positioned in a generous
landscaped setting.”
Strategic outcome 3.8.1 (2) of the A safe, well designed city theme
“Important elements of urban character and community significance are protected and enhanced
to strengthen the sense of identity in local areas and the city.”
Specific outcome 3.8.3.1 (1) of the Urban design, character and community identity element
“Development is cognisant of the function and desired future appearance of each individual area
and reinforces or reinterprets the character of that area.”
The local context applicable to the subject site involves low intensity development which is
characterised by detached houses and non-residential development which maintains a proportionate
built form to the residential character.
Although the subject site is located within the Suburban neighbourhood, the subject site is currently
improved by non-residential land uses and is surrounded by a commercial centre to the north and a
multi-unit residential development to the south. Therefore, City officers have considered the existing
local character to not lend itself to a traditional residential environment. Notwithstanding this, the
existing buildings on site maintain a comparable form and scale to the surrounding dwellings.
The local character reflects a low intensity, low-rise form, which is provided in a generous landscape
setting. The low intensity, low-rise, dwelling house character establishes the local character and the
level of amenity applicable to the subject site and future development within the Suburban
neighbourhood.
The proposed development has been designed to represent a built form which is comparable in size of
residential development within the Suburban neighbourhood. The built form is consistent with the
surrounding area and provides a development outcome which is proportionate to the existing
character.
The proposed development provides a building height, site coverage and building setbacks which are
consistent with those of a residential dwelling, achieving compliance with the built form outcomes of
the Low density residential zone. Therefore, the development represents a built form which is
comparable in size to residential development, consequently maintaining the low intensity, low-rise,
predominantly detached housing character.
The car parking area associated with the development presents to Moana Park Avenue and
incorporates a 2 metre wide landscape buffer, for the length of the western boundary (excluding the
two driveways). City officers have recommended a condition which requires a fence to be incorporated
along the frontage of the site, between the landscape buffer and the car parking area, to assist in
screening the car parking area from the road frontage. The car parking area is also softened by
sections of landscaping which present to the street frontage, providing proportionate buildings
positioned in a generous landscaped setting. The landscape at the frontage of the site is capable of
supporting the establishment of shade trees, shrubs and mass ground cover plantings.
The Office of the City Architect has provided the following commentary on the proposed development:
“The building form achieves a scale and height of development that is comparable with
surrounding neighbouring buildings. The proposed buildings will present an appropriate low scale
built form to the important street interfaces to Moana Park Avenue and Rio Vista Boulevard that
is in keeping with the desired intended neighbourhood character.
ITEM 5 (Continued)
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…
The proposal incorporates pockets of landscaping at the Moana Park Avenue frontage, and
includes pockets within the car park and along the building frontage. These additional landscape
elements appropriately break up the large expanse of hardscape, provide shade and amenity.
The additional landscaping also assists to achieve a denser landscape setting that is in keeping
with the desired residential character.”
In addition to the built form parameters, the design and layout of the proposed development assists to
protect and maintain the local character and amenity applicable to the immediate area.
To assist in protecting the acoustic amenity applicable to the local character, the proposed
development involves a two metre high acoustic barrier along the side boundaries and at the Rio Vista
Boulevarde road frontage. The development also includes a covered area above the playground area
to mitigate noise impacts from the playground area. The covered area will be setback 2 metres from
the side boundary of the site and will be screened by a landscape buffer. To ensure the cover does
not result in a dominant form at the southern side boundary, City officers have recommended that the
barrier be a clear to semi-translucent material to reduce the visual dominance and to appear
lightweight and open.
The proposed development provides a minimum setback of 1.5 metres to the side boundaries and has
been design and orientated to ensure main access points and play areas are orientated away from
existing development.
Additionally, between the building and the acoustic fence, conditions requiring a row of screening
shrubs have been incorporated along the side interfaces to soften the visual impact of the
development. This will also assist to ensure access and movement is limited along the side
boundaries of the development.
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The following seeks to identify the adjoining land uses and the development outcomes which assist to
protect the amenity of those uses:
Adjoins residential. Existing dwellings

oriented towards Kalimna Drive (north)
away from site.
1.5m setback from boundary, buffered by
2m high fence and hedge row planting.
Adjoins existing commercial development.

Minimum setback of 1.5m and buffered by
2m high fence and evergreen trees /
screening shrubs.
Playground in most
eastern corner at
Rio Vista
Boulevarde.
Adjoins residential to south. Carport / garage at interface.

Activity rooms orientated away from adjoining dwelling, with
highset windows only at the south (no access points).
Room access and playground located to the north.
Minimum setback of 1.5m, buffered by 2m high fence,

Adjoins residential. Development landscape and covered area above the playground.
provides a 2 metre setback. Southern
rooms for babies only. 2m high fence
and hedge row planting.
As demonstrated above, the proposed development seeks to mitigate impacts on the adjoining
properties by providing a layout which is orientated away from the residential dwellings. The building
has been designed to ensure no opening or access points are located at the interface with the
adjoining dwellings. City officers are therefore satisfied that the proposed built form, orientation,
landscaping, acoustic mitigation measures, will assist to protect the character and amenity applicable
to the residential area.
To assist in providing a development outcome which is consistent with the residential character, during
the assessment process, City officers and the applicant have worked to reduce the Child care
placement capacity to 90 children. The proposed reduction will reduce the intensity of the
development, providing a development outcome which is considered to retain and enhance local
character and amenity applicable to the Suburban neighbourhood.
City officers are satisfied that the proposed Community care centre represents a size and scale which
is consistent with the existing operation at the subject site, maintain the low intensity environment.
Additionally, the Community care centre seeks to continue the existing use currently operating from
the subject site.
Therefore, the key consideration relates to the addition of the Child care centre and the increased
traffic activity at the subject site. When considering the appropriateness of the proposed development
at the subject site, City officers have considered whether the development impacts on amenity from
the increased vehicle movements to and from the subject site.
ITEM 5 (Continued)
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City officers have undertaken an analysis of the potential traffic generation associated with the
proposed development and have compared the original placement capacity with the revised number.
The following demonstrates the total trips in and out of the site during the peak hour and the total
traffic generation for the morning and afternoon.
Placements Trip Rate Peak Trips Total AM and PM traffic

generation
AM PM AM PM
113 children 0.66 0.48 75 55 245 trips
90 children 0.66 0.48 60 44 199 trips
Difference 15 11 46
(The data provided in the table above applies the rates provided by the applicant of which was sourced from the Department of
Transport and Main Roads Traffic Generation Data (2006-2015) for a Child care centre.)
The reduction of 23 placements results in a morning peak hour of 60 vehicle trips (total in and out) and
an afternoon peak hour of 44 vehicle trips (total in and out). The reduction will result in a total of 199
traffic movements to and from the site in both the morning and afternoon drop off periods. This
reduction will result in 46 less trips in the morning period and in the afternoon.
Based on the reduction in the number of placements at the Child care centre, City officers are satisfied
that the development outcome will uphold the important elements of a Suburban neighbourhood and
will maintain the residential nature of the local area.
Therefore, the proposed non-residential development is considered to maintain the local character
applicable to the immediate residential area and maintain the level of amenity expected within the
Suburban neighbourhood.
Small scale commercial use
Specific outcome 3.4.5.1 (14) of the Neighbourhood centres element identifies that small-scale
commercial uses may be appropriate in Suburban neighbourhoods where they do not unduly detract
from the local character and amenity.
Specific outcome 3.4.5.1 (14) of the Neighbourhood centres element, reads as follows:
“Standalone, small-scale commercial uses (e.g. neighbourhood store, medical centres) may be
appropriate in suburban and urban neighbourhoods (including light rail urban renewal area), new
communities, Merrimac/Carrara flood plain special management area, townships and marine and
general industry areas, where these uses:
(a) are of a type and size that will not undermine the viability of existing or new neighbourhood
centres;
(b) provide a direct service to the immediate neighbourhood/industry area or a high frequency
public transport stop;
(c) maintain a compatible form and scale to nearby development;
(d) do not unduly detract from local character and amenity; and
(e) are not service station, bar, hotel, nightclub or supermarket uses.”
The reference to “small-scale” within the City Plan is solely concerned with the relative built form. As
discussed in the previous section relating to the local character and amenity, the built form represents
a proportionate scale to the existing detached dwelling character.
ITEM 5 (Continued)
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Therefore, City officers consider the built form of the proposed development to represent that of a
small-scale commercial use.
The proposed development, is considered to represent a small-scale commercial and community use
which is further confirmed with compliance of (a) to (e), as follows:
a) The proposed development does not involve land uses which have potential to undermine the
viability of existing or new neighbourhood centres;
b) The proposed development is located within a residential catchment and provides a direct
service which is accessible to the immediate neighbourhood;
c) The proposed development provides a built form and scale which is proportionate and
complementary to the surrounding character;
d) The proposed development includes a built form which is consistent with the local character
and the development implements design measures to ensure the development maintains the
local character and amenity applicable to the subject site.
e) The application does not involve a service station, bar, hotel, nightclub or supermarket use.
Notwithstanding the above, the proposed development involves two non-residential land uses and
therefore, is not considered to be standalone. Additionally, the subject site adjoins an existing
commercial use, being a real estate office. City officers have considered the non-compliance with the
City Plan Version 4, however consider there to be relevant matters to overcome the non-compliance.
These are discussed in section 5.3.2 of this report.
The proposed development has been designed to ensure the Community care centre and Child care
centre area separate and buffered via fencing and landscaping. Importantly, the development will
maintain the community support services provided at the subject site and will establish a Child care
centre which has been determined to be required to service the need of the local area.
City officers acknowledge that the proposed development is not standalone, however as discussed
above, considered there to relevant matters to overcome the non-compliance. Although the proposed
development is not standalone, the proposed Child care centre is considered to represent a small-
scale commercial land use and achieves compliance with compliance of (a) to (e) of the Specific
outcome 3.4.5.1 (14). City officers are satisfied that the proposed development which will maintain the
existing function and desired future appearance of Suburban neighbourhood and the character of that
area.
Summary of Strategic framework
The proposal is considered to support and promote the Strategic framework and City Plan Version 4
for the following reasons:
 The proposed development has been designed to represent a built form which is comparable
in size and architectural style of residential development;
 The building height, site coverage and building setbacks are consistent with those of a
residential dwelling, assisting to maintain low intensity, low-rise, predominantly detached
housing character;
 The design and layout of the development protects the surrounding residential environment by
allowing for sufficient separation and landscape buffers between the proposed development
and the adjoining dwellings;
ITEM 5 (Continued)
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 The proposed development seeks to mitigate impacts on the adjoining properties by providing
a layout which is orientated away from the residential dwellings and includes limited access at
the interface with the dwellings;
 The proposed non-residential development is considered to provide a low-intensity

development outcome, maintaining the local character and amenity expected within the
Suburban neighbourhood;
 The built form, landscaping, acoustic mitigation measures will assist to protect the character
and amenity applicable to the residential area;
 The development provides setbacks which achieve compliance with the Acceptable outcome,
a site cover which is significantly less than the 50% site cover prescribed in the Acceptable
outcome and a building height which is below the two storey (9 metres) of the Low density
residential zone. As such, the development contributes to the intended feeling of openness,
with buildings positioned in a generous landscaped setting, as expected within the Suburban
neighbourhood; and
 The proposed Child care centre is considered to represent a small-scale commercial land use
which will maintain the existing function and desired future appearance of Suburban
neighbourhood and the character of that area.
As the proposed development is not considered to be standalone, City officers have considered
relevant matters in the assessment of the development application (refer to section 5.3.2 below).
5.3.2 Relevant Matters
In accordance with Section 45 (5) (b) of the Planning Act 2016, Impact assessment is an assessment
that may be carried out against, or having regard to, any other relevant matter.
City officers have had regard to relevant matters during the assessment of the application, being the
existing non-residential nature of the subject site and the economic need for the Child care centre.
The relevant matters applicable to the assessment of the development application are discussed
further below.
5.3.2.1 Existing character
The subject site is currently developed by way of non-residential land uses including a community care
centre, church and manse. The current land uses at the subject site provide a built form which is
consistent with the residential character. City officers have considered it reasonable to consider that
the existing land uses at the site are non-residential.
City officers have considered this matter as part of the assessment of the development, considering
that the Community care centre land use will be maintained and the Child care centre integrated at the
subject site. Therefore, it is not considered unreasonable that the proposed development involve two
non-residential activities operating from the site.
5.3.2.2 Economic need
The Economic Needs Assessment and peer review undertaken by an economic expert has
determined that the local area has an undersupply of child care spaces.
The assessment provided demonstrates that there is an economic need for the proposed development
and in addition to the centre at 12 Kalimna Drive, the proposed development will not be in excess of
the needs of the catchment.
ITEM 5 (Continued)
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Therefore, there is sufficient demand and economic need to support another childcare centre in the
local area. On this basis, City officers consider the economic need for the proposed development at
the subject site to be a relevant matter in recommending a favourable outcome for the proposed
development.
5.3.3 Assessment against the codes
The following is an assessment of the application against the applicable codes of the City Plan
identified in the table below:
Zone code Overlay codes Development codes
 Low density residential zone  Acid sulfate soils overlay  Child care centre code;
code. code;  Commercial design code;
 Airport environs overlay code;  Driveways and vehicular
and crossings code;
 Flood overlay code.  General development
provisions code;
 Healthy waters code;
 Social and health impact
assessment code;
 Solid waste management
code;
 Transport code; and
 Vegetation management
code.
5.3.3.1 Assessment against the zone code
The proposal has been assessed against the Low density residential zone code.
In accordance Section 3.1 (Introduction) of the Strategic framework, development that is Impact
assessable must also be assessed against the overall outcomes of the code.
The purpose of the Low density residential zone code is to:
“Provide for Dwelling houses, supported by community uses and small-scale services and facilities
that cater for local residents.”
The purpose of the Low density residential zone code is achieved through the overall outcomes, which
are assessed as follows:
(2) (a) Land uses
“(2) The purpose of the code will be achieved through the following overall outcomes:
(a) Land uses –
(i) consist of a range of low intensity, low rise, predominantly detached housing
that retains and enhances local character and amenity by maintaining existing
scale, building height and intensity despite its proximity to public transport or
other services;
…
ITEM 5 (Continued)
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(v) include neighbourhood centres and stand alone small scale non-residential
development consistent with the Strategic framework;
…
(vii) do not detract from the residential amenity of the area.”
Officers comment:
The proposed development provides a building height, site coverage and setbacks that are consistent
with those of a residential dwelling. The development therefore represents a built form which is
comparable in size to residential development, maintaining the low intensity, scale, low-rise,
predominantly detached housing character.
The built form represents a proportionate scale to the existing detached dwelling built form and
includes a two metre wide landscape buffer which is capable of supporting the establishment of shade
trees, shrubs and mass ground cover plantings, maintaining similar components of the residential
area.
To reduce the intensity of the development, particularly during the morning and afternoon peak drop
off and pick up periods, the Child care centre has been reduced to a maximum capacity of 90 children.
The proposed Child care centre is considered to represent a small-scale commercial land use which is
consistent with the Suburban neighbourhood (Strategic framework). City officers have acknowledged
that the proposed development is not standalone, representing a non-compliance and have therefore
considered relevant matters during the assessment of the development application. On this basis, City
officers are satisfied the proposed development provides land uses consistent with the character and
amenity expectations of the Low density residential zone.
The development seeks to mitigate impacts on the adjoining properties by providing a layout which is
orientated away from the residential dwellings. Additionally, the building has been designed to ensure
no opening or access points are located at the interface with the adjoining dwellings. In addition to the
proposed built form which maintains the local character, landscape buffers and acoustic mitigation has
been conditioned, to ensure the proposed development maintains the residential amenity of the area.
City officers are satisfied that the proposed built form, orientation, landscaping, acoustic mitigation
measures, will assist to protect the amenity applicable to the residential area.
The proposed non-residential development is considered maintain the local character and the level of
amenity expected within the Low density residential zone.
(2) (b) Character
“(b) Character consists of –
(i) low intensity, locally serviced suburban neighbourhoods that offer a high level
of amenity and a sense of openness, with buildings that present well to the
street and are set amongst generous landscaping; and
(ii) streets characterised by street trees and shared use and a network of
interconnecting thoroughfares for pedestrians, cyclists and slow-moving
vehicles.”
Officers comment:
The proposed development maintains the low intensity character by providing a built form character
which is proportionate to the surrounding residential environment. The development provides setbacks
which achieve compliance with the Acceptable outcome and a site cover which is significantly less
than the 50% site cover prescribed in the Acceptable outcome of the Low density residential zone.
ITEM 5 (Continued)
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As such, the development contributes to the intended feeling of openness, with buildings positioned in
a generous landscaped setting.
At the Moana Park Avenue frontage, the development provides a 2 metre wide landscape buffer,
between the boundary and the car park. City officers have recommended a condition which requires a
fence to be incorporated along the frontage of the site, between the landscape buffer and the car
parking area, to assist in screening the car parking area from the road frontage. The development also
includes sections of landscaping which present to the street frontage, achieving proportionate
buildings positioned in a generous landscaped setting.
The landscape at the frontage of the site is capable of supporting the establishment of shade trees,
shrubs and mass ground cover plantings.
The Office of the City Architect has provided the following assessment of the proposed development:
“The building form achieves a scale and height of development that is comparable with
surrounding neighbouring buildings. The proposed development will present an appropriate low
scale forms to the important street interfaces to Moana Park Avenue and Rio Vista Boulevard
that is in keeping with the desired intended neighbourhood character.”
On this basis, the proposed development blends with the existing character of the area. The setbacks
and separation provides a sense of openness, with buildings that present well to the street and are set
amongst generous landscaping. Therefore, the proposed development is considered to comply with
the Overall outcomes relating to character.
(2) (c) Built form
(c) Built form –
(i) is low rise and blends with local character and amenity;
(ii) is setback from property boundaries to protect the privacy and amenity of
adjoining residences;
(iii) is setback from road frontages to complement the streetscape character and
provide space for off street parking; and
(iv) maintains a medium site cover to provide adequate area for private open
space and landscaping.”
Officers comment:
The proposed development provides a low rise building height which blends with the low rise
residential character. The proposed development provides a building height of two storeys and 6.9
metres, achieving compliance with the Acceptable outcome AO3 of the Low density residential zone
code. The portion which provides two storeys involve a small component of the development and
assists to define the main entrance of the building, providing for good wayfinding and legibility from the
frontage.
The proposed development provides a minimum setback of 1.5 metres from property boundaries to
assist in protecting the privacy and amenity of adjoining residents.
The site cover and setbacks allows for shade trees, shrubs and mass ground cover plantings to be
incorporated at the front of the development. While the fencing along the Rio Vista Boulevarde
frontage will be built to boundary, feature glazed infill panels will be provided to enable the planting
conditioned internal of the fence to be visible from the streetscape. At the site boundaries, the setback
allows for rows of screening shrubs to be incorporated along the side interfaces with existing
residential development to soften the development.
ITEM 5 (Continued)
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The proposed development is considered to provide setbacks which complement the streetscape
character and provide sufficient space at the front of the subject site for off-street parking. The off-
street parking will be softened by landscaped buffers to the street frontage and building frontage that
assist to achieve the desired neighbourhood character and amenity.
The proposed development complies with the relevant Acceptable outcomes for built form, which
means it also complies with the Overall outcomes relating to built form.
Acceptable outcomes / Performance outcomes
Officers have undertaken an assessment of all relevant provisions and the proposed development is
considered to comply with the built form Acceptable outcomes of the code including:
 Acceptable outcome AO1 relating to setbacks;
 Acceptable outcome AO2 relating to site cover; and
 Acceptable outcome AO3 relating to height ; and
The proposed development provides an alternative outcome to achieve compliance with
Performance outcome PO10. Assessment of the performance outcome is provided below.
Land uses
Performance outcome Acceptable outcome
PO10 AO10
Non-residential uses (other than community uses and A non-residential use (such as a health care service
neighbourhood centres) are small scale and stand- or an emergency service) includes a single tenancy
alone. and does not adjoin another existing or approved
non-residential use.
Officer’s comment:
The proposed development involves a non-residential use which includes two tenancies. As
discussed in the assessment completed against the Strategic framework, the proposed development
is considered to be small-scale however City officers acknowledge that the development is not stand-
alone.
City officers have therefore had regard to relevant matters during the assessment of the development
and reference is made to Section 10 of this report.
5.3.3.2 Assessment against the overlay code
The proposal has been assessed against the following overlay codes:
 Acid sulfate soils overlay code;
 Airport environs overlay code; and
 Flood overlay code.
Officers have undertaken an assessment of all relevant provisions and the proposed development
complies with the applicable acceptable outcomes of the following codes:
 Acid sulfate soils overlay code; and
 Airport environs overlay code.
ITEM 5 (Continued)
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The proposed development provides an alternative outcome to achieve compliance with the following
Performance outcomes of the Flood overlay code:
 Performance outcome PO5 relating to Flooding risk;
 Performance outcome PO9 relating to Hazard consideration for development; and
 Performance outcome PO11 relating to Access with respect to hazard.
The following figure demonstrates the flooding impacts applicable to the subject site and the
surrounding area of Broadbeach Waters.
Figure 18: Aerial photo of the subject site showing flooding over the surrounding road network (Source: ArcGIS 2019).
The proposed development has been supported by the following documents:

 Flood Emergency Management Plan – 4 Moana Park Avenue, Broadbeach Waters, Revision
J, dated 16 November 2018, prepared by Michael Bale and Associates; and
 Endorsement letter for the review of Revised Flood Emergency Management Plan Child Care
Centre 4 Moana Park Avenue Broadbeach Waters, dated 4 December 2018, prepared by
Steven Molino, Molino Stewart Pty Ltd.
The Flood Emergency Management Plan (FEMP) details the potential flood hazard of the site,
evacuation routes and the available warning systems and response procedures.
Due to the nature of the potential flood hazards detailed in Section 3 of the Flood Emergency
Management Plan (FEMP), both evacuation and ‘shelter in place’ strategies have been
recommended, dependant on the circumstances eventuating. To minimise the risk to children, staff,
the community and emergency responders, an evacuation strategy is recommended, with the ability to
‘shelter in place’ in the case of an unforeseen emergency.
The FEMP establishes a trigger system which monitors a rainfall event and implements an evacuation
strategy to ensure people are evacuated from the site in the first instance and ‘shelter in place’ is
available if needed. The FEMP requires the responsible person of the FEMP to monitor the conditions
and warnings and complete checklists in response to the event.
ITEM 5 (Continued)
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The triggers are summarised below:

 Trigger R1 (Heavy rainfall):
o Adverse road conditions may prevail such as poor visibility and/or localised ponding.
o Continue as per usual but monitor official instructions, warnings, rainfall and stream
gauge levels.
 Trigger R2 (BoM forecast ‘Minor’ (or above) flooding in the Nerang River or Boobegan Lock /
Evandale gauges reach 3.17 or 1.54 m AHD respectively):
o Rudd Street may start to flood. Rio Vista Boulevard (South Access) may close within 2
hours.
o If outside of closing hours, the facility does not open.
o If during opening hours, parents are notified and collected from the site.
o Continue to monitor official instructions, warnings, rainfall and stream gauge levels
and provide regular updates to staff and parents/guardians.
 Trigger R3 (Boobegan Lock / Evandale gauges reach 3.33 or 1.81 m AHD respectively):
o T.E. Peters Drive (East Access) may close.
o If parents/guardians are yet to collect children advise that access is only available
from Rio Vista Boulevard;
o Continue to monitor official instructions, warnings, forecasts, rainfall and stream
gauge levels.
 Trigger R4 (Boobegan Lock / Evandale gauges reach 3.79 or 2.12 m AHD respectively):
o All access routes are closed and parent advised not to access site.
o Shelter in place is implemented.
The following provides an extract of the information provided in Table 3 (Minimum Flood Warning
Periods) of the FEMP prepared by Michael Bale and Associates. The table also provides comments
from Assessment manager.
Event Minimum rainfall Minimum evacuation period available Maximum duration
period prior to (hours) between Trigger R2 and R4 of isolation
evacuation Trigger R2
Officers Timeframe between full Timeframe from limited access (R2 Duration of isolation
comment: access to site to limited Trigger) to the site to no access available at the site.
access. Refer to R2 (Trigger R4). After this time, ‘shelter in
Trigger above. place’ is required.
1% AEP (Q100) 6.25 hours 8.5 hours - Total of 14.75 hour evacuation 12 hours
period is available.
0.5% AEP 4.75 hours 6 hours - Total of 10.75 hour evacuation 10 hours
(Q200) period is available.
0.2% AEP 4 hours 4.5 hours - Total of 8.5 hour evacuation 9 hours
0.1% AEP 3.75 hours 3.75 hours – Total of 7.5 hour evacuation 14 hours
ITEM 5 (Continued)
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0.05% AEP 2.5 hours 3 hours - Total of 5.5 hour evacuation 10 hours
PMF 3.75 hours 2 hours - Total of 5.75 hour evacuation 81 hours

period is available.
Should a Trigger R2 (limited access to the site) event be implemented outside of the opening hours of
the Child care centre, the centre will remain closed and parents/guardian will be instructed to keep
their children at home.
The proposed opening hours are 6.30 am to 6.30 pm and therefore there is a maximum of 12 hours
that the centre could be open. Should a Trigger R2 be implemented during the operating hours of the
centre, parents/guardian will be notified and children are to be collected from the site. For example,
should a Q100 event occur, the facility will have a 14.75 hour evacuation period from the first rainfall.
Should this occur outside of opening hours, the facility will remain closed, or alternatively there is
ample time for children to be collected from the site, within the opening hours of the centre and before
the site is isolated.
The FEMP requires the facility operator to ensure that registration forms are kept up to date and to
ensure that parents are typically within a 1 hour access range of their children in case of flooding
emergency. This is to ensure that once the trigger system has been initiated, children are collected
from the site before isolation occurs during the Trigger R4.
The implementation of the FEMP requires details and provisions of the plan to be kept up to date at all
times. Additionally, from the commencement of the first trigger being Trigger R1 (heavy rainfall only)
the responsible person of the FEMP is required to monitor official instructions, warnings, rainfall and
stream gauge levels. The trigger system will ensure parents/guardians are kept well informed should a
Trigger R1 (heavy rainfall only) begin and parents/guardians will be informed before a Trigger R2
(collection from site required) is implemented.
The following provides an assessment against the correlating Performance outcomes of the code, to
demonstrate compliance with the Flood overlay code.
Flooding risk
PO5 AO5
Development in flood affected areas must not cause, or Development does not:
have the cumulative potential to cause, damage, must (a) increase the number of people calculated to be at
not increase the level of risk to life, or be to the risk from flooding;
detriment of flood evacuation procedures.
(b) increase the number of people likely to need
evacuation;
(c) shorten flood warning times;
(d) impact on the ability of traffic to use evacuation
routes, or unreasonably increase traffic volumes on
evacuation routes, or as identified within Council's
Counter Disaster Plan (flooding);
(e) place additional burdens on Council's resources or
emergency services;
(f) increase the duration of flooding, unless that
increase is part of a Council approved flood
mitigation strategy.
ITEM 5 (Continued)
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Officer’s comment
As reflected on figure 18: Extract of City Plan Flood Mapping, the majority of the surrounding area
within Broadbeach Waters is affected by Q100 flooding. Whilst the proposed development will be
constructed above the identified Q100 flood level for the subject site, the surrounding road network is
below this level therefore in accordance with City Plan, does not provide flood free access.
The proposed development will increase the number of people attending the subject site, therefore
increasing the number of people being at risk during significant flood events.
Where infill development sites do not benefit from flood free access based on the City’s existing road
network, a shelter in place approach is adopted. Shelter in place involves people remaining on site in
the event of a significant flood. To ensure the risk to these people is satisfactory addressed, shelter in
place provisions (i.e. refuge area, extent of food and medicine available on site etc.) is modelled on
the Probable Maximum Flood (PMF) which significantly exceeds the Q100 flood level.
Council’s Hydraulic and Water Quality Assessment section assessed the proposal and FEMP and
deem its findings and recommendations appropriate. Council’s Hydraulic and Water Quality section
provide the following comments in response to Performance outcome PO5:
The FEMP proposes to close the Child care centre when the evacuation route exceeds low
hazard (trigger R2 or S3 is activated). The responsible personnel of the Child care centre will
ensure parents/guardians are aware of the closure and ensure all children are removed from the
subject site.
The proposal also incorporated a refuge area above the PMF level with sufficient supplies to
enable ‘shelter in place’.
Given the above strategies, the proposal demonstrates compliance to the performance outcome,
as follows:
 The FEMP minimises the number of people to be at risk;
 The FEMP minimises the number of people likely to need evacuation;
 The FEMP minimises the impact to the evacuation routes; and
 The FEMP minimises the requirement for additional Council resources or emergency
services.
Based on the assessment provided above, the implementation of the FEMP will ensure the
development of the proposal at the subject site complies with Performance outcome PO5.
Hazard considerations for development
PO9 AO9
Development listed in the Table 8.2.8-4: Table to Development is to be designed and constructed so that
acceptable outcome AO9 below must be designed users are not exposed to a greater degree of hazard
and constructed to avoid causing exposure to undue than shown in Table 8.2.8-4: Table to acceptable
flood hazard. outcome AO9 for the range of flows specified in Table
8.2.8-5: Table to acceptable outcome AO11.
Officer’s comment
As per the discussion on PO5 above, the subject site is flood affected and does not have flood free
access / egress. Additionally, the routes are extremely hazardous (as identified in the City Plan Table
8.2.8-5 which identifies the degree of flood hazard) during major flood event, which pose significant
risks to children and parents/guardians during flood evacuation.
ITEM 5 (Continued)
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Council’s Hydraulic and Water Quality Assessment have provide the following comments in response
to Performance outcome PO9:
The shortest evacuation route is longer than 600 metres. The maximum flood depth is greater
than 1.2 metres. Therefore, the degree of flood hazard of the evacuation route is extremely
hazardous during major flood event.
The FEMP introduces a trigger system which enables safe evacuation before routes become
unsafe. Furthermore, the proposal provided a refuge area for the isolated people to ‘shelter in
place’. Therefore, flood hazard to the occupants of the Child care centre has been addressed and
hence satisfies Performance outcome PO9.
Based on the assessment provided above, the implementation of the FEMP will ensure the
development is designed and constructed to avoid causing exposure to undue flood hazard.
Therefore, the proposed development achieves compliance with Performance outcome PO9 of the
Flood overlay code.
Access with respect to hazard
PO11 AO11
All proposed development must demonstrate that Development, not including underground car parks, must
sufficient access or egress will be available to enable ensure that evacuation opportunities exist in accordance
evacuation during a range of floods, up to and with the minimum levels of exposure outlined in Table
including the designated flood. 8.2.8-5: Table to acceptable outcome AO11, where
means of access or egress may be:
(a) an access route that is below the level of the
designated flood, provided that route is classed as a
low hazard, as defined in Table 8.2.8-5: Table to
acceptable outcome AO11; or
(b) an access route that is not the main access route.
However, it must remain effective for the duration of
a range of flood events, up to and including the
designated flood; or
(c) a temporary access arrangement, provided that
access can be gained without significant preparation
time being required.
The access or egress must:
(a) in the event of a designated flood:
(i) not expose users to undue risk;
(ii) not cause, or have the cumulative potential to
cause, real damage to land and/or premises;
(iii) not interrupt or materially change the surface
water drainage from or onto adjoining land;
(b) not create, in the event of a flood, a sudden change
in flow distributions, flood level or velocity that could
result in:
(i) the breaking of a levee; or
(ii) the establishment of blockage of a breakout; or
(iii) excessive scour; or
(iv) sedimentation; or
(v) increased flood hazard.
ITEM 5 (Continued)
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Officer’s comment
The proposed development does not achieve compliance with Acceptable outcome AO11 and
therefore, assessment has been completed against Performance outcome PO11.
Council’s Hydraulic and Water Quality Assessment have provide the following comments in response
to Performance outcome PO11:
“The evacuation routes are extremely hazardous during major flood events. However, the FEMP
established a trigger system which allows early/safe evacuation before the roads are cut off.
In addition to the above, an endorsement letter prepared by an natural hazard management
expert (Steven Molino) showed support to the proposed development with the following key
considerations:
a) The centre would be closed 65% of the time and represents no risk to life during those
times.
b) There is likely to be a warning in advance of major flood or storm tide events.
c) There are three access routes between the child care centre and flood-free land above
PMF level.
d) In most instances, parents/guardians would have been picking children up before
isolation.
e) Should not all of the children and staff evacuate before the centre is isolated by flood
waters, there is a refuge area available above the reach of PMF with sufficient supplies
for ‘shelter in place’.
Based on the above expert review, City officers do not have any further issues with regards to
flood emergency management”
In addition to the above, the following conclusion has been provided by Steven Molino of Molino
Stewart Pty Ltd:
“While I accept that in some circumstances failure to maintain and implement the FEMP could
increase the probability of occupants being isolated at the centre by flooding, this represents an
extremely low probability when the above factors are taken into consideration.
Furthermore, the consequences of isolation in the centre with the design proposed does not pose
a direct threat to life.
I am satisfied that the proposed development, when the proposed FEMP is established and
implemented, would reduce the residual risks to life and the burden on local emergency services
to a level which is tolerable.”
A condition of approval endorsing the FEMP has been included within the officer’s recommendation. In
addition, a property notification will be placed on the proposed development advising future land
owners that the development is subject to the FEMP.
Based on the assessment provided above, the proposed development achieves compliance with
Performance outcome PO11 of the Flood overlay code.
5.3.3.3 Assessment against development codes
The proposal has been assessed against the following development codes:
 Child care centre code;

 Commercial design code;
 Driveways and vehicular crossings code;
ITEM 5 (Continued)
DIVISION 10
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 General development provisions code;

 Healthy waters code;
 Social and health impact assessment code;
 Solid waste management code;
 Transport code; and
 Vegetation management code.
Officers have undertaken an assessment of all relevant provisions of the abovementioned codes.
The proposed development provides an alternative outcome to achieve compliance with the following
Performance outcomes:
 Performance outcome PO1 (Design and Character) of the Child care centre code;
 Performance outcome PO3 (Safety and amenity) of the Child care centre code;
 Performance outcome PO5 (Safety and amenity) of the Child care centre code;
 Performance outcome PO8 (Car parking) of the Commercial design code;
 Performance outcome PO9 (Amenity) of the Commercial design code;
 Performance outcome PO6 (Location) of the Driveways and vehicular crossings code;
 Performance outcome PO1 (Amenity protection) of the General development provisions
code;
 Performance outcome PO2 (Amenity protection) of the General development provisions
code;
 Performance outcome PO1 (Car parking) of the Transport code;
 Performance outcomes PO5 and PO6 Servicing of the Transport code;
 Performance outcome PO9 (Public transport access) of the Transport code;
 Performance outcomes PO10 and PO12 (Bicycle parking supply) of the transport code;
and
 Performance outcome AO20 (Integrated transport and land use) of the Transport code.
The following provides an assessment against the abovementioned Performance outcomes, in order
to demonstrate compliance with the applicable code.
Child care centre code
Design and character
PO1 AO1
The Child care centre is designed to reflect the The materials, colours and finishes used are non-
intended character of the zone. reflective and reflects the intended character of the
area.
ITEM 5 (Continued)
DIVISION 10
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The proposed development provides materials, colours and finishes which reflect the intended
character of the area. To further demonstrate compliance, City officers have provided further
assessment in response to the Performance outcome PO1.
The proposed development has been design to reflect the intended character of the Low density
residential zone and generally includes natural colour tones. The built form is comparable in size to
residential development, maintaining the low intensity, scale, low-rise, predominantly detached
housing character.
The applicant has also provided a perspective figures which demonstrate how the proposed
development will appear. The below figure provides an extract of how the development will present to
Moana Park Avenue.
The below figure provides an extract of how Building B (Child care centre) will present to Moana Park
Avenue.
The Office of the City Architect has provided the following comments on the proposed building colours:
“The colour palette assists to articulate and modulate the building to accentuate geometric
forms, as well as to provide identity as a Child Care Centre and is in keeping with similar
buildings around the city.
The range of colours is balanced and does not appear as overly dominant.
The visual appearance of the building from Moana Park Ave is mitigated by the large setback
distances, the extent of car park area and integrated landscaping to the residential character.
The visual appearance of the building from Rio Vista Blvd is consistent with the range of
mixed uses, commercial and residential character and should not cause an adverse amenity
impact.”
ITEM 5 (Continued)
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Based on the assessment above, the proposed development is consider to reflect the intended
character of the zone through appropriate built form, colours and materials, screening and landscape
treatments. Therefore, compliance with Performance outcome PO1 is achieved.
Safety and amenity
PO3 AO3
The Child care centre does not adversely impact on No acceptable outcome provided.
the amenity of the area.
Note: An acoustic report is the Council’s
preferred method of demonstrating compliance
with this Performance outcome.
There is no Acceptable outcome provided in the City Plan, therefore assessment against the
Performance outcome PO3 of the code is required, as follows:
To assist in protecting the acoustic amenity applicable to the local character, the proposed
development involves a 2 metre high acoustic barrier along the side boundaries of the site. The
proposed development also includes a 2 metre high acoustic barrier at the Rio Vista Boulevard
frontage and treatment of the playground area.
The following details are been extracted from Acoustic Report prepared by Acoustic Works:
“The acoustic fence barriers should be constructed using materials that achieve a minimum
surface density of at least 10kg/m2. Suitable materials may include lapped 19mm thick pine
palings with 40% overlap, fibre cement sheet, masonry, aerated concrete, glass or other
materials which satisfy the minimum surface density requirement.
The barriers should be free of gaps and holes and the height of the barrier is relative to the play
area or car park pavement surface.
The acoustic fence is required along the Rio Vista frontage in order to satisfy the state
requirements for traffic noise compliance in the play areas. The acoustic requirements can be
satisfied by using a composite fence comprised of timber/masonry and glass infill panels as
shown on the architectural drawings.
The acoustic roof cover should be constructed using materials that achieve a minimum Rw24
acoustic rating. The junction of the roof and fence acoustic barrier needs to be joined, ensuring
no gaps or holes. Where possible, the underside of the covered play areas (if hard surfaces)
should be partially lined with acoustic absorptive lining with minimum acoustic absorption
performance of 0.65 NRC (Noise Reduction Coefficient).”
Councils Environmental Health Officer has reviewed the acoustic assessment and have provided the
following assessment:
“Measured road traffic and background levels were recorded continuously from 8 February to 17
February 2018 so as to establish road noise over 18 hour periods and background levels for
day, evening and night-time periods.
The AAAC Technical Guideline Child Care Centre Noise Assessment has been used to
calculate noise levels for 103 children in outside play areas. The noise modelling takes into
account all acoustic treatments.
Noise levels using SoundPLAN modelling indicates compliance with the acoustic quality
ITEM 5 (Continued)
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objectives and the background creep criterion for the day-time period (7am to 6pm) for the
nearest surrounding residential uses subject to recommended noise attenuation measures.
Predicted levels for other noise sources typical for this type of development have been
assessed and include car passing by, car door closures, car start, voice conversation and van
delivery.
Predicted levels are expected to comply with the acoustic quality objectives and the background
creep criterion at the 11 nearest surrounding noise sensitive receivers.
The acoustic consultant has estimated road traffic noise using CoRTN based SoundPLAN
modelling with compliance achieved subject to an acoustic barrier fence around the outdoor
play areas.
Compliance with the relevant noise criteria is also dependant on minimum building shell
treatments, glazing, acoustic barrier fences around the two proposed buildings & car park, and
partial roof over the outdoor play area so as to attenuate noise to an adjacent two storey
building.”
During the assessment of the development application, City officers have recommended a condition
which requires the acoustic cover to be setback from the side boundary. City officers have
recommended an amended plan condition which requires an amended acoustic report including the
following amendment “Noise attenuation measures including the acoustic roof cover over the outdoor
play area are to be amended to allow for an uninterrupted and uncovered two metre wide landscaped
buffer along the southern boundary of the proposed child care centre”.
Based on the assessment provided above, the proposed development is not considered to adversely
impact on the amenity of the area. Therefore, the proposed development achieves compliance with
Performance outcome PO3 of the Child care centre code.
Safety and amenity
PO5 AO5
The Child care centre is located to minimise: The Child care centre is not located on:
(a) the hazards of heavy traffic; and (a) a state strategic road, regional road, district road
(b) the introduction of additional traffic into minor or an arterial road; or
residential streets. (b) a minor residential street.
Note: Refer to the zone maps for the location of state
strategic, regional, district or arterial roads.
The proposed development is located on a minor residential street and therefore compliance with
Acceptable outcome AO5 is not achieved.
The following provides an extract of the assessment provided by Transport Assessment:
“Traffic volumes on Moana Park Avenue

Vehicle access is proposed from Moana Park Avenue which is a residential access street with a
design threshold of 750 Vehicles Per Day (VPD).
The street currently provides access to 28 dwelling houses, a place of worship and a park.
The proposed development comprises a child care centre with 19 staff and 90 children and
ITEM 5 (Continued)
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community care centre with 13 staff and estimated 30 visitors per day.
Transport Assessment estimates that Moana Park Avenue will carry up to 680VPD, comprising:
 216 trips per day for the for the dwelling houses (8 trips per dwelling);
 86 trips per day for the proposed community care centre (2 trips per staff member and
visitor);
 50 trips for the park (nominal rate); and
 328 trips for the proposed childcare centre (144 trips for the peak hours based on 0.8 trips
per child and 164 trips for the remainder of the day based on the child care centre daily
parking profile).
The volume of Traffic on Moana Park Avenue is expected to remain below the residential
access street threshold of 750VPD.”
Based on the information provided above, with the addition of the proposed development, the traffic
volume will remain below the access street threshold.
Additionally, an important factor in the assessment of this development application is the existing non-
residential nature of the subject site. The proposed development will replace the existing uses and
therefore, it is not considered unreasonable that the proposed development involve two non-
residential activities operating from the site. The proposed development involves a car parking area,
including 43 car parking spaces and two entry/exit points, to ensure sufficient parking is available on
street and vehicles can move on and off the street efficiently.
It is also important to consider the proximity of the subject site to the entrance of the Moana Park
Avenue. As demonstrated in the figure below, the subject site is separated from the intersection of
Kalimna Drive and Moana Park Avenue, by one property, ensuring the traffic associated with the
development will enter the first portion of Moana Park Avenue, enter the subject site and exit the
street. Therefore, there is no reason for traffic to move along the extent of the residential street.
Entrance to Moana Park Avenue.
Figure 21: Aerial Figure (Source: Esi)

ITEM 5 (Continued)
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City officers are satisfied the proposed development achieves compliance with Performance outcome
PO5 of the Child care centre code.
Commercial design code

The Commercial design code is applicable to the Community care centre land use only. The Child
care centre has been assessed against the Child care centre code and therefore, the following
assessment applies to Community care centre land use only.
Car parking
PO8 AO8
All other areas All other areas
Off-street parking areas are located beside, behind or No acceptable outcome provided.
within the building and are treated to minimise their
visual impact from the street as required.
Acceptable outcome AO8 of the Commercial design code provides no Acceptable outcome. Therefore
assessment against the Performance outcome PO8 of the code is required. The proposed Community
care centre provides off-street car parking in front of the buildings.
Therefore, to achieve compliance with the Commercial design code, assessment is required against
the purpose and correspondence overall outcomes of the code, which are extracted as follows:
“(1) The purpose of the Commercial design code is to ensure that non-residential development is
designed to make a positive contribution to the character of the area in which it is located.”
The applicable overall outcomes are as follows:
“(2) (a) (ii) Built form – visually integrates with the street and maintains the reasonable amenity
expectation of the surrounding area through well designed building facades.”
“(2) (b) (iii) Off-street parking areas – are located beside, behind or within the built form to
maintain and improve the amenity of the street and are treated to minimise their visual impact
from the street as required.”
The proposed Community care centre provides a built form which will provide a positive contribution to
the character of the area. In its entirety, the proposed development maintains the low intensity
character by providing a built form character which is proportionate to the surrounding residential
environment.
The car parking area associated with the development presents to the Moana Park Avenue frontage
and incorporates a 2 metre wide landscape buffer, for the length of the western boundary (excluding
the two driveways). City officers have recommended a condition which requires a fence to be
incorporated along the frontage of the site, between the landscape buffer and the car parking area, to
assist in screening the car parking area from the road frontage. The fence should also be constructed
with pier footings so as to occupy minimal space within the garden area.
The car parking area is also softened by sections of landscaping which present to the street frontage,
providing proportionate buildings positioned in a generous landscaped setting. The landscape at the
frontage of the site is capable of supporting the establishment of shade trees, shrubs and mass
ground cover plantings.
Although the car parking associated with the development, and particularly the Community care
ITEM 5 (Continued)
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centre, is located at the frontage, the built form, fence screening and landscaping will ensure the
development will visually integrate with the street and will maintain the reasonable amenity
expectation of the surrounding area.
Therefore, City officers consider the car parking associated with the Community care centre to achieve
compliance with the Commercial design code.
Amenity
PO9 AO9
Service and loading areas are: No acceptable outcome provided.
(a) located underground;
(b) behind the use; or
(c) visually screened from public areas.
Acceptable outcome AO9 of the Commercial design code provides no Acceptable outcome. Therefore
assessment against the Performance outcome PO9 of the code is required. The proposed Community
care centre provides for servicing and loading areas which will be visually screened from public areas.
The service and loading areas are located within the car parking area, at the western portion of the
subject site. The service and loading areas will be screened by a 2 metre wide landscape buffer, for
the length of the western boundary (excluding the two driveways). Additionally, City officers have
recommended a condition which requires a fence to be incorporated along the frontage of the site,
between the landscape buffer and the car parking area. Therefore, the service and loading areas are
visually screened from public areas in accordance with Performance outcome PO9.
Driveways and vehicular crossings code
Acceptable outcome AO6 of the Driveways and vehicular crossings code provides no acceptable
outcome. Therefore assessment against the Performance outcome PO6 of the code is required, as
follows:
Location
PO6 AO6
Vehicular crossings are located to: No acceptable outcome provided.
(a) avoid damage to existing street trees located
within the verge; and
(b) retain space for the future planting of street trees
within the verge.
The proposed development will maintain the location existing vehicle crossing and therefore, avoiding
damaging to existing trees and will maintain space for future planting.
Therefore, the proposed development achieves compliance with Performance outcome PO6 of the
Driveways and vehicular crossings code.
General development provisions code
As there is no Acceptable outcomes provided for AO1 and AO2, the proposed development must
demonstrate compliance with Performance outcomes PO1 and PO2.
ITEM 5 (Continued)
DIVISION 10
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Amenity protection
PO1 AO1
Development mitigates any negative effects to No acceptable outcome provided.
amenity, health and safety from existing surrounding
activities having regard to:
(a) noise;
(b) hours of operation;
(c) traffic;
(d) signage;
(e) visual amenity;
(f) wind effects;
(g) privacy;
(h) vibration;
(i) contaminated substances;
(j) hazardous chemicals;
(k) odour and emissions; and
(l) safety.
The development is considered to comply with Performance outcome PO1 for the following reasons:
(a) Noise: To assist in protecting the acoustic amenity of the proposed development, the
acoustic barrier, including the fence and covering, will block the noise from the surrounding
road network.
(b) Hours of operation: The existing surrounding activities are residential and the operation of
the real estate agent to the north will not impact on the proposed development.
(c) Traffic: The surrounding road network and traffic will be mitigated via the acoustic
treatment, landscape and setbacks.
(d) Signage: Advertising devices of existing surrounding activities are anticipated to impact on
the development.
(e) Visual amenity: The visual amenity of the existing surrounding activities are not anticipated
to negatively affect the proposed development.
(f) Wind effects: Officers do not foresee any significant wind impacts arising from the existing
surrounding activities.
(g) Privacy: The building design, landscaping and fencing will ensure that the privacy of the
proposed development from the existing surrounding activities.
(h) Vibration: Officers do not foresee any significant vibration impacts.
(i) Contaminated substances: The existing surrounding activities do not involve
contaminated materials.
(j) Hazardous substances: The existing surrounding activities do not involve hazardous
substances.
(k) Odour and emissions: It is not anticipated that the existing surrounding activities would
generate external odour and emissions.
(l) Safety: Officers do not anticipate any significant safety impacts arising from the existing
surrounding activities.
ITEM 5 (Continued)
DIVISION 10
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Performance outcome PO1 of the General development provisions code, mitigates any negative
effects to amenity, health and safety from existing surrounding activities on the proposed
development.
Amenity protection
PO2 AO2
The proposed development prevents loss of amenity No acceptable outcome provided.
and threats to health and safety, having regard to:
(a) noise;
(b) hours of operation;
(c) traffic;
(d) signage;
(e) visual amenity;
(f) wind effects;
(g) privacy;
(h) vibration;
(i) contaminating substances;
(j) hazardous chemicals;
(k) odour and emissions; and
(l) safety.
The development is considered to comply with Performance outcome PO2 for the following reasons:
(a) Noise: To assist in protecting the acoustic amenity, the proposed development involves a 2
metre high acoustic barrier and covered area above the playground to protect the amenity
of the adjoining residents. Therefore, the proposed Child care centre is not considered to
adversely impact on or detract from the residential amenity of the area.
(b) Hours of operation: The hours of operation from 6:30 am to 6:30 pm for the Child care
centre and 9:00 am to 4:00 pm for the Community care centre. Restricted hours are
applicable to the outdoor play area and loading and unloading activities. These hours are
considered be appropriated.
(c) Traffic: The proposed development provides 43 car parking spaces which can
accommodate the parking demand on site (reference is made to the assessment against
Performance outcome PO1 of the Transport code).
(d) Signage: No advertising devices are proposed as part of this application.
(e) Visual amenity: The proposed development has been designed to a high aesthetic
standard and is proportionate to the detached housing surrounding the subject site.
(f) Wind effects: Officers do not foresee any significant wind impacts arising from the
proposed development.
(g) Privacy: Officers do not consider that the proposal will result in privacy impacts upon the
adjoining residential properties. The building design, landscaping and fencing will ensure
that the privacy of the adjoining dwellings is protected. The outdoor play area and the
arrangement of windows have been appropriately positioned and screened to mitigate the
privacy and amenity impacts on the adjoining residential premises.
Additionally, the development involves a 2 metre high acoustic fence and separation of
approximately 7 metres between the Community care centre and the Child care centre.
The proposed development complies with the setbacks and site cover provisions of the Low
density residential zone and therefore, the location of the development is not considered to
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
result in privacy concerns.

(h) Vibration: Officers do not foresee any significant vibration impacts arising from the
(i) Contaminated substances: The site is not contaminated and the proposed use will not
involve contaminated materials.
(j) Hazardous substances: The proposal will not involve hazardous substances.
(k) Odour and emissions: It is not anticipated that the proposed development would generate
external odour and emissions.
(l) Safety: Officers do not anticipate any significant safety impacts arising from the proposed
development.
The development incorporates dedicated pedestrian pathways linking all buildings and
street frontages. The layout achieves pedestrian connectivity, wayfinding and separation
for vehicles and pedestrians.
Performance outcome PO2 of the General development provisions code, maintaining the expected
level of amenity applicable to the residential area.
Transport code
The following provides an assessment against the Transport code.
Car parking
PO1 AO1
Development provides off-street car parking to Off- street car parking spaces are provided in
accommodate the parking demand. accordance with the identified relevant table as
follows:
Location Off-street car

parking rate
All zones except: Table 9.4.13-3

(a) Centre zone;
(b) High density residential
zone (where located in the
Transport hub area in Figure
9.4.13-1); or
(c) Special purposes zone –
Special development area
precinct – Southport Priority
Development Area
In accordance with Table 9.4.13-3, a Child care

centre requires 1 per staff plus 1 per 5 children
enrolled, which may be provided as a passenger set-
down/ pick-up area.
A Community care centre requires 14, plus 5 per
100m² of total use area.
ITEM 5 (Continued)
DIVISION 10
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To achieve compliance with Acceptable outcome AO1 of the Transport code, a minimum of 57 car
parking spaces are required, comprising 19 spaces for Child care centre staff, 18 spaces for Child
care centre visitors and 20 spaces for the Community care centre.
The proposed development provides 43 car parking spaces and therefore compliance with the
Acceptable outcome is not achieved. The proposed site plan identifies 23 car parking spaces which
are allocated to staff and the remaining 20 will be freely accessible to visitors of both uses.
Transport Assessment and have provided the following assessment:
“The applicant has demonstrated that the car parking supply will achieve compliance with
Performance outcome PO1, as follows:
 The Community care centre will be operated between 9:00 am and 4:00 pm, outside the
peak drop-off and pick-up times of the Child care centre.
 Bitzios consulting have provided a review of QLD Local Government Areas which has
identified a visitor car parking rate average of 1 space per 7 children.
 To provide support and ease of access for the people of the community, the Community
care centre will operate a shuttle bus pick-up and drop-off service.
 The Child care centre and Community care centre is within proximity to alternative modes of
travel (i.e. walk, bike and bus) and/or car pool to work.
Transport Assessment considers that the development will be able to accommodate its parking
demand entirely onsite for the following reasons:
 43 car parking spaces are available to the Child care centre (Acceptable outcome AO1
requires 41) before 9:00 am and after 4:00 pm during peak drop off /pick up periods, with 20
spaces occupied by staff all day, leaving 23 for drop-off and pick-up. This equates to 1 space
per staff member and 1 space per 3.9 children.
 23 car parking spaces are available to the Community care centre between 9:00 am and 4:00
pm outside the Child care centre’s peak drop off and pick up times (i.e. 8:00 -9:00 am and
4:00 -5:00 pm).
 1 additional space is provided for a courtesy bus (i.e. 12 seater Toyota Hiace Van) to reduce
the demand for car parking associated with the Community care centre.
 Transport Assessment has imposed a condition of approval limiting the Community care
centre to operate between the hours of 9:00 am to 4:00 pm to ensure sufficient car parking is
available onsite.
It is therefore considered that the proposed car parking supply will accommodate the parking
demand in accordance with Performance outcome PO1 of the Transport code”
To ensure both land uses have sufficient staff parking available to both land uses, the Assessment
manager has recommended a condition which requires a minimum of 22 car parking spaces to be
allocated to the staff, including 19 for the Child care centre and three for the Community care centre.
The remaining spaces will be freely accessible to the visitors of the proposed development.
Based on the assessment provided above, City officers consider the proposed development to
achieve compliance with Performance outcome PO1 of the Transport code.
ITEM 5 (Continued)
DIVISION 10
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Servicing
PO5 AO5
Development accommodates for the required design Development is designed to cater for the largest
service vehicle, including waste collection vehicles to service vehicle in accordance with Table 9.4.13-9:
service the development. Minimum class of service vehicle.
 Child care centre- Van (B99)
 Community care centre- SRV
PO6 AO6.1
Development is designed to ensure: Development is designed to provide for the design
(a) that areas are provided for loading and unloading service vehicle in accordance with Table 9.4.13-8:
of service vehicles; Service vehicle requirements.
(b) that loading operations are contained wholly Site area of 2000-4000m² requires:
within the site; and  A service bay to accommodate the design
(c) that pathways from service areas to tenancies service vehicle.
are an appropriate width to allow for pallets and  Full onsite manoeuvring of Vans, SRV,
trolleys to manoeuvre without conflicting with MRV, LRV, RCV and HRV.
doors, gates or landscaping.
Officer’s comment
To achieve compliance with Acceptable outcomes AO5 and AO6.1 of the Transport code, the
development must provide a service bay to accommodate a 6.4m Small Rigid Vehicle (SRV) and allow
for full onsite manoeuvring.
The proposed drawings indicate that staff car parking bay number 34 is intended to double as a
loading bay. The dimensions of this bay are unable to accommodate a SRV and no swept paths have
been provided to demonstrate full onsite manoeuvring of this vehicle. Therefore, compliance with
Acceptable outcomes AO5 and AO6.1 are not achieved.
Transport Assessment have provided the following assessment:
“In response to Performance outcomes PO5 and PO6, the applicant has reasoned that a 6.4m
SRV is not required because the proposed Community care centre, which currently operates
from the site, will maintain its existing servicing arrangements consisting of a shuttle bus no
larger than a B99 vehicle.
The submitted drawings nominate a service bay onsite that is equivalent in size to a standard
car parking bay suitable for a van to cater for this identified requirement. The applicant has not
identified any other servicing requirements.
It is considered that the site may also be accessed by a SRV for general deliveries (i.e. food and
office supplies etc.) on an occasional basis. The layout of the car parking area will allow a SRV
to circulate through the site, entering and exiting the site in a forward gear, temporarily stopping
in the parking aisle. Temporary obstruction of access to car parking bays is considered
appropriate since servicing will be short term and only an occasional basis.
It is therefore considered that the proposed development compliances with performance
outcomes PO5 and PO6.
Transport assessment has conditioned the reference to staff car parking bay number 34 as a
loading bay is removed on the basis that visitor car parking spaces could be used for the
purposes of servicing by vans.”
ITEM 5 (Continued)
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achieve compliance with Performance outcomes PO5 and PO6 of the Transport code.
Public transport access
PO9 AO9
Development that attracts a reasonable proportion of Development that is located within 400m walking
people utilising public transport and is located within distance of a public passenger transport facility
400m walking distance of an existing or future: provide footpaths and crossing points to access
(a) bus stop on a high frequency public transport nearby transport facilities such as bus stops or rail
route; stations safely.
(b) light rail station; and
(c) heavy rail station;
provides appropriate pedestrian and cyclist linkages,
including crossing points, which are safe, attractive
and convenient to use and connect with public
transport infrastructure.
Officer’s comment
To achieve compliance with Acceptable outcome AO9 of the Transport code, the development must
be connected by footpaths and crossing points to access the bus stop on Rio Vista Boulevard.
This stop is located 280 metres walking distance from the development’s pedestrian entry. Pedestrian
facilities exist along Kalimna Drive and Rio Vista Boulevard. No footpath exists on Moana Park
Avenue to connect the development with the existing pedestrian network. Therefore, compliance with
Acceptable outcome AO9 is not achieved.
“Performance outcome PO9 of the Transport code only requires pedestrian linkages in
circumstances where development attracts a reasonable proportion of people using public
transport and is located within 400 metres walking distance of an existing high frequency public
transport route.
With respect to the above criteria, the proposal is for a combination of uses comprising Child
care centre and Community care centre. The likelihood of parents transporting children to the
Child care centre by bus is considered to be low. Drop off and pick up typically occurs on the
journey to and from work, the majority of which is expected to be by car for convenience
purposes. A small number of the staff working at the Community care centre may access the
site using public transport.
A ‘high frequency public transport stop’ is defined in the City Plan as “a public transport stop
with service/s every 15 minutes or better between 7:00 am and 7:00 pm seven days a week,
either existing or planned by the State government or local authority”.
The bus stop near the development is serviced by route 738 which operates at half hourly
intervals between Broadbeach South light rail station to Griffith University light rail station via
Ashmore.
Considering the low proportion of people associated with the development likely to use public
transport and the low frequency of the service, provision of pedestrian facilities to connect into
the existing network are not required.”
ITEM 5 (Continued)
DIVISION 10
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achieve compliance with Performance outcome PO9 of the Transport code.
Bicycle parking supply
PO10 AO10.1
Development ensures that adequate off-street bicycle Development provides off-street bicycle parking and
parking and end-of-trip facilities are provided to end-of-trip facilities in accordance with Table 9.4.13-
encourage use and meet the needs and volumes of 10: Bicycle parking rates and Table 9.4.13-11:
predicted pedestrian and cyclist users. End-of-trip facilities for active travel users.
Note: This AO does not apply to the following uses:
 Dwelling house;
 Secondary dwelling;
 Dual occupancy; or
 Multiple dwelling (where there are 3 dwellings or
less).
PO12 AO12
Development ensures that off-street bicycle parking Development provides bicycle parking within the site
areas are designed to be: that is designed, constructed and maintained in
(a) located outside pedestrian movements paths and accordance with the Cycling Aspects of Austroads
be visible from the street (casual surveillance); and AS2890.3 and the following:
(b) easily accessible from the road; (a) employee and residential bicycle parking is
provided to a User Class 2 classification
(c) arranged so that parking and unparking accessed by users with a key or security device;
manoeuvres in a car park do not damage
adjacent bicycles; (b) visitor (residential and non-residential) is
provided to a User Class 3 classification,
(d) as close as practical to the cyclists ultimate positioned at ground level in a visible line of sight
destination; to the developments main entry; and
(e) well lit by appropriate lighting; and (c) ramps and pathways be provided as direct as
(f) protected from the weather. possible from the roadway and/or pathways to
the bicycle parking facilities.
Officer’s comment
To achieve compliance with Acceptable outcomes AO10.1 and AO12 of the Transport code, a total of
four bicycle parking spaces must be provided comprising two security level B spaces for staff and two
security level C spaces for visitors.
The proposed drawings show a total of four visitor bicycle parking spaces all of which are security
level C. No security level B spaces are proposed for staff. Compliance with Acceptable outcome
AO10.1 is achieved in terms of the number of spaces however, compliance with Acceptable outcome
AO12 is not achieved.
“The location of the proposed bicycle parking spaces is within 500 mm of car parking spaces
where car doors will be opened. This is non-compliant with section 2.5.1 (d) of AS2890.3-2015.
City officers have recommended a condition for Council to impose which requires the
reconfiguration of the four security level C visitor spaces at the northern end to achieve a
compliant layout. The required two security level B (medium term) staff bicycle parking spaces
have been conditioned to be located elsewhere onsite where space permits and where
accessible to staff only.
Compliance with Acceptable outcome AO12 is therefore achieved through conditions of
approval”
ITEM 5 (Continued)
DIVISION 10
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achieve compliance with Performance outcomes PO10 and PO12 of the Transport code.
Comments on other outcomes of the Transport code
While the proposal complies with all acceptable outcomes, except for the abovementioned outcomes,
Transport assessment have considered the following information relevant to the assessment against
the Transport code.
Traffic impact assessment
PO20 AO20
Development is: A Traffic Impact Assessment is prepared and
(a) appropriately located to reduce the need to travel submitted to Council in the following instances:
by car and is accessible by public transport, (a) when the development is identified as “any other
walking and cycling; and use not listed in this table” or “any other
(b) designed to reduce impacts on the amenity, undefined use” in Part 5 – Tables of
safety and operation of the road network through assessment;
appropriate measures to ensure that the function (b) when the development is freight dependent;
and capacity of the road network is not (c) when vehicle access will be required to a road
compromised. identified on the Function road hierarchy map;
(d) when vehicle access will be required to a service
road as identified on the Pacific motorway
service road types overlay map;
(e) when vehicle access will be required within 100m
of a signalised intersection;
(f) when vehicle access will be required within 50m
of a roundabout; or
(g) when a new intersection is proposed.
Officer’s comment
The proposed development is not required to provide a Traffic Impact Assessment (TIA) by any of the
listed criteria and compliance with Acceptable outcome AO20 achieved. Although a TIA was not
required, the applicant provided a TIA to support the proposed development.
Notwithstanding the above, Transport Assessment have provided the following comments:
“Intersection Analysis
The development is bordered by low density residential development. One of the key concerns
raised by submitters is the increase in traffic.
The applicant estimates that the proposed development will generate 60 trips in the AM peak
and 43 in the PM peak based on industry standard trip generation rates. The applicant has
undertaken a Sidra Intersection assessment of the Moana Park Avenue/Kalimna Drive, Rio
Vista Boulevard/ Kalimna Drive and Rio Vista Boulevard/TE Peters Drive intersections in 2018
and 2028.
The Moana Park Avenue/Kalimna Drive and Rio Vista Boulevard/ Kalimna Drive intersections
will operate satisfactorily in both years with and without the additional development traffic.
The same is the case for Rio Vista Boulevard/TE Peters Drive intersection in 2018. However the
intersection is expected to fail in the 2028 background scenario regardless of the additional
development traffic. The proposed development increases the volume of traffic on each leg by
up to 3%. This particular intersection is listed in the City’s Local Government Infrastructure Plan
ITEM 5 (Continued)
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(LGIP) and is scheduled for trunk upgrade in 2031. Council’s Transport and Traffic Branch
advised that the upgrade would most likely be from the current single lane roundabout to
signals.
Traffic volumes on Moana Park Avenue
Vehicle access is proposed from Moana Park Avenue which is a residential access street with a
design threshold of 750 Vehicles Per Day (VPD).
The street currently provides access to 28 dwelling houses, a place of worship and a park.
The proposed development comprises a child care centre with 19 staff and 90 children and
community care centre with 13 staff and estimated 30 visitors per day.
Transport Assessment estimates that Moana Park Avenue will carry up to 680VPD, comprising:
 216 trips per day for the for the dwelling houses (8 trips per dwelling);
 86 trips per day for the proposed community care centre (2 trips per staff member and
visitor);
 50 trips for the park (nominal rate);and
 328 trips for the proposed childcare centre (144 trips for the peak hours based on 0.8
trips per child and 164 trips for the remainder of the day based on the child care centre
daily parking profile).
The volume of Traffic on Moana Park Avenue is expected to remain below the residential
access street threshold of 750VPD.”
achieve compliance with Performance outcomes PO20 of the Transport code.
6 INFRASTRUCTURE CHARGES
The final estimated infrastructure charge is $15,392.85.
For further information on this matter, refer to the draft notice attached to this report entitled as
Attachment: Infrastructure charges notice for the approved development.
7 LOCAL PLANNING INSTRUMENTS THAT MAY BE MATERIALLY AFFECTED BY THE

DEVELOPMENT
The proposal does not trigger assessment against any assessment benchmarks for another local
government area materially affected by the development.
ITEM 5 (Continued)
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8 REFERRALS
8.1 Internal referrals
This application has been assessed by internal referral officers who have provided comments and
reasonable and relevant conditions. An overview of the recommended conditions are provided in the
table below:
Internal city expert Conditions

The Office of the City Architect have assessed the development
Office of the City Architect
application and have recommended the application be approved without
conditions being imposed.
City Infrastructure have assessed the development application and have
recommended conditions. The following conditions were provided:
City Infrastructure  Rectification of Council’s infrastructure;
 Existing infrastructure, structures and services;
 Construction of vehicular crossing; and
 Advice note for Connections to, alteration or realignment of
Council infrastructure.
Health and Regulatory Services have assessed the development
application and have recommended conditions. The following conditions
Health and Regulatory were provided:
Services  Approved Plans;
 Hours of operation and loading and unloading;
 Screening of visually offensive components; and
 Certification of works - Health and Regulatory Services.
Hydraulics and Water Quality have assessed the development
application and have recommended conditions. The following conditions
were provided:
 Approved Plans;
Hydraulics and Water  Amended Plans;
Quality  Flood emergency management plan (FEMP);
 Overland flow paths and hydraulic alterations;
 Erosion and sediment control;
 Certification of works;
 Advice Notes; and
 Property Notifications.
Landscape Assessment have assessed the development application
Landscape Assessment and have recommended conditions. The following conditions were
provided:
 Amended drawings;
ITEM 5 (Continued)
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PN118873/01/DA2
 Landscaping works;
 Fencing; and
 Further development permits/compliance permits.
Plumbing and Drainage have assessed the development application
and have recommended conditions. The following conditions were
Plumbing and Drainage
provided:
 Plumbing and drainage works; and
 Further development permits/compliance permits.
Subdivision Engineering have assessed the development application
and have recommended conditions. The following conditions were
Subdivision Engineering provided:
 Lots to be amalgamated;
 Telecommunications network; and
 Certification of works - Subdivision Engineering.
Transport Assessment have assessed the development application and
have recommended conditions. The following conditions were provided:
Transport Assessment  Operational restrictions;
 Off street car parking facilities;
 Off street bicycle parking and end of trip facilities; and
 Loading and unloading.
Water and Waste have assessed the development application and have
recommended conditions. The following conditions were provided:
Water and Waste  Rectification of Council’s infrastructure
 Sewer reticulation
 Water reticulation
 Fire loading
 Various advice notes
8.2 External referrals
There is no concurrence or advice agency(s) triggered by this development application.
9 PUBLIC NOTIFICATION
9.1 Overview
In response to public notification:
 27 properly made submission/s were received, consisting of 26 objections and a petition signed
by 160 people; and
 three submissions were received that were not properly made, consisting of two objections and a
petition signed by 212 people.
ITEM 5 (Continued)
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The figure below identifies the subject site and the proximity of the properly made submissions
surrounding site. There were also two properly made submissions from residents located within
Surfers Paradise, however these have not been included on the figure below. Additionally, the location
of 160 signatories of the petition have not been identified as the residential addresses are located
across the City.
Figure 22: Aerial Figure (Source: Esri)
9.2 Accepted submissions
Clause 19.1(b) of the Development Assessment Rules allows the assessment manager to accept a
submission even if the submission is not a properly made submission.
The issues raised through the submissions have been considered in the body of this report.
In order for a submitter to have appeal rights under Schedule 1 of the Planning Act 2016, the
submission must be a properly made submission. In this instance, the assessment manager accepts
the three not properly made submissions, however in accordance with Clause 19.1(b), the submitters
of the not properly made submissions do not have appeal rights.
9.3 Issues raised in submissions
The main issues raised by submitters who made a properly made submission or a submission that has
been accepted by the assessment manager are discussed below.
Issue Officer’s comment

Character. The built form is consistent with the surrounding
The proposed development is out of character area and provides an outcome which is
and will visually impact on the residential area. proportionate to the existing character.
The building height, site coverage and setbacks
ITEM 5 (Continued)
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are consistent with those of a residential

dwelling, achieving compliance with the built
form outcomes of the Low density residential
zone. The landscape at the frontage of the site
is capable of supporting the establishment of
shade trees, shrubs and mass ground cover
plantings.
Therefore, the proposed non-residential
development is considered to maintain the local
character applicable to the immediate residential
area and maintain the level of amenity expected
within the Suburban neighbourhood.
Acoustic impacts. To assist in protecting the acoustic amenity, a

Noise associated with the proposed two metre high acoustic barrier along the side
development including vehicles and playground boundaries and at the Rio Vista Boulevarde
will impact on the residential amenity. road frontage. The development includes a
covered area above the playground to mitigate
noise impacts from the playground area. The
application was supported by an acoustic report
which has been conditioned within the officers
recommendation.
City officers are satisfied that the proposed
acoustic measures can mitigate noise from the
View from Moana Park Avenue. The car parking area presents to Moana Park
The development includes a large car park at Avenue and incorporates a 2 metre wide
the frontage, the buildings are setback and there landscape buffer, for the length of the western
is a lack of landscaping. boundary (excluding the two driveways). The car
parking area is softened by sections of
landscaping which present to the street
frontage, providing proportionate buildings
positioned in a generous landscaped setting.
The landscape at the frontage of the site is
capable of supporting the establishment of
shade trees, shrubs and mass ground cover
plantings.
Specifically, in addition to the shrubs and mass
ground cover planting proposed, City officers
have conditioned a minimum of five trees within
the Moana Park Avenue frontage landscape
buffer must be a minimum bag size of 200 litres
at the time of planting. This will ensure a
significant tree planting is provided to soften the
extent of the car parking at the frontage.
City officers have also recommended a
condition which requires a fence to be
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
incorporated along the frontage of the site,

between the landscape buffer and the car
parking area, to assist in screening the car
parking area from the road frontage.
Lack of landscaping. As above, the landscape buffer with a minimum

width of two metres has been provided along the
Moana Park Avenue road frontage.
While the fencing along the Rio Vista
Boulevarde frontage will be built to boundary,
feature glazed infill panels will be provided to
enable the planting conditioned internal of the
fence to be visible from the streetscape.
Conditions requiring rows of screening shrubs to
be incorporated along the side interfaces with
existing residential developments have been
included within the officer’s recommendation to
soften the visual impact.
City officers are satisfied with the landscaping
associated with the development and have
recommendation a condition with specific
planting required.
Traffic impact on residential streets. Transport Assessment have assessed the
Increase traffic on the street and safety impacts increased traffic on the road network and have
on vehicles entering and existing recommended approval of the development
subject to conditions.
Queueing from traffic entering the site.
A number of submissions were submitted with a The applicant has undertaken an intersection
traffic assessment completed by Floe (transport assessment of the Moana Park Avenue/Kalimna
planner / engineer). Drive, Rio Vista Boulevard/ Kalimna Drive and
Rio Vista Boulevard/TE Peters Drive
intersections in 2018 and 2028.
The Moana Park Avenue/Kalimna Drive and Rio
Vista Boulevard/ Kalimna Drive intersections will
operate satisfactorily in 2028.
The Boulevard/TE Peters Drive is expected to
fail in the 2028, regardless of the additional
development traffic. This particular intersection
is listed in the City’s Local Government
Infrastructure Plan and is scheduled for trunk
upgrade in 2031. Council’s Transport and Traffic
Branch have advised that the upgrade would
most likely be from the current single lane
roundabout to signals.
The volume of traffic on Moana Park Avenue is
expected to remain below the residential access
street threshold of 750VPD.
ITEM 5 (Continued)
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The proposed development includes sufficient

car parking on site to ensure the parking
demand can be accommodated onsite, ensuring
vehicles move off Moana Park Avenue.
It is also important to consider the proximity of
the subject site to the entrance of the Moana
Park Avenue. The subject site is separated from
the intersection of Kalimna Drive and Moana
Park Avenue by one dwelling, ensuring traffic
associated with the centre will enter the first
portion of Moana Park Avenue, enter the subject
site and exist the street. Therefore, there is no
reason for traffic to move along the extent of the
residential street.
It has therefore been determined that the
increased traffic on the road network is minor
and is not considered to cause congestion or
significantly increase the traffic on the
surrounding street network.
Increased traffic activity. To reduce the vehicle activity at the subject site,
Increase vehicle traffic, particularly during drop the development has been reduced to 90
off and pick up. placements.
The reductions results in a morning peak hour of
60 vehicle trips (total in and out of the site) and
an afternoon peak hour of 43 vehicle trips (total
in and out of the site).
The reduction will result in a total of 199 traffic
movements to and from the site in both the
morning and afternoon drop off periods. City
officers are satisfied that the vehicle activity at
the site will maintain an appropriate level of
amenity.
In addition to the traffic activity, the proposed
development supplies sufficient car parking to
accommodate the car parking demand on site.
Car parking. Transport Assessment have assessed the

development application and have provided the
Insufficient onsite parking. following assessment:
Development will result on vehicles parking on  43 car parking spaces are available to
the street. the Child care centre before 9:00 am
and after 4:00 pm during peak drop off
/pick up periods, with 20 spaces
occupied by staff all day, leaving 23 for
drop-off and pick-up.
 23 car parking spaces are available to
ITEM 5 (Continued)
DIVISION 10
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the Community care centre between

9:00 am and 4:00 pm outside the Child
care centre’s peak drop off and pick up
times (i.e. 8:00 -9:00 am and 4:00 -5:00
pm).
 1 additional space is provided for a
courtesy bus (i.e. 12 seater Toyota
Hiace Van) to reduce the demand for
car parking associated with the
Community care centre.
 City officers recommend a condition of
approval limiting the Community care
centre to operate between the hours of
9:00 am to 4:00 pm to ensure sufficient
car parking is available onsite.
Therefore, the proposed development is
considered to provide sufficient car parking
onsite.
Economic need. As identified in Section 2.4 of this report, the
Demand for a new centre considering proximity application was supported by an Economic
to other Child care centre. Needs Assessment and City officers engaged
for a peer review undertaken by an economic
expert.
The economic assessment has determined that
the local area has an undersupply of child care
spaces. The assessment identifies that there is
an economic need for the proposed
development and in addition to the centre at
Kalimna Drive and the proposed development
will not be in excess of the needs of the
catchment.
Therefore, there is sufficient demand and
economic need to support another child care
centre in the local area.
Privacy. The proposed development provides setbacks
which achieve compliance with Acceptable
Potential loss of privacy based on setbacks to
outcome AO1 of the Low density residential
the property to the south.
zone, protecting the surrounding residential
properties from the proposed development.
The proposed development provides a minimum

setback of 1.5 metres to the side boundaries
and has been design and orientated to ensure
main access points and play areas are
orientated away from existing development.
Between the building and the acoustic fence,
conditions requiring rows of screening shrubs to
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
be incorporated along the side interfaces with

existing residential developments. This will also
assist to ensure movement is limited along the
side boundaries of the development.
For the particular interface with the dwelling at
75 Rio Vista Boulevard (dwelling to the south),
the development has been designed to ensure
there are no doors or access points located
along this boundary. The development includes
highset windows only and has been orientated
to ensure the activity rooms open to the both,
away from the dwelling.
City officers are satisfied the proposed
development provides an appropriate interface
with the dwelling to the south.
Signage. The signage associated with the proposed
development does not form part of the
The proposed development will include signage assessment of the development application.
along Moana Park Avenue. Signage or advertising devices will form part of a
future assessment.
Small scale. The reference to “small scale commercial land
The development is not a small scale land use. uses” within the City Plan is concerned with the
relative built form and presentation to the
streetscape.
The proposed development achieves
compliance with the built form provision of the
Low density residential zone code, therefore
providing a comparable size to a detached
dwelling and integrates with the surrounding
character.
Therefore, City officers consider the built form of
the proposed development to represent that of a
small scale commercial use.
Low intensity. The built form represents a proportionate scale

The development does not represent a low to the surrounding detached dwelling built form.
intensity development. The proposed development provides a scale
which is consistent with the residential
environment by providing a low rise building,
which compliant setbacks and site cover.
During the assessment process and in response
to submissions, the Child care centre was
reduced to a placement capacity of 90 children
to reduce the intensity of the development.
Access from Rio Vista Boulevarde. The proposed development does not involve
vehicle access to the subject site to Rio Vista
ITEM 5 (Continued)
DIVISION 10
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Boulevarde. The applicant has not proposed this

access as part of the development and therefore
no further assessment is applicable.
Compliance with the City Plan. City officers have completed an assessment of
The proposed development does not does the proposed development and consider the
meeting the following: proposed development to comply with the
assessment benchmarks of the planning
 Specific outcomes for Suburban
scheme. In summary, the development
neighbourhoods in the Strategic framework;
complies with the identified benchmarks as
 Purpose of the Low density residential zone
summarised below:
code;
 Performance outcome PO10 of the Low  Specific outcomes for Suburban
density residential zone; and neighbourhoods in the Strategic
 Performance outcome 5 of the Child care framework: The proposed non-residential
development maintains the local character
centre code.
applicable to the residential area and
maintains the level of amenity expected
within the Suburban neighbourhood. The
proposed development has been designed
to represent a built form which is
comparable in size of residential
development within the Suburban
neighbourhood.
 Purpose of the Low density residential
zone code: The proposed development
represents a built form which is consistent
with the Dwelling house character applicable
to the Low density residential zone. The
assessment has determined that the
proposed built form associated with the
proposed Child care centre can comply with
the Acceptable outcome of the Low density
residential zone code. For completeness,
City officers have completed an assessment
against the Overall outcomes of the code,
the proposed development achieves
compliance.
 Performance outcome PO10 of the Low
density residential zone: The proposed
development is a small-scale commercial
land use. City officers acknowledge that the
proposed development is not considered to
be standalone. City officers have considered
relevant matters in the assessment of the
application including the existing non-
residential nature of the subject site.
Additionally, the assessment provided which
demonstrates there is a sufficient market
demand and economic need to support
ITEM 5 (Continued)
DIVISION 10
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another childcare centre in the local area.

 Performance Outcome 5 of the Child care
centre code: City officers are satisfied the
proposed development achieves compliance
with Performance outcome PO5 of the Child
care centre code. The traffic volume will
remain below the access street threshold
and has been located to ensure additional
traffic only access the first portion of the
street and not move along the extent of
Moana Park Avenue.
Hours of operation. The proposed Child care centre intends to
operate between 6:30 am to 6:30 pm, Monday
to Friday. A condition has been recommended
which restricts the use of the outdoor play area
and the hours of unloading and unloading. The
Community care centre is proposed to operate
between 9:00 am and 4: 00 pm, Monday Friday.
City officers have recommended a condition for
the hours of operation.
9.4 Compliance with public notification requirements
The applicant has submitted a notice of compliance stating public notification has been completed in
accordance with the requirements of the Development Assessment Rules under the Planning Act
2016.
10 CONCLUSION
Council is in receipt of an application for a Development permit for a Material change of use for a Child
care centre and Community care centre at 2, 4 & 6 Moana Park Avenue and 73 Rio Vista Boulevarde,
Broadbeach Waters.
After a detailed assessment, it has been determined that subject to conditions, the proposal meets the
outcomes of the applicable themes and elements of the Strategic framework, the overall outcomes of
the Low density residential zone code and the applicable overlay and development codes of the City
Plan Version 4 for the following reasons:
 The development has been designed to represent a built form which is comparable in size and
architectural style of residential development;
 The building height, site coverage and setbacks are consistent with those of a residential
dwelling, assisting to maintain low intensity, low-rise, predominantly detached housing
character;
 The development provides setbacks which achieve compliance with the Acceptable outcome,
a site cover which is significantly less than the 50% site cover prescribed in the Acceptable
outcome and a building height which is below the two storey (9 metres) of the Low density
residential zone. As such, the development contributes to the intended feeling of openness,
with buildings positioned in a generous landscaped setting;
ITEM 5 (Continued)
DIVISION 10
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 The design and layout allows for separation and landscape buffers between the proposed
development and the adjoining dwellings;
 The development seeks to mitigate impacts on the adjoining properties by providing a layout
which is orientated away from the residential dwellings and includes limited access at the
interface;
 The reduced placement capacity of 90 children is considered to reduce the intensity of the
development, maintaining the local character and amenity expected with the Suburban
neighbourhood and Low density residential zone;
 The development is considered to represent a small-scale commercial land use which will
maintain the existing function and desired future appearance of Suburban neighbourhood and
the character of that area;
 The proposed development does not provide for a standalone commercial land use,
representing a non-compliance with the City Plan Version 4. City officers have considered
relevant matters in the assessment of the application which include the existing non-
residential nature of the site and that there is a sufficient market demand and economic need
to support another childcare centre in the local area. Therefore, City officers consider there to
be considerable relevant matters to overcome the non-compliance.
 The acoustic barriers will mitigate acoustic impacts from the proposed development;
 The proposed development supplies sufficient car parking to accommodate the car parking
demand associated with the Child care centre and Community care centre;
 The average vehicle delay and queuing is negligible (i.e. less than a second and 1 vehicle) at
the Moana/Kalimna or Kalimna/Rio Vista intersections;
 The development has been supported by a Flood Emergency Management Plan (FEMP),
which has been endorsed by a natural hazard management expert, and will minimises the
number of people to be at risk, the number of people to be evacuated, the impact on the
evacuation route and the impact on emergency services; and
 The FEMP enforces both evacuation and ‘shelter in place’ strategies, dependant on the
circumstances eventuating. To minimise the risk of children, staff, the community and
emergency responders, an evacuation strategy is recommended, with the ability to ‘shelter in
place’ in the case of an unforeseen emergency.
It is recommended the application be approved, subject to the conditions below.
11 NOTIFICATIONS
The following property notifications will be applied:
 Stormwater;
 No flood free access/egress; and
 Flood inundation.
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
12 RECOMMENDATION
It is recommended that Council resolves as follows:
That Council approves (with conditions) issue of a Development permit for Material change of
use for a Child care centre (maximum of 90 children) and Community care centre, as follows:
General
1 Timing
All conditions of this development approval must be complied with at no cost to Council at all
times unless otherwise stated in another condition.
2 Amended drawings
Prepare and submit amendments to the drawings for confirmation they constitute the approved
drawings for the purposes of this development approval. All amended drawings must be
submitted (and confirmed by Council) prior to commencement of any works on site.
Planning Assessment
Site Plan Design Vibe 14/12/18 DA1.04 N
Building A Ground Floor Plan Design Vibe 14/12/18 DA1.05 J
Building B Ground Floor Plan Design Vibe 14/12/18 DA1.06 K
Building B Upper Floor Plan Design Vibe 14/12/18 DA1.07 C
Building A Roof Plan Design Vibe 15/12/17 DA1.08 A
Building B Roof Plan Design Vibe 14/12/18 DA1.09 D
Building A Elevation Sheet 1 Design Vibe 22/03/18 DA 2.01 B
Building A Elevation Sheet 2 Design Vibe 22/03/18 DA 2.02 B
Building B Elevation Sheet 1 Design Vibe 14/12/18 DA 2.03 E
Sections Design Vibe 14/12/18 DA 3.01 E
3D Perspective 1 Design Vibe 13/11/18 DA 1.00-1 E
3D Perspective 3 Design Vibe 25/08/18 DA 1.00-3 C
3D Perspective 5 Design Vibe 25/08/18 DA 1.00-5 A
The following amendments must be included:

a Provide a minimum of 2 staff bicycle parking spaces within a secure enclosure
accessible to staff, compliant with the dimensional requirements of AS2890.3.
b Remove the notation over staff car parking bay number 34 which reads “Service
vehicle loading bay to be signed as a 5 minute minimum stay”.
c The refuse storage/servicing area is to be shown in accordance with the Waste
Management Plan entitled Waste Management Plan Moana Park Broadbeach
Childcare and Community Care Centre prepared by Mark Rigby & Associates dated
June 2018 ref. MRA18-052.
ITEM 5 (Continued)
DIVISION 10
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d Removal of elevated play space and bio-retention basin from the site plan.
e Include a fence along the Moana Park Avenue frontage, with maximum height of 2
metres and a setback of 2 metres to the front boundary. The fence should be
constructed with pier footings so as to occupy minimal space within the garden area.
f Include annotation which identifies that the covered acoustic treatment above the
playground area is to be of a clear to semi-translucent material.
g Setback the acoustic treatment which includes the combined fence and acoustic cover.
The amendment is to result in:
i A two metre high acoustic fence along the boundary;
ii A two metre wide landscape buffer between the boundary and the second fence;
iii A two metre high acoustic fence, which is setback two metres from the side
boundary, with the acoustic cover attached above;
iv the acoustic cover is be attached to the building, the outer edge of the roof cover
and the acoustic fence at the northern boundary.
3 Approved Plans
Undertake and maintain the development generally in accordance with the following plans:
Health and Regulatory Services

Waste Management Plan Mark Rigby June 2018 MRA18-052 Final
Moana Park Broadbeach &
Childcare and Community Associates
Care Centre

Flood Emergency Michael Bale 16 November R001-G18040 J
Management Plan – 4 and 2018
Moana Park Avenue, Associates
Broadbeach Waters
4 Amended Plans (specific conditions)

Prepare and submit amendments to the plans listed below for confirmation they constitute the
approved plans for the purposes of this development approval. All amended plans must be
submitted (and approved by Council) prior to commencement of any works on site:

Stormwater Management Michael Bale 17 January R002-G18040 02
Plan – 4 Moana Park and 2019
Avenue, Broadbeach Associates
Waters
Obtain a Management Plan approval for the amended stormwater management plan prior to
any works commencing on the site. The amended plan must be prepared or endorsed by a
qualified stormwater engineer (RPEQ).
ITEM 5 (Continued)
DIVISION 10
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a The proposed elevated play space over the bio-retention basin must be removed;
b For any alternative treatment arrangement, the report is required to demonstrate that
water quality objectives of the City Plan are achieved; and
c The amended report must also ensure that the treatment systems will discharge under
gravity and not by pumping.
5 Amended Plans
Prepare and submit amendments to the plans listed below for confirmation they constitute the
approved plans for the purposes of this development approval. All amended plans must be
submitted (and confirmed by Council) prior to commencement of any works on site:

Proposed Childcare Centre Acoustic 11/6/18 2018190 R01B Lot R01
73 Rio Vista Boulevard Works 125 Rio Vista B
Broadbeach Acoustic Boulevard Broadbeach
Report RTN ENV

a Noise attenuation measures including the acoustic roof cover over the outdoor play
area are to be amended to allow for an uninterrupted and uncovered two metre wide
landscaped buffer along the southern boundary of the proposed child care centre.
6 Operational restrictions
a No more than 19 staff and 90 children are permitted to be onsite in association with the
Child care centre at any one time.
b No more than three staff are permitted to be onsite in association with the Community
care centre at any one time.
Property
7 Lots to be amalgamated
Amalgamate Lots 127, 128 and 129 on RP114747 AND Lot 125 on RP115750 into one lot
and register the plan of amalgamation prior to commencement of the use.
8 Flood emergency management plan (FEMP) (specific condition)

a Ensure occupants of the property are moved into the refuge area or evacuated into a safe
place during flood events in accordance with the approved Flood Emergency
Management Plan (FEMP).
b Ensure the FEMP is included into the site management procedures and /or Body
Corporate By-Laws.
c In case of the ownership change of the site or the facility, the legal entity of the facility
must provide a copy of the approved FEMP to the new owner to ensure the new owner is
informed about:
i The requirement for the FEMP to be complied with at all times for the life of the
development and the use of the premises;
ii The flood hazard on the site; and
iii Procedures during major flood events.
ITEM 5 (Continued)
DIVISION 10
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Amenity
9 Hours of operation and loading and unloading

a Undertake all activities (unless specifically addressed below) associated with the
Community care centre between the hours of 9:00 am to 4:00 pm, Monday to
Friday.
b Undertake all activities (unless specifically addressed below) associated with the
operation of the Child care centre between the hours of 6.30 am to 6.30 pm,
Monday to Friday.
c Undertake all activities associated with the operation of the outdoor play areas between
the hours of 7:00 am to 6:00 pm, Monday to Friday.
d Conduct loading and unloading activities between the hours of 7:00 am to 6:00 pm,
Monday to Friday.
10 Screening of visually offensive components

Locate and screen the following components of the development so that they are not visible
from any road to which the site has frontage, adjoining premises or otherwise on display from
any public thoroughfare or vantage point:
a Refuse storage areas
b Service equipment
c Mechanical ventilation
d Refrigeration units
e Storage areas for machinery, materials, vehicles or the like.
11 Nuisance
Undertake and operate the development in a manner that causes no detrimental effect upon
surrounding premises by reason of noise nuisance, lighting nuisance or other such
emissions.

a Obtain an operational works approval to landscape the site and the adjoining road verge
generally in accordance with the Statement of Landscape Intent listed below, prior to
commencement of the use at no cost to Council:

Landscape Intent: Response to Byrnes Lardner January 2019 LSI 2018003 F
COGC Information Request Pages 1 to 5

i Unless otherwise specified, tree species must be a minimum bag size of 100L at
the time of planting.
ii Palm species must be a minimum 3 metres in height at the time of planting.
iii Shrub species must be a minimum 200mm pot size at the time of planting.
iv Screening shrubs must a minimum 300mm pot size at the time of planting and be
able to achieve a minimum height of 3 metres at maturity.
v A minimum of 5 trees within the Moana Park Avenue frontage landscape buffer
must be a minimum bag size of 200L at the time of planting.
vi A minimum of 5 trees must be planted between Building B and the adjoining
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
northern lot (Lot 24 on SP171750).

vii Tree species planted with root zones adjacent to structures must have root
control barriers and/or structure strengthening systems installed. Full
demonstration of these systems is required.
viii A continuous row of screening shrubs must be incorporated between the
boundary fence and the acoustic fence along the entire shared boundary with Lot
124 on RP115750.
ix An automatic irrigation system must be provided to all planting areas.
x The locations and cross section of all proposed bio-retention systems as required
by the sites approved Stormwater Management Plan and identify:
o The location of the detention tank and Mechanical filtration systems must
be identified.
xi The bio-retention system and associated elevated plans space identified on the
above referenced Statement of Landscape Intent must be removed.
xii All road reserve turf must be repaired and replaced if damaged.
b Construct and maintain the private landscaping identified above at no cost to Council at
all times.
13 Fencing
Acoustic fencing along the Rio Vista Boulevarde must include a minimum of 5 feature glazed
panels, each with a minimum width of 1.5 metres, to enable internal planting to be visible
from the streetscape.
Transport
14 Off street vehicle and car parking facilities

a Design and construct off street car parking facilities at no cost to Council prior to the
commencement of the use, generally in accordance with the Transport code of the City
Plan and include in particular:
i A minimum of 44 freely accessible car parking spaces and 1 service vehicle bay,
comprising:
o 19 spaces for child care centre staff parking.
o 3 spaces for community care centre staff parking, specifically spaces titled 1
to 3 on drawing title Site Plan prepared by Design Vibe (Drawing no. DA1.04,
Version N) are allocated to the community care centre staff.
o 21 spaces shared between visitors of both uses.
o 1 van service vehicle bay.
ii Tandem car parking spaces are to be allocated to the child care centre staff.
iii All spaces are drained, sealed and line marked.
iv Clearly identified signage and directional markings including:
o Staff car parking must be clearly identifiable through the provision of signage
denoting ‘staff parking’.
o Signs and line marking to identify persons with disabilities parking
(AS2890.6).
b Maintain the off street vehicle and parking facilities at no cost to Council at all times.
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
15 Off street bicycle parking and end of trip facilities

a Design, construct and maintain 4 off street bicycle parking spaces and end of trip facilities
at no cost to Council generally in accordance with the Transport code of the City Plan and
include in particular:
i 2 security level B spaces for staff.
ii 2 security level C spaces for visitors.
iii Signs and line marking to give direction to visitor bicycle parking to be visible to
cyclists upon entering the site in accordance with AS2890.3. Signage and line
marking is to be provided along the route and where bicycle parking is provided.
b Undertake all works prior to commencement of the use.
16 Loading and unloading

Loading and unloading of service vehicles must be undertaken generally in accordance with
Transport code of the City Plan and include in particular:
i Loading and unloading of any vehicle servicing the development must be
conducted wholly within the site.
ii A vehicle, or vehicle waiting to be loaded or unloaded, must stand entirely within
the site.
iii All vehicles must enter and exit the site in a forward gear.
Engineering

a Rectify any damage caused to Council infrastructure (including kerb, channelling, service
pits, footpaths and water and sewer reticulation networks) prior to commencement of the
use at no cost to Council.
b Construct and maintain the rectified Council infrastructure at no cost to Council prior to
commencement of the use.
18 Existing infrastructure, structures and services

a Obtain an operational works approval for the removal/ relocation of existing infrastructure,
structures and services identified on the drawings listed below prior to commencement of
the use at no cost to Council and include in particular:
i Remove redundant vehicular crossings at both frontages on Moana Park Avenue
and Rio Vista Boulevard.
ii Remove any redundant stormwater kerb adaptors and disused service pits from
the kerb and channel (including any associated pipework across the footpath).
19 Telecommunications network
Design, construct and connect a telecommunications services network at no cost to Council
a Provide underground telecommunications to the subject building/s, lead-in conduits
and equipment space/s in a suitable location within the building/s, to suit the carrier
of choice.
b All new pit and pipe infrastructure required to be installed along public road(s), must
be suitably sized to cater for future installation of fibre optic cables.
c Meet the telecommunications industry standards (e.g. Telstra/NBN Co standards).

Design and construct the vehicular crossing generally in accordance with the Driveways and
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
vehicular crossing code of the City Plan.
Stormwater Drainage

a Leave unaltered the overland flow paths on the site, such that the characteristics of
existing overland flows on other properties remain uninhibited and unchanged.
i Increase peak flow rates downstream from the site.
ii Increase flood levels external to the site.
iii Increase duration of inundation external to the site that could cause loss or
damage.

a Undertake works generally in accordance with the Healthy waters code of the City Plan;
and in particular:
i Ensure that all reasonable and practicable measures are implemented to
minimise short and long-term erosion and adverse effects of sediment transport.
Also ensure that the proposed control measures will achieve 80% hydraulic
effectiveness as required by the SPP (Refer to SPP 2017 Appendix 2 Table A);
ii Sediment control structures e.g.: sediment fence, must be placed at the base of
all materials on site to mitigate sediment run-off;
iii A perimeter bund and / or diversion drain must be constructed around the
disturbed areas to prevent any outside clean stormwater from mixing with
polluted polluted/contaminated stormwater;
iv 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; and
v Inspections for erosion and sediment control measures are to occur in
accordance with the compliance procedures in City Planning Policy SC6.11 –
Land development guidelines, section 4.5.17.1.2 – Compliance.
Sewer and Water Works
23 Sewer reticulation
a Obtain an operational works approval for the design, construction of a connection the
proposal to Council’s sewer network at the existing 150 mm sewer main in Moana Park
Avenue, prior to commencement of the use at no cost to Council and include in particular:
i Be in accordance with the SEQ Water Supply & Sewerage Design and
Construction Code (SEQ WS&S D&C Code), Water and Sewerage Connections
Policy.
ii The size of the sewer property service connection must be a minimum of 150 mm
in accordance with Section 4.5.4 of the SEQ Water Supply & Sewerage Design &
Construction Code (SEQ WS&S D&C Code).
iii Remove/seal/cap redundant sewer property services.
24 Water reticulation
a Obtain an operational works approval for the design, construction and connection for the
proposal to Council’s potable water supply network at the existing 100 mm main in
Moana Park Avenue, prior to commencement of the use at no cost to Council and include
in particular:
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
i Be in accordance with the SEQ Water Supply & Sewerage Design and
Construction Code (SEQ WS&S D&C Code), and Water and Sewerage
Connections Policy.
ii The property service, water meter box and water meter must be provided at the
boundary of the development site.
iii Remove redundant water meters/connections.
25 Fire loading
Fire loading must not exceed 15 L/s for 2 hours.
26 Certification of works - Health and Regulatory Services


Section
Acoustic Prior to Proposed Acoustic Health and
compliance report commencement of Childcare Engineer Regulatory
the use Centre 73 Rio Services
Vista
Boulevard
Broadbeach
Acoustic
Report
prepared by
Acoustic
Works dated
19/12/18 ref.
2018190
R01D Lot 125
Rio Vista
Boulevard
Broadbeach
RTN ENV
a The development has been designed in accordance with the established noise criteria
and recommendations outlined in an approved Acoustic Report.
b The acoustic roof cover is to be designed in accordance with the acoustic report
prepared by Acoustic Works dated 19 December 2018 (reference: 2018190 R01D Lot
125 Rio Vista Boulevard Broadbeach TRN ENV) shall be constructed to have
rainwater roof guttering and downpipes in accordance with the Queensland
Development Code Part 1.8-Stormwater Drainage and AS3500.3.2003.

Section
Waste Prior to Waste Suitably Health and
Management commencement of Management qualified Regulatory
compliance report the use Plan Moana person Services
Park
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
Broadbeach
Childcare and
Community
Care Centre
prepared by
Mark Rigby &
Associates
dated June
2018 ref.
MRA18-052
a The development has been designed and constructed in accordance with the
recommendations outlined in an approved Waste Management Plan.

Section
Bulk bin Prior to Suitably Health and
storage/servicing commencement of qualified Regulatory
point the use person Services
a The bulk bin storage/servicing point has been located, designed and constructed in
accordance with SC6.13 City Plan policy – Solid waste management, section 13.13
Bin storage points and bin wash-down facility requirements & section 13.14 – Bin
servicing points.

Section
Post construction Prior to Stormwater Registered Hydraulics &
certification commencement of Management Professional Water Quality
the use Plan – 4 Engineer
Moana Park Queensland
Avenue, (RPEQ)
Broadbeach
Waters,
revision 02,
dated 17
January 2019,
prepared by
Michael Bale
and
Associates
a All stormwater devices (quantity and quality) have been installed on-site in accordance
with Council’s approved stormwater management plan and are functioning as
designed.
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
28 Certification of works - Subdivision Engineering

Subdivision Engineering
Section
Registered survey Prior to - Registered Development
plan commencement of land Compliance
the use surveyor

a The site is amalgamated into one lot.
Section
Contractual Prior to - The Development
agreement (e.g. commencement of authorised Compliance
Agreement the use telecommuni
Advice or cation carrier
Completion Letter (e.g. Telstra,
from Telstra. NBN Co)
Alternatively, a
copy of Master
Development
Agreement or
Small
Development
Agreement from
NBN Co).

a Underground telecommunication infrastructure has been undertaken and installed in
accordance with telecommunications industry standards (e.g. Telstra / NBN Co
standards).
29 Availability of approved plans, drawings and reports

Retain a copy of this decision notice and stamped approved plans, drawings and reports on
site at all times during construction. Any contractors undertaking approved work (including
tree removal or relocations) must be directly provided with a copy of these conditions and
instructed as to the need to comply with them.

a Prepare and submit for approval a Dust management plan generally in accordance with
the City Plan prior to any works commencing.
b The Dust management plan must be prepared by a suitably qualified professional and
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
ii Identify the measures and work practices to be implemented ensuring 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.
iii Identify the procedures to be adopted for monitoring and reporting air emissions.
iv Provide details of complaint response procedures that will be adopted.
v Identify the procedures to be adopted for revision and review of the dust
management plan.
c Implement the Dust management plan during all construction works at no cost to
Council.

a Prepare and submit for approval a Noise management plan addressing construction
activities prior to any works commencing.
b The Noise management plan must be prepared by a suitably qualified professional and
ii Identify the measures and work practices to be implemented to ensure noise
from construction activities does not cause an ‘environmental nuisance’ (within
the meaning of the term set out in the Environmental Protection Act 1994) at any
sensitive receptor stated in schedule 1 of the Environmental Protection (Noise)
Policy 2008.
iii Identify the measures and work procedures to monitor noise emissions.
v Identify procedures to monitor and review the noise management plan.
c Implement the Noise management plan prior to any works commencing at no cost to
Council.

a Prepare and submit for approval a Haulage access/site management plan generally in
accordance with the Change to ground level and creation of new waterways code of the
City Plan prior to any works commencing.
b The Haulage access/site management plan must be prepared by a suitably qualified
professional and include in particular:
i Address the provision of vehicle barrier(s) along the frontages of the land to
ensure vehicles use approved crossovers
iii Address nuisance from dust, noise, vibration, smoke and material tracked onto
public roads as a result of hauling and filling operations and how complaints will
be addressed.
iv Identity measures and work practices to ensure the site will be maintained in a
clean and tidy state at all times including collection, storage and disposal of all
waste materials.
v Identify measures and work practices to ensure non- recyclable debris
transported from the site is disposed of at an approved waste facility.
Combustion of any material is not permitted on the subject site without prior
approval of Council.
vi Identify measures and work procedures to ensure 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
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
and receiving waterways.

c Implement the Haulage access/site management plan during all construction works at no
cost to Council.

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

a Prepare and submit for approval a Construction management plan generally in
accordance with the Guidelines for Construction Management Plans prior to any works
commencing.
b The Construction management plan must be prepared by a suitably qualified
ii Provide details on vehicle access (including responsibility for maintenance of the
defined cartage route) during construction hours.
iii Provide details on traffic management (including loading, unloading and cartage
routes).
iv Parking of vehicles (including on site employees and delivery vehicles).
v Maintenance of safe pedestrian movement across the site’s frontage/s (including
people with disabilities).
vi Provide details for the collection and control of Building waste and refuse
disposal.
ix Demonstrate how the general public will be protected from construction
activities.
x Provide details on how the building site will be kept clean and tidy to maintain
public safety and amenity.
c Implement the Construction management plan during all construction works at no cost to
Council.
Plumbing and Drainage Act 2002
35 Plumbing and drainage works

Obtain a compliance permit for all plumbing and drainage work prior to any compliance
assessable work commencing.
Note:
A compliance permit for plumbing and drainage works cannot approve the discharge of trade
waste to Council’s sewerage system. The generator of trade waste must complete an
application for approval to discharge trade waste to Council’s Sewerage System (available on
Council’s website).
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
Advice Notes
A Connections and disconnections

Any connection/disconnection to the existing water and sewerage networks will be at the
applicant’s cost. Prior to the connection/disconnection taking place, the applicant must
obtain written approval from Water and Waste.
Refer to Water and Sewerage Connections Policy, available on Council’s website
http://www.cityofgoldcoast.com.au
B Water meter sizing

All water meters 50 mm in diameter or larger require an operation works approval.
Refer to Water and Sewerage Connections Policy, available on Council’s website:
http://www.cityofgoldcoast.com.au
C Further development permits/compliance permits

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

- Compliance permit for plumbing and drainage work
Gold Coast Water and Waste

- Operational works - infrastructure
- Application to work on the City’s Infrastructure
A copy of this decision notice and accompanying stamped drawings/plans must be

submitted with any subsequent application identified above.
Subsequent development applications (ie: Operational works) will be assessed in
accordance with the City Plan Version at the time of lodgement (excluding instances where
Variation/Preliminary approval exists).
D Compliance with conditions

Once this development approval takes effect, the conditions attach to the land and are
applicable in perpetuity. It is a development offence to contravene a development approval,
including any of its conditions.
E Indigenous cultural heritage legislation and duty of care requirement

The Aboriginal Cultural Heritage Act 2003 (‘ACHA’) is administered by the Department of
Aboriginal and Torres Strait Islander and Multicultural Affairs (DATSIMA). The ACHA
establishes a duty of care to take all reasonable and practicable measures to ensure any
activity does not harm Aboriginal cultural heritage. This duty of care:
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
Those proposing an activity involving surface disturbance beyond that which has already
occurred at the proposed site must observe this duty of care.
Details of how to fulfil this duty of care are outlined in the duty of care guidelines gazetted
with the ACHA.
The applicant should contact DATSIMA’s Cultural Heritage Coordination Unit on (07) 3405
3050 for further information on the responsibilities of developers under the ACHA.
F Infrastructure charges
Infrastructure charges are now levied under a Charges Resolution by way of an Infrastructure
Charges Notice, which accompanies this decision notice.
G Flood inundation
A property notification will be applied to the lot/subsequent lots stating the basement and/or
property is subject to inundation during extreme flood events.
H No flood free access/egress

A property notification will be applied to the lot/subsequent lots stating the property does not
have flood free access/egress during 100 year ARI (Average Recurrence Interval) flood
events.
I Stormwater
A property notification will be applied to the lot/subsequent lots stating a stormwater
management plan exists for the site and must be complied with at all times.
J Properly made submissions

There were properly made submissions about the application. The name and address of the
principal submitter for each properly made submission is attached to the decision notice.
K Applicant responsibilities
The applicant is responsible for securing all necessary approvals and tenure, providing
statutory notifications and complying with all relevant laws.
Nothing in this decision notice alleviates the need for the applicant to comply with all relevant
local, State and Commonwealth laws and to ensure appropriate tenure arrangements have
been made where the use of/reliance upon land other than that owned by the applicant is
involved. Without liming this obligation, the applicant is responsible for:
a Obtaining all other/further necessary approvals, licences, permits, resource entitlements
etc by whatever name called required by law before the development the subject of this
approval can be lawfully commended and to carry out the activity for its duration;
b Providing any notifications required by law (by way of example only, to notify the
administering authority pursuant to the Environment Protection Act 1994 of
environmental harm being caused/threatened by the activity, and upon becoming aware
the premises is being used for a ‘notifiable activity’);
c Securing tenure/permission from the relevant owner to use private or public land not
owned by the applicant (including for access required by conditions of approval);
d Ensuring the 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 exceed $150,000. Acceptable proof of payment is a Q.Leave –Notification and
Payment Form approved by the Authority. Proof of payment must be provided before
Council can issue a development permit for the Operational works. This is a
requirement of section 77(1) of the Building and Construction Industry (Portable Long
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
Service Leave) Act 1991; and

f Making payment of any outstanding Council rates and charges applicable to the
development site prior to the lodgement of subdivision plans.
g Obtaining any necessary local government/state approvals where works require the
installation of temporary ground anchoring into adjacent Road Reserves. Where ground
anchoring is proposed into an adjacent private property, approval from the relevant
property owners(s) is required.
L Connections to, alteration or realignment of Council infrastructure

Where development works require the connection to, alteration, removal or realignment of
Council infrastructure or impact on other public utility infrastructure (e.g. telecommunications,
electricity and gas), the applicant must obtain the necessary approvals from the relevant
public utility authority prior to works commencing.
Connection to, alteration, removal or realignment of Council infrastructure includes (but is not
limited to) fire hydrants, water service meters, sewer maintenance hole covers, stormwater
drainage infrastructure, reinstatement of maintenance hole covers, stormwater drainage
infrastructure, crossovers, footpaths, road pavement, kerb and channel, kerb ramps,
medians, traffic islands, road furniture, signage and line-marking.
M Weeds, pest animals and ants

Biosecurity Queensland of the Department of Agriculture and Fisheries leads the
Government's efforts to prevent, respond to and recover from pests and diseases threatening
agricultural prosperity, the environment, social amenity and human health.
All landscape materials, including but not limited to, soils, mulch, grass, gravel, potted or ex-
ground plants, pavers and timber used in landscape treatments must be free from weeds,
pest animals and ants.
N Fire ant control

Northern suburbs of the Gold Coast are within Fire Ant Biosecurity zone 2 and must remain
vigilant for the presence of fire ants. Under the Biosecurity Act 2014 individuals and
organisations whose activities involve the movement or storage of fire ant carriers have a
general biosecurity obligation to take all reasonable steps to ensure they do not spread fire
ants. Movement of a fire ant carrier from within the fire ant biosecurity zone may need a
biosecurity instrument permit. More information is available on the Department of Agriculture
and Fisheries website www.daf.qld.gov.au/plants/weeds-pest-animals-ants/invasive-ants/fire-
ants.
O Notice of works timetable

The applicant is responsible for providing a Notice of works timetable for Commencement of
work to Council’s Development Compliance section. A copy of Council’s Notice of works
timetable is available for viewing on Council’s website
A Stormwater
There are development approval conditions applicable in relation to stormwater management
on this lot/subsequent lots. All property owner(s) must ensure compliance with these
conditions. Refer to Council of the City of Gold Coast’s Decision Notice (MCU/2018/386). A
copy of Council’s Decision Notice is available for viewing on Council’s website
B No flood free access/egress

Owners and intended purchasers are advised the property does not have flood free
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
access/egress during 100 year ARI (Average Recurrence Interval) flood events. Refer to
Council of the City of Gold Coast’s Decision Notice (MCU/2018/386). A copy of Council’s
Decision Notice is available for viewing on Council’s website
C Flood inundation
Owners and intending purchasers are advised the property is subject to inundation during
extreme flood events. Refer to Council of the City of Gold Coast’s Decision Notice
(MCU/2018/386). A copy of Council’s Decision Notice is available for viewing on Council’s
website www.goldcoastcity.com.au/pdonline
Author: Authorised by:

Jaimi Elliott Alisha Swain
Planning Officer Director Economy, Planning and Environment
March 2019
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2 / MCU201800386
Committee Recommendation Adopted At Council 26 March 2019
COMMITTEE RECOMMENDATION EPE19.0320.005

moved Cr Owen-Jones seconded Cr Baildon
That Council approves (with conditions) issue of a Development permit for Material
change of use for a Child care centre (maximum of 90 children) and Community care
centre, as follows:
General
1 Timing
All conditions of this development approval must be complied with at no cost
to Council at all times unless otherwise stated in another condition.
2 Amended drawings
Prepare and submit amendments to the drawings for confirmation they
constitute the approved drawings for the purposes of this development
approval. All amended drawings must be submitted (and confirmed by
Council) prior to commencement of any works on site.
Planning Assessment
Site Plan Design Vibe 14/12/18 DA1.04 N
Building A Ground Floor Design Vibe 14/12/18 DA1.05 J
Plan
Building B Ground Floor Design Vibe 14/12/18 DA1.06 K
Plan
Building B Upper Floor Design Vibe 14/12/18 DA1.07 C
Plan
Building A Roof Plan Design Vibe 15/12/17 DA1.08 A
Building B Roof Plan Design Vibe 14/12/18 DA1.09 D
Building A Elevation Sheet Design Vibe 22/03/18 DA 2.01 B
1
Building A Elevation Sheet Design Vibe 22/03/18 DA 2.02 B
2
Building B Elevation Sheet Design Vibe 14/12/18 DA 2.03 E
1
2
3
Sections Design Vibe 14/12/18 DA 3.01 E
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2

3D Perspective 3 Design Vibe 25/08/18 DA 1.00-3 C
3D Perspective 5 Design Vibe 25/08/18 DA 1.00-5 A
a Provide a minimum of 2 staff bicycle parking spaces within a secure
enclosure accessible to staff, compliant with the dimensional
requirements of AS2890.3.
b Remove the notation over staff car parking bay number 34 which reads
“Service vehicle loading bay to be signed as a 5 minute minimum
stay”.
c The refuse storage/servicing area is to be shown in accordance with
the Waste Management Plan entitled Waste Management Plan Moana
Park Broadbeach Childcare and Community Care Centre prepared by
Mark Rigby & Associates dated June 2018 ref. MRA18-052.
d Removal of elevated play space and bio-retention basin from the site
plan.
e Include a fence along the Moana Park Avenue frontage, with maximum
height of 2 metres and a setback of 2 metres to the front boundary.
The fence should be constructed with pier footings so as to occupy
minimal space within the garden area.
f Include annotation which identifies that the covered acoustic
treatment above the playground area is to be of a clear to semi-
translucent material.
g Setback the acoustic treatment which includes the combined fence
and acoustic cover. The amendment is to result in:
i A two metre high acoustic fence along the boundary;
ii A two metre wide landscape buffer between the boundary and the
second fence;
iii A two metre high acoustic fence, which is setback two metres from
the side boundary, with the acoustic cover attached above;
iv the acoustic cover is be attached to the building, the outer edge of
the roof cover and the acoustic fence at the northern boundary.
3 Approved Plans
following plans:
Plan Title Author Date Plan Reference Ver
No.
Waste Management Mark June 2018 MRA18-052 Fina
Plan Moana Park Rigby & l
Broadbeach Childcare Associate
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
and Community Care s

Centre

No.
Flood Emergency Michael 16 R001-G18040 J
Management Plan – 4 Bale and November
Moana Park Avenue, Associate 2018
Broadbeach Waters s
4 Amended Plans (specific conditions)

Prepare and submit amendments to the plans listed below for confirmation
they constitute the approved plans for the purposes of this development
approval. All amended plans must be submitted (and approved by Council)
prior to commencement of any works on site:
No.
Stormwater Michael 17 January R002-G18040 02
Management Plan – 4 Bale and 2019
Moana Park Avenue, Associate
Broadbeach Waters s
Obtain a Management Plan approval for the amended stormwater

management plan prior to any works commencing on the site. The amended
plan must be prepared or endorsed by a qualified stormwater engineer
(RPEQ).
a The proposed elevated play space over the bio-retention basin must
be removed;
b For any alternative treatment arrangement, the report is required to
demonstrate that water quality objectives of the City Plan are
achieved; and
c The amended report must also ensure that the treatment systems will
discharge under gravity and not by pumping.
5 Amended Plans
Prepare and submit amendments to the plans listed below for confirmation
they constitute the approved plans for the purposes of this development
approval. All amended plans must be submitted (and confirmed by Council)
prior to commencement of any works on site:

ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
No.
Proposed Childcare Acoustic 11/6/18 2018190 R01B Lot R01
Centre 73 Rio Vista Works 125 Rio Vista B
Boulevard Boulevard
Broadbeach Acoustic Broadbeach RTN
Report ENV

a Noise attenuation measures including the acoustic roof cover over the
outdoor play area are to be amended to allow for an uninterrupted and
uncovered two metre wide landscaped buffer along the southern
boundary of the proposed child care centre.
6 Operational restrictions
a No more than 19 staff and 90 children are permitted to be onsite in
association with the Child Care Centre at any one time.
b No more than three (3) staff are permitted to be onsite in association
with the Community Care Centre at any one time.
Property
7 Lots to be amalgamated
Amalgamate Lots 127, 128 and 129 on RP114747 AND Lot 125 on RP115750
into one lot and register the plan of amalgamation prior to commencement of
the use.
8 Flood emergency management plan (FEMP) (specific condition)

a Ensure occupants of the property are moved into the refuge area or
evacuated into a safe place during flood events in accordance with the
approved Flood Emergency Management Plan (FEMP).
b Ensure the FEMP is included into the site management procedures and
/or Body Corporate By-Laws.
c In case of the ownership change of the site or the facility, the legal entity
of the facility must provide a copy of the approved FEMP to the new
owner to ensure the new owner is informed about:
i The requirement for the FEMP to be complied with at all times for
the life of the development and the use of the premises;
ii The flood hazard on the site; and
iii Procedures during major flood events.
Amenity
9 Hours of operation and loading and unloading

a Undertake all activities (unless specifically addressed below)
associated with the Community care centre between the hours of
9:00 am to 4:00 pm, Monday to Friday.
b Undertake all activities (unless specifically addressed below)
associated with the operation of the Child care centre between the
hours of 6.30 am to 6.30 pm, Monday to Friday.
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
c Undertake all activities associated with the operation of the outdoor play
areas between the hours of 7:00 am to 6:00 pm, Monday to Friday.
d Conduct loading and unloading activities between the hours of 7:00 am to
6:00 pm, Monday to Friday.
10 Screening of visually offensive components
Locate and screen the following components of the development so that they
are not visible from any road to which the site has frontage, adjoining
premises or otherwise on display from any public thoroughfare or vantage
point:
f Refuse storage areas
g Service equipment
h Mechanical ventilation
i Refrigeration units
j Storage areas for machinery, materials, vehicles or the like.
11 Nuisance
Undertake and operate the development in a manner that causes no
detrimental effect upon surrounding premises by reason of noise nuisance,
lighting nuisance or other such emissions.

a Obtain an operational works approval to landscape the site and the
adjoining road verge generally in accordance with the Statement of
Landscape Intent listed below, prior to commencement of the use at no
cost to Council:
Drawing Title Author Date Drawing Ver
No.
Landscape Intent: Byrnes January LSI F
Response to COGC Lardner 2019 2018003
Information Request Pages 1 to
5
i Unless otherwise specified, tree species must be a minimum bag
size of 100L at the time of planting.
ii Palm species must be a minimum 3 metres in height at the time of
planting.
iii Shrub species must be a minimum 200mm pot size at the time of
planting.
iv Screening shrubs must a minimum 300mm pot size at the time of
planting and be able to achieve a minimum height of 3 metres at
maturity.
v A minimum of 5 trees within the Moana Park Avenue frontage
landscape buffer must be a minimum bag size of 200L at the time
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
of planting.
vi A minimum of 5 trees must be planted between Building B and the
adjoining northern lot (Lot 24 on SP171750).
vii Tree species planted with root zones adjacent to structures must
have root control barriers and/or structure strengthening systems
installed. Full demonstration of these systems is required.
viii A continuous row of screening shrubs must be incorporated
between the boundary fence and the acoustic fence along the
entire shared boundary with Lot 124 on RP115750.
ix An automatic irrigation system must be provided to all planting
areas.
x The locations and cross section of all proposed bio-retention
systems as required by the sites approved Stormwater
Management Plan and identify:
o The location of the detention tank and Mechanical filtration
systems must be identified.
xi The bio-retention system and associated elevated plans space
identified on the above referenced Statement of Landscape Intent
must be removed.
xii All road reserve turf must be repaired and replaced if damaged.
b Construct and maintain the private landscaping identified above at no
cost to Council at all times.
13 Fencing
Acoustic fencing along the Rio Vista Boulevarde must include a minimum of
5 feature glazed panels, each with a minimum width of 1.5 metres, to enable
internal planting to be visible from the streetscape.
Transport
14 Off street vehicle and car parking facilities

a Design and construct off street car parking facilities at no cost to Council
prior to the commencement of the use, generally in accordance with the
i A minimum of 44 freely accessible car parking spaces and 1 service
vehicle bay, comprising:
o 19 spaces for child care centre staff parking.
o 3 spaces for community care centre staff parking, specifically
spaces titled 1 to 3 on drawing title Site Plan prepared by Design
Vibe (Drawing no. DA1.04, Version N) are allocated to the
community care centre staff.
o 21 spaces shared between visitors of both uses.
o 1 van service vehicle bay.
ii Tandem car parking spaces are to be allocated to the child care
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
centre staff.
iii All spaces are drained, sealed and line marked.
iv Clearly identified signage and directional markings including:
o Staff car parking must be clearly identifiable through the
provision of signage denoting ‘staff parking’.
o Signs and line marking to identify persons with disabilities
parking (AS2890.6).
b Maintain the off street vehicle and parking facilities at no cost to Council at
all times.
15 Off street bicycle parking and end of trip facilities

a Design, construct and maintain 4 off street bicycle parking spaces and end
of trip facilities at no cost to Council generally in accordance with the
i 2 security level B spaces for staff.
ii 2 security level C spaces for visitors.
iii Signs and line marking to give direction to visitor bicycle parking to
be visible to cyclists upon entering the site in accordance with
AS2890.3. Signage and line marking is to be provided along the
route and where bicycle parking is provided.
b Undertake all works prior to commencement of the use.
16 Loading and unloading

Loading and unloading of service vehicles must be undertaken generally in
accordance with Transport code of the City Plan and include in particular:
i Loading and unloading of any vehicle servicing the development
must be conducted wholly within the site.
ii A vehicle, or vehicle waiting to be loaded or unloaded, must stand
entirely within the site.
iii All vehicles must enter and exit the site in a forward gear.
Engineering

a Rectify any damage caused to Council infrastructure (including kerb,
channelling, service pits, footpaths and water and sewer reticulation
networks) prior to commencement of the use at no cost to Council.
b Construct and maintain the rectified Council infrastructure at no cost to
Council prior to commencement of the use.
18 Existing infrastructure, structures and services

a Obtain an operational works approval for the removal/ relocation of existing
infrastructure, structures and services identified on the drawings listed
below prior to commencement of the use at no cost to Council and include
in particular:
i Remove redundant vehicular crossings at both frontages on Moana
Park Avenue and Rio Vista Boulevard.
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
ii Remove any redundant stormwater kerb adaptors and disused

service pits from the kerb and channel (including any associated
pipework across the footpath).
19 Telecommunications network
Design, construct and connect a telecommunications services network at no
cost to Council and include in particular:
a Provide underground telecommunications to the subject building/s,
lead-in conduits and equipment space/s in a suitable location within the
building/s, to suit the carrier of choice.
b All new pit and pipe infrastructure required to be installed along public
road(s), must be suitably sized to cater for future installation of fibre
optic cables.
c Meet the telecommunications industry standards (e.g. Telstra/NBN Co
standards).
Design and construct the vehicular crossing generally in accordance with the
Driveways and vehicular crossing code of the City Plan.
Stormwater Drainage

a Leave unaltered the overland flow paths on the site, such that the
characteristics of existing overland flows on other properties remain
uninhibited and unchanged.
i Increase peak flow rates downstream from the site.
ii Increase flood levels external to the site.
iii Increase duration of inundation external to the site that could cause
loss or damage.
a Undertake works generally in accordance with the Healthy waters code of
the City Plan; and in particular:
i Ensure that all reasonable and practicable measures are
implemented to minimise short and long-term erosion and adverse
effects of sediment transport. Also ensure that the proposed control
measures will achieve 80% hydraulic effectiveness as required by
the SPP (Refer to SPP 2017 Appendix 2 Table A);
ii Sediment control structures e.g.: sediment fence, must be placed at
the base of all materials on site to mitigate sediment run-off;
iii A perimeter bund and / or diversion drain must be constructed
around the disturbed areas to prevent any outside clean stormwater
from mixing with polluted polluted/contaminated stormwater;
iv 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
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
September 2009) prior to discharging from the site; and

v Inspections for erosion and sediment control measures are to occur
in accordance with the compliance procedures in City Planning
Policy SC6.11 – Land development guidelines, section 4.5.17.1.2 –
Compliance.
Sewer and Water Works
23 Sewer reticulation
a Obtain an operational works approval for the design, construction of a
connection the proposal to Council’s sewer network at the existing 150
mm sewer main in Moana Park Avenue, prior to commencement of the use
at no cost to Council and include in particular:
i Be in accordance with the SEQ Water Supply & Sewerage Design
and Construction Code (SEQ WS&S D&C Code), Water and
Sewerage Connections Policy.
ii The size of the sewer property service connection must be a
minimum of 150 mm in accordance with Section 4.5.4 of the SEQ
Water Supply & Sewerage Design & Construction Code (SEQ WS&S
D&C Code).
iii Remove/seal/cap redundant sewer property services.
24 Water reticulation
a Obtain an operational works approval for the design, construction and
connection for the proposal to Council’s potable water supply network at
the existing 100 mm main in Moana Park Avenue, prior to commencement
of the use at no cost to Council and include in particular:
i Be in accordance with the SEQ Water Supply & Sewerage Design
and Construction Code (SEQ WS&S D&C Code), and Water and
Sewerage Connections Policy.
ii The property service, water meter box and water meter must be
provided at the boundary of the development site.
iii Remove redundant water meters/connections.
25 Fire loading
Fire loading must not exceed 15 L/s for 2 hours.
26 Certification of works - Health and Regulatory Services


Section
Acoustic Prior to Proposed Acoustic Health and
compliance commenceme Childcare Engineer Regulatory
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
report nt of the use Centre 73 Services

Rio Vista
Boulevard
Broadbeac
h Acoustic
Report
prepared
by
Acoustic
Works
dated
19/12/18
ref.
2018190
R01D Lot
125 Rio
Vista
Boulevard
Broadbeac
h RTN ENV

a The development has been designed in accordance with the established
noise criteria and recommendations outlined in an approved Acoustic
Report.
b The acoustic roof cover is to be designed in accordance with the
acoustic report prepared by Acoustic Works dated 19 December 2018
(reference: 2018190 R01D Lot 125 Rio Vista Boulevard Broadbeach TRN
ENV) shall be constructed to have rainwater roof guttering and
downpipes in accordance with the Queensland Development Code Part
1.8-Stormwater Drainage and AS3500.3.2003.

Section
Waste Prior to Waste Suitably Health and
Management commenceme Manageme qualified Regulatory
compliance nt of the use nt Plan person Services
report Moana
Park
Broadbeac
h Childcare
and
Communit
y Care
Centre
prepared
by Mark
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
Rigby &
Associates
dated June
2018 ref.
MRA18-052

a The development has been designed and constructed in accordance with
the recommendations outlined in an approved Waste Management Plan.

Section
Bulk bin Prior to Suitably Health and
storage/servic commenceme qualified Regulatory
ing point nt of the use person Services

a The bulk bin storage/servicing point has been located, designed and
constructed in accordance with SC6.13 City Plan policy – Solid waste
management, section 13.13 Bin storage points and bin wash-down
facility requirements & section 13.14 – Bin servicing points.

Section
Post Prior to Stormwate Registere Hydraulics
construction commencemen r d & Water
certification t of the use Manageme Professio Quality
nt Plan – 4 nal
Moana Engineer
Park Queensla
Avenue, nd
Broadbeac (RPEQ)
h Waters,
revision
02, dated
17 January
2019,
prepared
by Michael
Bale and
Associates
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2

a All stormwater devices (quantity and quality) have been installed on-site
in accordance with Council’s approved stormwater management plan
and are functioning as designed.
28 Certification of works - Subdivision Engineering

Section
Registered Prior to - Registere Developme
survey plan commenceme d land nt
nt of the use surveyor Complianc
e

a The site is amalgamated into one lot.
Section
Contractual Prior to - The Developme
agreement commenceme authorise nt
(e.g. nt of the use d Complianc
Agreement telecomm e
Advice or unication
Completion carrier
Letter from (e.g.
Telstra. Telstra,
Alternatively, NBN Co)
a copy of
Master
Development
Agreement or
Small
Development
Agreement
from NBN
Co).
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2

a Underground telecommunication infrastructure has been undertaken and
installed in accordance with telecommunications industry standards (e.g.
Telstra / NBN Co standards).
29 Availability of approved plans, drawings and reports

Retain a copy of this decision notice and stamped approved plans, drawings
and reports on site at all times during construction. Any contractors
undertaking approved work (including tree removal or relocations) must be
directly provided with a copy of these conditions and instructed as to the
need to comply with them.

a Prepare and submit for approval a Dust management plan generally in
accordance with the City Plan prior to any works commencing.
b The Dust management plan must be prepared by a suitably qualified
ii Identify the measures and work practices to be implemented
ensuring 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.
iii Identify the procedures to be adopted for monitoring and reporting
air emissions.
iv Provide details of complaint response procedures that will be
adopted.
v Identify the procedures to be adopted for revision and review of the
dust management plan.
c Implement the Dust management plan during all construction works at no
cost to Council.
a Prepare and submit for approval a Noise management plan addressing
construction activities prior to any works commencing.
b The Noise management plan must be prepared by a suitably qualified
ii Identify the measures and work practices to be implemented to
ensure noise from construction activities does not cause an
‘environmental nuisance’ (within the meaning of the term set out in
the Environmental Protection Act 1994) at any sensitive receptor
stated in schedule 1 of the Environmental Protection (Noise) Policy
2008.
iii Identify the measures and work procedures to monitor noise
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
emissions.
v Identify procedures to monitor and review the noise management
plan.
c Implement the Noise management plan prior to any works commencing at
no cost to Council.

a Prepare and submit for approval a Haulage access/site management plan
generally in accordance with the Change to ground level and creation of
new waterways code of the City Plan prior to any works commencing.
b The Haulage access/site management plan must be prepared by a suitably
qualified professional and include in particular:
i Address the provision of vehicle barrier(s) along the frontages of
the land to ensure vehicles use approved crossovers
iii Address nuisance from dust, noise, vibration, smoke and material
tracked onto public roads as a result of hauling and filling
operations and how complaints will be addressed.
iv Identity measures and work practices to ensure the site will be
maintained in a clean and tidy state at all times including collection,
storage and disposal of all waste materials.
v Identify measures and work practices to ensure non- recyclable
debris transported from the site is disposed of at an approved
waste facility. Combustion of any material is not permitted on the
subject site without prior approval of Council.
vi Identify measures and work procedures to ensure 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.
d Implement the Haulage access/site management plan during all
construction works at no cost to Council.

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

a Prepare and submit for approval a Construction management plan
generally in accordance with the Guidelines for Construction Management
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
Plans prior to any works commencing.

b The Construction management plan must be prepared by a suitably
iProvide hours of construction.
iiProvide details on vehicle access (including responsibility for
maintenance of the defined cartage route) during construction
hours.
iii Provide details on traffic management (including loading, unloading
and cartage routes).
iv Parking of vehicles (including on site employees and delivery
vehicles).
v Maintenance of safe pedestrian movement across the site’s
frontage/s (including people with disabilities).
vi Provide details for the collection and control of Building waste and
refuse disposal.
ix Demonstrate how the general public will be protected from
construction activities.
x Provide details on how the building site will be kept clean and tidy
to maintain public safety and amenity.
c Implement the Construction management plan during all construction
works at no cost to Council.
Plumbing and Drainage Act 2002
35 Plumbing and drainage works

Obtain a compliance permit for all plumbing and drainage work prior to any
compliance assessable work commencing.
Note:
A compliance permit for plumbing and drainage works cannot approve the
discharge of trade waste to Council’s sewerage system. The generator of
trade waste must complete an application for approval to discharge trade
waste to Council’s Sewerage System (available on Council’s website).
Advice Notes
A Connections and disconnections

Any connection/disconnection to the existing water and sewerage networks
will be at the applicant’s cost. Prior to the connection/disconnection taking
place, the applicant must obtain written approval from Water and Waste.
Refer to Water and Sewerage Connections Policy, available on Council’s
website http://www.cityofgoldcoast.com.au
B Water meter sizing

All water meters 50 mm in diameter or larger require an operation works
approval.
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
Refer to Water and Sewerage Connections Policy, available on Council’s

website: http://www.cityofgoldcoast.com.au
C Further development permits/compliance permits

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

- Compliance permit for plumbing and drainage work
Gold Coast Water and Waste

- Operational works - infrastructure
- Application to work on the City’s Infrastructure
A copy of this decision notice and accompanying stamped drawings/plans

must be submitted with any subsequent application identified above.
Subsequent development applications (ie: Operational works) will be
assessed in accordance with the City Plan Version at the time of lodgement
(excluding instances where Variation/Preliminary approval exists).
D Compliance with conditions

Once this development approval takes effect, the conditions attach to the land
and are applicable in perpetuity. It is a development offence to contravene a
development approval, including any of its conditions.
E Indigenous cultural heritage legislation and duty of care requirement

The Aboriginal Cultural Heritage Act 2003 (‘ACHA’) is administered by the
Department of Aboriginal and Torres Strait Islander and Multicultural Affairs
(DATSIMA). The ACHA establishes a duty of care to take all reasonable and
practicable measures to ensure any activity does not harm Aboriginal cultural
heritage. This duty of care:
Those proposing an activity involving surface disturbance beyond that which
has already occurred at the proposed site must observe this duty of care.
Details of how to fulfil this duty of care are outlined in the duty of care
guidelines gazetted with the ACHA.
The applicant should contact DATSIMA’s Cultural Heritage Coordination Unit
on (07) 3405 3050 for further information on the responsibilities of developers
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
under the ACHA.
F Infrastructure charges
Infrastructure charges are now levied under a Charges Resolution by way of an
Infrastructure Charges Notice, which accompanies this decision notice.
G Flood inundation
A property notification will be applied to the lot/subsequent lots stating the
basement and/or property is subject to inundation during extreme flood
events.
H No flood free access/egress

A property notification will be applied to the lot/subsequent lots stating the
property does not have flood free access/egress during 100 year ARI (Average
Recurrence Interval) flood events.
I Stormwater
A property notification will be applied to the lot/subsequent lots stating a
stormwater management plan exists for the site and must be complied with at
all times.
J Properly made submissions

There were properly made submissions about the application. The name and
address of the principal submitter for each properly made submission is
attached to the decision notice.
K Applicant responsibilities
The applicant is responsible for securing all necessary approvals and tenure,
providing statutory notifications and complying with all relevant laws.
Nothing in this decision notice alleviates the need for the applicant to comply
with all relevant local, State and Commonwealth laws and to ensure
appropriate tenure arrangements have been made where the use of/reliance
upon land other than that owned by the applicant is involved. Without liming
this obligation, the applicant is responsible for:
a Obtaining all other/further necessary approvals, licences, permits,
resource entitlements etc by whatever name called required by law before
the development the subject of this approval can be lawfully commended
and to carry out the activity for its duration;
b Providing any notifications required by law (by way of example only, to
notify the administering authority pursuant to the Environment Protection
Act 1994 of environmental harm being caused/threatened by the activity,
and upon becoming aware the premises is being used for a ‘notifiable
activity’);
c Securing tenure/permission from the relevant owner to use private or
public land not owned by the applicant (including for access required by
conditions of approval);
d Ensuring the 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
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
and applicable codes;

e Providing Council with proof of payment of the Portable Long Service
Leave building construction levy (or proof of appropriate exemption)
where the value of the Operational Works exceed $150,000. Acceptable
proof of payment is a Q.Leave –Notification and Payment Form approved
by the Authority. Proof of payment must be provided before Council can
issue a development permit for the Operational works. This is a
requirement of section 77(1) of the Building and Construction Industry
(Portable Long Service Leave) Act 1991; and
f Making payment of any outstanding Council rates and charges applicable
to the development site prior to the lodgement of subdivision plans.
g Obtaining any necessary local government/state approvals where works
require the installation of temporary ground anchoring into adjacent Road
Reserves. Where ground anchoring is proposed into an adjacent private
property, approval from the relevant property owners(s) is required.
L Connections to, alteration or realignment of Council infrastructure

Where development works require the connection to, alteration, removal or
realignment of Council infrastructure or impact on other public utility
infrastructure (e.g. telecommunications, electricity and gas), the applicant
must obtain the necessary approvals from the relevant public utility authority
prior to works commencing.
Connection to, alteration, removal or realignment of Council infrastructure
includes (but is not limited to) fire hydrants, water service meters, sewer
maintenance hole covers, stormwater drainage infrastructure, reinstatement of
maintenance hole covers, stormwater drainage infrastructure, crossovers,
footpaths, road pavement, kerb and channel, kerb ramps, medians, traffic
islands, road furniture, signage and line-marking.
M Weeds, pest animals and ants

Biosecurity Queensland of the Department of Agriculture and Fisheries leads
the Government's efforts to prevent, respond to and recover from pests and
diseases threatening agricultural prosperity, the environment, social amenity
and human health.
All landscape materials, including but not limited to, soils, mulch, grass,
gravel, potted or ex-ground plants, pavers and timber used in landscape
treatments must be free from weeds, pest animals and ants.
N Fire ant control

Northern suburbs of the Gold Coast are within Fire Ant Biosecurity zone 2 and
must remain vigilant for the presence of fire ants. Under the Biosecurity Act
2014 individuals and organisations whose activities involve the movement or
storage of fire ant carriers have a general biosecurity obligation to take all
reasonable steps to ensure they do not spread fire ants. Movement of a fire
ant carrier from within the fire ant biosecurity zone may need a biosecurity
instrument permit. More information is available on the Department of
Agriculture and Fisheries website www.daf.qld.gov.au/plants/weeds-pest-
animals-ants/invasive-ants/fire-ants.
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
O Notice of works timetable

The applicant is responsible for providing a Notice of works timetable for
Commencement of work to Council’s Development Compliance section. A
copy of Council’s Notice of works timetable is available for viewing on
Council’s website
A Stormwater
There are development approval conditions applicable in relation to
stormwater management on this lot/subsequent lots. All property owner(s)
must ensure compliance with these conditions. Refer to Council of the City of
Gold Coast’s Decision Notice (MCU/2018/386). A copy of Council’s Decision
Notice is available for viewing on Council’s website
B No flood free access/egress

Owners and intended purchasers are advised the property does not have flood
free access/egress during 100 year ARI (Average Recurrence Interval) flood
events. Refer to Council of the City of Gold Coast’s Decision Notice
(MCU/2018/386). A copy of Council’s Decision Notice is available for viewing
on Council’s website www.goldcoastcity.com.au/pdonline
C Flood inundation
Owners and intending purchasers are advised the property is subject to
inundation during extreme flood events. Refer to Council of the City of Gold
Coast’s Decision Notice (MCU/2018/386). A copy of Council’s Decision Notice
is available for viewing on Council’s website
CARRIED
Cr Taylor requested that his vote in the negative be recorded
That Committee Recommendation EPE19.0320.005 be adopted as printed in the

Economy, Planning and Environment Committee meeting report with the addition of
the following additional statement in the ‘statement of reasons’ on the Decision
Notice:
a The placement capacity of 90 children is considered to provide an intensity

of development which maintains the local character and amenity expected
within the Suburban neighbourhood and Low density residential zone.
Conditions have been imposed to ensure that the number of people on site,
in association with the development, does not exceed the intensity
considered appropriate by this approval having regard to the local area;
ITEM 5 (Continued)
DIVISION 10
PN118873/01/DA2
b The development is considered to represent a small-scale commercial land

use which will maintain the existing function and desired future appearance
of the Suburban neighbourhood and the character of the area. Conditions
have been imposed which ensure that the operation of the Child care centre
and/or Community care centre does not expand its gross floor area beyond
that contemplated within this approval.
CARRIED
72
2.
61 2. Meeting 26 March 2019
771st Council
Economy,5Planning 8
.8 & Environment Committee Meeting 20 March 2019
30 RP89270 31 RP89270 32 RP89270 444
ADOPTED REPORT
setback
1500
6 2FH
89°49' 24 SP171750
Overhead Power
2.
649
2
SITE BENCHMARK 0
3 Block Wall .49 3.
4 45.263 4 7 7 G.I. Fence 51
3.00
3. 3. 4 3.
SPIKE IN BITUMEN 3 3.
RL 2.65 AHD DERIVED
RIO VISTA
2553 2600 2600 2600 2600 2600 2600 2600 2600 2600 1900
48
3.
Timber Paling Fence

4800
40 43
PROVIDE NEW CROSSOVER IN
ACCORDANCE WITH IPWEAQ
STANDARD DRAWING RS-051.
Edeg of Bitumen
Top of Kerb
3.
1 (STAFF)2 (STAFF)3 (STAFF) 4 5 6
LOW LEVEL PLANTING <150mm HIGH
7 8
3.
9
3.750
BUILDING A Attachment 1 (1 of 17)
43 29
3. 3.
(CENTACARE)
ENTRY
Kerb
AREA WITHIN SIGHT LINE DEEP PLANTING 7
31 33
6200 SHARED ZONE
6200
TRIANGLES TO BE CLEAR OF ALL 3.267.65
driveway 4
Top o f
66 3. 3. 3.
179°49'
18.286
RAMP DN 1:20
OBSTRUCTIONS TO VISIBILITY 2. 2500 63 54 45
3. 3. 3. 46 41 8
2.900 EXIT 27853
127 3. 3. 3.2
MOANA PARK AVENUE
32 50
omp setback
11 10 RP114747
827m²
1800 HIGH BLOCKWORK FENCE WITH
FEATURE GLAZED INFILL PANELS
2000
3.
2600
2600
3. 6200 30
2553 4800 5400 2600 2400
25 23 3. .22
3. 3.
PP 5 2300 refuse 12 1500
1500 3
2600
setback
359°49'
18.286
2.
7 (on site collection)
54 51 Concrete Driveway
USIL 1.45
3. 3.
MH 2.71 13 89°49' 54 89°48'59"
ONE WAY
DSIL 1.41 2000HIGH MINIMUM ACOUSTIC FENCING Peg at Cor Telepit 3.22
45.2632000HIGH SOLID FENCING 3. 45.374 Timber Paling Fence 3.40
2900
75 WM 2.83
2600
2.
4 X BICYCLE 45 4 7 27
Telepit 43 3.750
51 3. 3. 3.
3.
eaves setback
14 (STAFF) 15 (STAFF)
64 53
3.00
2600
2600
8
179°58'30"
ROUND−A−BOUT
setback
2. 3. 5
18.286
52 3.
6253
6303
DEEP PLANTING 42
47 3. 20
3. 16 (STAFF) 8 (STAFF)
417 2000HIGH MINIMUM ACOUSTIC FENCING 3. 3 PP
50 54 3. 43 23 18 .2
5
2600
2600
31 3. 3. 3. 3 18 .0 38
41 3. 3. GT 45 3. 3. 3 3.
52 3.
2. 95
2. driveway 18 (STAFF) 19 (STAFF)
2600
GT .19 13450
Edge
3
125 13
359°49'
179°49'
To p
18.286
18.286
600 .33 setback 3.
RP115750
Rendered Wall
54 20 (STAFF) 21 (STAFF)
of K
2600
2600
2. 3
50 39
827m²
of Bitu
4800 6200 5400 5400
3.
Alloy Fence 45 3.
7 11
40 3. .0 3.
e rb
51 60 53 GT 2.93
3. 3. IL 2.38
128
men
0
3.
2600
2600
BUILDING B
9
60
2. .55
39
RP114747 Telepit5 GT 45 3.0
3. 38 827m²
4
47
24 (STAFF) 25 (STAFF) 3. 3. 6 43 0 WM 3.11
2600
2600
2
29 7Mango Dia 0.60 .4 3. 3.4
63 10 0
(CHILDCARE)
3. 3.
6
3.
4 3. 0
47 39 Corrugated Metal Fence 3.
3.00
54
Concrete Driveway 22053 26 45.263 3. 3. 45.323 3.
38
269°49' 269°48'59"
2600
2600
2. 8 1 50 46 3.
13
.5
337
omp setback
54 3. 56 3. 2000HIGH MINIMUM ACOUSTIC FENCING 99
2.
5 8 69 3. 6 2.
179°44'51"
3.
2 3.27 3. 71 8
2.
8
3.
18.288
8
eaves setback
DEEP PLANTING 2.
2400
5 BIO-RETENTION BASIN WITH . 93 8
1593
9 0 6
3.0
7 73 2 Concrete Driveway
2000
4 5
3.
6
PEDESTRIAN FOOTPATH 3. Courtyard 3. 3. Metal Shed ELEVATED PLAYGROUND OVER 3. 2 2.9
84 8
2400
Floor Level RL 3.61 9 0

2. 2. 3. ELP
0
SHARED ZONE 2900
AREA WITHIN SIGHT LINE
5 5
BOULEVARDE
2500
TRIANGLES TO BE CLEAR OF ALL 2.900 3.267 3. 28 (STAFF) 29 (STAFF) setback
2 PROPOSED STORMWATER DETENTION TANK USIL 1.83
MH 2.77 2.8
8
2600
46 4
2000HIGH MINIMUM ACOUSTIC FENCING

3.654 3.
6000
DSIL 1.82
57
OBSTRUCTIONS TO VISIBILITY 3
45 . RAMP DN 1:20 EXIT ONLY 3. 8
2. 2 53 2.
PROVIDE NEW CROSSOVER IN 68 3. 30 (STAFF) 31 (STAFF)
124 RP115750
359°49'
99 3.
14.243
2600
ACCORDANCE WITH IPWEAQ 2. driveway 81 88

STANDARD DRAWING RS-049. 36 129
RP114747
2. 2.
2000
2600
Corrugated Metal Fence

DEEP PLANTING
2600
Overhead Power
3 7
5439
55 2.7 2.8 2553

2.4 Telepit
5 PP
WM
4800 6200
3.
48
34 (STAFF) 35 (STAFF) 3.
53 817m²
1400 2600
20.
2010 2600
SERVICE VEHICLE
9
4 2 .5
eaves setback
3 6 .1
6
2. 2 2.
11 07 43 4 7
40.686 52 46
2170
°1 3. 8 3. Corrugated Metal Fence 3. 3.

e te D 7 ' 269°49'
49 Co ncr
3.00
USIL 1.19 4
MH 2.47 2. 0 r iveway 3. 2000HIGH MINIMUM ACOUSTIC FENCING
DSIL 1.15 7
2.
38
2. .48
2
Crossover
SERVICE VEHICLE LOADING BAY TO BE
SIGNED AS A 5 MINUTE MINIMUM STAY 130 RP115750 123 RP115750
61
2.
1 SITE PLAN PRELIMINARY

DA 1.04 SCALE: 1 : 300 NOT FOR CONSTRUCTION
GENERAL NOTES: client: project: title: N COUNCIL REQUESTED CHANGES 14/12/18
australia: This design & documentation remains the sole property / Copyright of Design Vibe Pty. Ltd. will not take any resposibility for the
scale: 1 : 300 job no: 17023
8 / 492 Christine Avenue
Robina QLD 4226
Design Vibe Pty. Ltd. No reproduction and / or alterations are permitted
without the written permission of this firm. All Rights Reserved.
builder / contractor or project owners variations that do
not comply with Local Authority / Private Certifier approved
ARCHDIOCESE OF PROPOSED CHILDCARE SITE PLAN M OMP SETBACKS ADDED 18/07/18
design vibe Australia documents.
BRISBANE CENTRE LOT 125 RIO
Ph:- +61 07 55 789 002 The builder and owner of this project are to verify all aspects of this
date: 16/10/17 sheet no: DA 1.04
Pty. Ltd. E: Mail:- admin@designvibe.com.au plan and associated documentation prior to the commencement of All works are to comply with the following:
L SECOND FLOOR REFUGE ADDED 25/06/18
ACN 102 812 233 /
Web:- www.designvibe.com.au any building works / any application or distribution to subcontractors
and suppliers. -The Building Code of Australia. VISTA BLVD & LOTS
N
-The Queensland Building Act.
ABN 13 102 812 233
QLD B.S.A Lic. No. 1019713 china: Commencement of any works relating to these plans and -All relevant Local Authority By-Laws and Planning
127,128,129 MOANA PARK K ENVIRONMENTAL & TRAFFIC CHANGES 06/06/18
VIC. Reg. No. DP - AD 36611 / Huanghe Road, Beiliuxiang
documentation deems that the recipients of these plans are satisfied Schemes.
drawn: MH amendment: N
AVENUE BROADBEACH
that they are correct in all manners and that they truly represent their -All relevant Australian Standards.
DP - SD 36612
TAS. Reg. No. CC 6052 T
5 NO. 401 Lushun, Dalian
Liaoning
intent to this project.
DO NOT SCALE THIS DRAWING. IF IN DOUBT, ASK.TO BE READ
J INFORMATION REQUEST 25/05/18
WATERS
Ph:- +61 432437480 If in doubt of these drawings or associated documentation, please IN CONJUNCTION WITH THE SIGNED WORK AUTHORITY /
E: Mail:- admin@designvibe.com.au
Web:- www.designvibe.com.au
contact this firm for advice or alteration. CONTRACT.
no. amend. date checked: SK sheet size: A3
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
2
DA 3.01
DA 2.01
2
BUILDING A
ELEVATION 2
7 2
2.
2.
61
30 RP89270 31 RP89270 32 RP89270
88
setback
2.
1500
Overhead Power
65 FH 89°49'
2. 2
4 45.263
3.00 3.
3 49
Block Wall 7 51
649
0 4 7 G.I. Fence
3. 3. 3. 3.
4 3.
entry deck 48 male
Timber Paling Fence

4800
3.
2553 2600 2600 40 2600 2600 2600 2600 2600 43
2600 2600 1900
. 3 3.
1 2 3 4 5 6 7 8 9 office 1
multipurpose
Edeg of Bitumen
Top of Kerb
ENTRY
ELEVATION 1
ELEVATION 3
BUILDING A
BUILDING A
DEEP PLANTING
driveway SSL 4.100 pwdshr
6200
3.267.65 7
179°49'
DA 2.01 1 1 DA 2.02
18.286
RAMP DN 1:20 4
66 3.
2. SHARED ZONE
63 54 45
EXIT 3. 3. 3.
DEEP PLANTING
127 store 3.
46 1500
RP114747
DEEP PLANTING setback
32 50
11 BO 10 827m²
2600
2600
3.
2553 4800 3. 6200 5400 2600 2400 office 2
12 kitchen
refuse
2300
359°49'
18.286
2600
PP
female
ONE WAY
75
2. 51
54 3.
13 3.
89°49'
2900
2600
2.
75 WM 2.83 43 4 x BICYCLE 45.263 45
Telepit 3.
51
LOW LEVEL PLANTING <150mm HIGH 3. BUILDING A
ELEVATION 4
2 2
DA 3.01
DA 2.02
1 BUILDING A GROUND FLOOR PLAN

DA 1.05 SCALE: 1 : 200
PRELIMINARY
NOT FOR CONSTRUCTION
GENERAL NOTES: client: project: title: J COUNCIL REQUESTED CHANGES 14/12/18
scale: 1 : 200 job no: 17023
Robina QLD 4226
ARCHDIOCESE OF PROPOSED CHILDCARE BUILDING A GROUND I ENVIRONMENTAL & TRAFFIC CHANGES 06/06/18
BRISBANE CENTRE LOT 125 RIO FLOOR PLAN
H INFORMATION REQUEST 25/05/18
ACN 102 812 233 /
N
ABN 13 102 812 233
127,128,129 MOANA PARK G INCREASED FLOOD RL 22/03/18
drawn: MH amendment: J
AVENUE BROADBEACH
DP - SD 36612
Liaoning
F CLIENT REQUESTED CHANGES 18/01/18
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
771st Council Meeting 26 March 2019 DA 2.04 DA 2.03 446
DA 3.01 2 2
BUILDING B BUILDING B
ELEVATION 2 ELEVATION 2
PART B
13 2000HIGH MINIMUM ACOUSTIC FENCING
PART A
4 x BICYCLE 2000HIGH SOLID FENCING
outdoor
14 (STAFF) 15 (STAFF) store
setback
outdoor play area 1
6503
16 (STAFF) 17 (STAFF) 2000HIGH MINIMUM ACOUSTIC FENCING
2600
2600
verandah verandah verandah
20 (STAFF) 21 (STAFF) amenities amenities
2600
5400 5400 2000
ohc ref. ref. ohc ref.
22 (STAFF) 23 (STAFF) kitchen junior toddler prep.store senior toddler kinder prep.store pre-school
2600
ohc ohc
24 (STAFF) 25 (STAFF) pantry ohc

store
SSL 4.100 ohc
store
2600
ohc ohc
26 covered laundry dry

2000
entry reception store court

2600
4.000 amenities 2000HIGH MINIMUM ACOUSTIC FENCING
setback
2003
27
ELEVATION 3
pwd
ELEVATION 1
BUILDING B
BUILDING B
DN
2400
5400 2000 BIO-RETENTION BASIN WITH

DA 2.03 1 ELEVATED PLAYGROUND OVER 1 DA 2.04
SHARED ZONE 2900
2400
3.700
BO sleep 2 sleep 1 setback
28(STAFF) 29(STAFF)
2000HIGH MINIMUM ACOUSTIC FENCING

2600
ref. ohc
30(STAFF) 31(STAFF) baby 1 store baby 2
2600
ohc
32(STAFF) 33(STAFF) change

PLANTER
2600
verandah verandah
34(STAFF) 35(STAFF)
2600
setback
5880
outdoor play area 2

setback
4 x BICYCLE
2420
1 2000HIGH MINIMUM ACOUSTIC FENCING

SERVICE VEHICLE LOADING BAY TO BE DA 3.01 ELEVATION 4 ELEVATION 4
PRELIMINARY
SIGNED AS A 5 MINUTE MINIMUM STAY
PART A PART B
1 2
1 BUILDING B GROUND FLOOR PLAN NOT FOR CONSTRUCTION
DA 2.05 DA 2.05
DA 1.06 SCALE: 1 : 200
GENERAL NOTES: client: project: title: K COUNCIL REQUESTED CHANGES 14/12/18

scale: 1 : 200 job no: 17023
Robina QLD 4226
ARCHDIOCESE OF PROPOSED CHILDCARE BUILDING B GROUND J SECOND FLOOR REFUGE ADDED 25/06/18
I ENVIRONMENTAL & TRAFFIC CHANGES 06/06/18
ACN 102 812 233 /
N
ABN 13 102 812 233
127,128,129 MOANA PARK H INFORMATION REQUEST 25/05/18
drawn: MH amendment: K
AVENUE BROADBEACH
DP - SD 36612
Liaoning
G INCREASED FLOOD RL 22/03/18
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
771st Council Meeting 26 March 2019 DA 2.04 DA 2.03 447
DA 3.01 2 2
PART B PART A
3.0°
3.0°
3.0°
deck
staff / planning / refuge

void a/l
SFL 7.240
ELEVATION 3
wc pantry
ELEVATION 1
BUILDING B
BUILDING B
DA 2.03 1 1 DA 2.04
office generator
3.0°
3.0°
1
PRELIMINARY
PART A PART B
1 BUILDING B UPPER FLOOR DA 3.01 1 2
DA 1.07 SCALE: 1 : 200 DA 2.05 DA 2.05 NOT FOR CONSTRUCTION

GENERAL NOTES: client: project: title:
scale: 1 : 200 job no: 17023
Robina QLD 4226
ARCHDIOCESE OF PROPOSED CHILDCARE BUILDING B UPPER
C COUNCIL REQUESTED CHANGES 14/12/18
ACN 102 812 233 /
N
ABN 13 102 812 233
127,128,129 MOANA PARK B ADDED FLOOR LEVEL 02/11/18
drawn: MH amendment: C
AVENUE BROADBEACH
DP - SD 36612
Liaoning
A SECOND FLOOR REFUGE ADDED 25/06/18
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
DA 2.01
2
BUILDING A
ELEVATION 2
2
948 506 DA 3.01
setback
1500
2.5°
506
948
948
ELEVATION 1
ELEVATION 3
2.5°
BUILDING A
BUILDING A
5.0°
3.0° 3.0°
DA 2.01 1 1 DA 2.02
1500
setback
021
BUILDING A
ELEVATION 4
2
1 BUILDING A ROOF PLAN DA 2.02
DA 1.08 SCALE: 1 : 200
2
DA 3.01
NOTES NOTES
021 COLORBOND 'TRIMDEK ULTRA' ROOF SHEETING. (PROVIDE EXPANSION JOINTS IN ROOF SHEETING WHERE 434 HARDIES 'EASYLAP' CLADDING TO WALL - SEL. TEXTURE COAT / PAINT FINISH AS PER SCHEDULE. (TYP.)
REQUIRED IN ACCORDANCE WITH MANUFACTURERS SPEC.TYP.) 447 FEATURE FACE BRICKWORK.
PRELIMINARY
054 REINFORCED CONC. SLAB & FOOTINGS TO STRUCTURAL ENG. DETAILS. (TYP.) 506 CLEAR POLYCARBONATE ROOF SHEETING. (IN ACCORDANCE WITH MANUFACTURERS SPEC.)
082 H.W.D TIMBER BEAM TO STRUCTURAL ENG. DETAIL. 709 FEATURE VERTICAL LANDSCAPE / GREEN WALL ON TRELLIS SYSTEM TO MANUFACTURERS DETAIL.
093 150 x 150 GALV. S.H.S. POST. (TYP.) 948 FEATURE POWDERCOATED ALUMINIUM SHEET ON ALUMINIUM FRAMED AWNING TO MANUFACTURERS SPEC.
322 HARDIES 'SCYON MATRIX' WALL CLADDING TO WALL - SEL. PAINT FINISH AS PER SCHEDULE. (TYP.) 978 50 x 100 POWDERCOATED ALUMINIUM FRAMED BATTEN SCREEN TO STRUCTURAL ENG. DETAIL. NOT FOR CONSTRUCTION
418 HARDIES 'SCYON LINEA' WALL CLADDING TO WALL - SEL. PAINT FINISH AS PER SCHEDULE. (TYP.)

scale: 1 : 200 job no: 17023
Robina QLD 4226
ARCHDIOCESE OF PROPOSED CHILDCARE BUILDING A ROOF PLAN
ACN 102 812 233 /

N
ABN 13 102 812 233 -The Queensland Building Act.
QLD B.S.A Lic. No. 1019713
VIC. Reg. No. DP - AD 36611 /
china:
Huanghe Road, Beiliuxiang
Commencement of any works relating to these plans and
documentation deems that the recipients of these plans are satisfied
-All relevant Local Authority By-Laws and Planning
Schemes.
127,128,129 MOANA PARK drawn: MH amendment: A
AVENUE BROADBEACH
DP - SD 36612
Liaoning
A DA ISSUE 15/12/17
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
DA 2.04 DA 2.03
1 2
BUILDING B
2
DA 3.01 BUILDING B
PART B PART A
3.0° BUILDING A
eaves setback
eaves setback
ELEVATION 4
6253
6573
2
021
DA 2.02
5.0°
3.0°
5.0°
3.0°
3.0°
948 13443
setback
3.0°
eaves setback
1583
3.0°
3.0°
ELEVATION 3
ELEVATION 1
BUILDING B
BUILDING B
DA 2.031 1 DA 2.04
2900
setback
3.0°
3.0°
NOTES NOTES
REQUIRED IN ACCORDANCE WITH MANUFACTURERS SPEC.TYP.)
5.0°
447 FEATURE FACE BRICKWORK.

093 150 x 150 GALV. S.H.S. POST. (TYP.) 948 FEATURE POWDERCOATED ALUMINIUM SHEET ON ALUMINIUM FRAMED AWNING TO MANUFACTURERS SPEC.
322 HARDIES 'SCYON MATRIX' WALL CLADDING TO WALL - SEL. PAINT FINISH AS PER SCHEDULE. (TYP.) 978 50 x 100 POWDERCOATED ALUMINIUM FRAMED BATTEN SCREEN TO STRUCTURAL ENG. DETAIL.
eaves setback
eaves setback
4070
2170
1
PRELIMINARY
PART A PART B
DA 3.01 1 2
1 BUILDING B ROOF PLAN DA 2.05 DA 2.05 NOT FOR CONSTRUCTION
DA 1.09 SCALE: 1 : 200

scale: 1 : 200 job no: 17023
Robina QLD 4226
ARCHDIOCESE OF PROPOSED CHILDCARE BUILDING B ROOF PLAN D COUNCIL REQUESTED CHANGES 14/12/18
C SECOND FLOOR REFUGE ADDED 25/06/18
ACN 102 812 233 /
N
ABN 13 102 812 233
127,128,129 MOANA PARK B INFORMATION REQUEST 25/05/18
drawn: MH amendment: D
AVENUE BROADBEACH
DP - SD 36612
Liaoning
A DA ISSUE 15/12/17
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
Economy, Planning & Environment RL. 9.074Meeting
C35 Committee m 41820C53
March 2019
978 ADOPTED REPORT
BOUNDARY
UPPER FLOOR 978
CEILING
322
2740
joinery
2400
1000
C87
GROUND FLOOR
RL4100
PAD LEVEL N.G.L
RL3800
C120 322 447 C81 C87 093 082 C35
1 BUILDING A ELEVATION 1
DA 2.01 SCALE: 1 : 100
2
DA 3.01
418 948 C120 C53 RL. 9.074 m
BOUNDARY
UPPER FLOOR
CEILING
2740
joinery
2400
GROUND FLOOR
RL4100
PAD LEVEL N.G.L
RL3800
418 948 C53 082 C87 093 C81 447 C120

2
DA 3.01
DA 2.01 SCALE: 1 : 100
COLOUR SCHEDULE:
RESENE 'WHITE' RESENE 'HYPERACTIVE'
NOTES NOTES RESENE 'DOUBLE COD GREY' RESENE 'PARIS DAISY'
REQUIRED IN ACCORDANCE WITH MANUFACTURERS SPEC.TYP.) RESENE 'WELLYWOOD' BLACK P/C ALUMINIUM WINDOWS
PRELIMINARY
054 REINFORCED CONC. SLAB & FOOTINGS TO STRUCTURAL ENG. DETAILS. (TYP.) 506 CLEAR POLYCARBONATE ROOF SHEETING. (IN ACCORDANCE WITH MANUFACTURERS SPEC.) RESENE 'PARACHUTE' NOTE:
082 H.W.D TIMBER BEAM TO STRUCTURAL ENG. DETAIL. 709 FEATURE VERTICAL LANDSCAPE / GREEN WALL ON TRELLIS SYSTEM TO MANUFACTURERS DETAIL. EXACT COLOUR NAMES TO BE CONFIRMED WITH
093 150 x 150 GALV. S.H.S. POST. (TYP.) RESENE 'GABLE GREEN' SELECTED PAINT SUPPLIER. A SAMPLE SWATCH TO BE
322 HARDIES 'SCYON MATRIX' WALL CLADDING TO WALL - SEL. PAINT FINISH AS PER SCHEDULE. (TYP.)
948
978
FEATURE POWDERCOATED ALUMINIUM SHEET ON ALUMINIUM FRAMED AWNING TO MANUFACTURERS SPEC.
50 x 100 POWDERCOATED ALUMINIUM FRAMED BATTEN SCREEN TO STRUCTURAL ENG. DETAIL. PROVIDED ON EACH WALL PRIOR TO FULL APPLICATION. NOT FOR CONSTRUCTION
scale: 1 : 100 job no: 17023
Robina QLD 4226
ARCHDIOCESE OF PROPOSED CHILDCARE BUILDING A ELEVATION
BRISBANE CENTRE LOT 125 RIO SHEET 1
ACN 102 812 233 /

ABN 13 102 812 233
127,128,129 MOANA PARK B INCREASED FLOOD RL 22/03/18
drawn: MH amendment: B
AVENUE BROADBEACH
DP - SD 36612
Liaoning
A DA ISSUE 15/12/17
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
Economy, Planning & Environment Committee Meeting 20 March 2019 RL. 9.074 m ADOPTED REPORT
C53 418
BOUNDARY
UPPER FLOOR
CEILING
2740
joinery
2400
GROUND FLOOR
RL4100
PAD LEVEL N.G.L
RL3800
948 418 C35 C120
DA 2.02 SCALE: 1 : 100
2
C53 418 DA 3.01 RL. 9.074 m
BOUNDARY
948
UPPER FLOOR
CEILING
C120
2740
joinery
2400
GROUND FLOOR
RL4100
PAD LEVEL N.G.L
RL3800
C120 C120 418 C53
2
2 BUILDING A ELEVATION 4 DA 3.01
DA 2.02 SCALE: 1 : 100
COLOUR SCHEDULE:
NOTES NOTES
RESENE 'DOUBLE COD GREY' RESENE 'PARIS DAISY'

REQUIRED IN ACCORDANCE WITH MANUFACTURERS SPEC.TYP.) RESENE 'WELLYWOOD' BLACK P/C ALUMINIUM WINDOWS
PRELIMINARY
082 H.W.D TIMBER BEAM TO STRUCTURAL ENG. DETAIL. RESENE 'PARACHUTE' NOTE:
709 FEATURE VERTICAL LANDSCAPE / GREEN WALL ON TRELLIS SYSTEM TO MANUFACTURERS DETAIL.
EXACT COLOUR NAMES TO BE CONFIRMED WITH
093 150 x 150 GALV. S.H.S. POST. (TYP.)
948
978
50 x 100 POWDERCOATED ALUMINIUM FRAMED BATTEN SCREEN TO STRUCTURAL ENG. DETAIL.
RESENE 'GABLE GREEN' SELECTED PAINT SUPPLIER. A SAMPLE SWATCH TO BE
PROVIDED ON EACH WALL PRIOR TO FULL APPLICATION.
scale: 1 : 100 job no: 17023
Robina QLD 4226
ARCHDIOCESE OF PROPOSED CHILDCARE BUILDING A ELEVATION
ACN 102 812 233 /

ABN 13 102 812 233
drawn: MH amendment: B
AVENUE BROADBEACH
DP - SD 36612
Liaoning
A DA ISSUE 15/12/17
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
322 RL. 10.740 m 978 709 C35 322
PITCHING POINT
RL. 9.072 m
418
2740
joinery
2400
approx overall
UPPER FLOOR
6940
CEILING
2740
joinery
2400
1000
GROUND FLOOR
RL4100
PAD LEVEL N.G.L
RL3800
C119 322 C53 418 C109 447 C118 322
1 BUILDING B ELEVATION 1
DA 2.03 SCALE: 1 : 100 RL. 9.064 m
418 C53
BOUNDARY
UPPER FLOOR
CEILING
LINE OF 2000HIGH MINIMUM ACOUSTIC FENCING

2740
1000
GROUND FLOOR
RL4100
PAD LEVEL N.G.L
RL3800
093 C87 093 C87 C81 447 093 C87
2 BUILDING B ELEVATION 2 PART A
DA 2.03 SCALE: 1 : 100
COLOUR SCHEDULE:
NOTES NOTES RESENE 'WHITE' RESENE 'HYPERACTIVE'
021 COLORBOND 'TRIMDEK ULTRA' ROOF SHEETING. (PROVIDE EXPANSION JOINTS IN ROOF SHEETING WHERE 434 HARDIES 'EASYLAP' CLADDING TO WALL - SEL. TEXTURE COAT / PAINT FINISH AS PER SCHEDULE. (TYP.) RESENE 'DOUBLE COD GREY' RESENE 'PARIS DAISY'
PRELIMINARY
054 REINFORCED CONC. SLAB & FOOTINGS TO STRUCTURAL ENG. DETAILS. (TYP.)
RESENE 'WELLYWOOD' BLACK P/C ALUMINIUM WINDOWS
506 CLEAR POLYCARBONATE ROOF SHEETING. (IN ACCORDANCE WITH MANUFACTURERS SPEC.)
082 H.W.D TIMBER BEAM TO STRUCTURAL ENG. DETAIL. 709 FEATURE VERTICAL LANDSCAPE / GREEN WALL ON TRELLIS SYSTEM TO MANUFACTURERS DETAIL. RESENE 'PARACHUTE' NOTE:
948
978
50 x 100 POWDERCOATED ALUMINIUM FRAMED BATTEN SCREEN TO STRUCTURAL ENG. DETAIL. RESENE 'GABLE GREEN'
SELECTED PAINT SUPPLIER. A SAMPLE SWATCH TO BE NOT FOR CONSTRUCTION
418 HARDIES 'SCYON LINEA' WALL CLADDING TO WALL - SEL. PAINT FINISH AS PER SCHEDULE. (TYP.) PROVIDED ON EACH WALL PRIOR TO FULL APPLICATION.
GENERAL NOTES: client: project: title: E COUNCIL REQUESTED CHANGES 14/12/18
scale: 1 : 100 job no: 17023
Robina QLD 4226
ARCHDIOCESE OF PROPOSED CHILDCARE BUILDING B ELEVATION D SECOND FLOOR REFUGE ADDED 25/06/18
C INFORMATION REQUEST 25/05/18
ACN 102 812 233 /
ABN 13 102 812 233
drawn: MH amendment: E
AVENUE BROADBEACH
DP - SD 36612
Liaoning
A DA ISSUE 15/12/17
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
771st Council Meeting 26 March 2019 1 453
Economy, Planning & Environment Committee Meeting 20 March 2019 DA 3.01 RL. 10.740 m
ADOPTED REPORT
PITCHING POINT
418 C53
2740
joinery
2400
approx. overall
UPPER FLOOR
6940
CEILING

2740
1000
GROUND FLOOR
RL4100
PAD LEVEL N.G.L
RL3800 093 C87 447 C81 C87 093 434 C53 093 C87
2 BUILDING B ELEVATION 2 PART B RL. 10.740 m 1
DA 2.04 SCALE: 1 : 100 DA 3.01
PITCHING POINT
RL. 9.064 m
C81 948 418 C53
BOUNDARY
2740
joinery
2400
approx. overall
UPPER FLOOR
6940
CEILING

2740
joinery
2400
1000
1000
GROUND FLOOR
RL4100
PAD LEVEL N.G.L
RL3800
1 BUILDING B ELEVATION 3 C53 C109 978 C87 709 C120 C81 C101 322 418 C53
DA 2.04 SCALE: 1 : 100

COLOUR SCHEDULE:
NOTES NOTES
RESENE 'DOUBLE COD GREY' RESENE 'PARIS DAISY'

PRELIMINARY
447 FEATURE FACE BRICKWORK. RESENE 'WELLYWOOD' BLACK P/C ALUMINIUM WINDOWS
082 H.W.D TIMBER BEAM TO STRUCTURAL ENG. DETAIL. RESENE 'PARACHUTE' NOTE:
709 FEATURE VERTICAL LANDSCAPE / GREEN WALL ON TRELLIS SYSTEM TO MANUFACTURERS DETAIL.
948
978
RESENE 'GABLE GREEN' SELECTED PAINT SUPPLIER. A SAMPLE SWATCH TO BE
scale: 1 : 100 job no: 17023
Robina QLD 4226
ACN 102 812 233 /
ABN 13 102 812 233
AVENUE BROADBEACH
DP - SD 36612
Liaoning
A DA ISSUE 15/12/17
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
771st Council Meeting 26 March 2019 1 454
Economy, Planning & Environment Committee Meeting 20 March 2019 DA 3.01
RL. 10.740 m ADOPTED REPORT
PITCHING POINT 2740

RL. 9.072 m
joinery
2400
UPPER FLOOR
CEILING

2740
joinery
2400
GROUND FLOOR
RL4100
PAD LEVEL N.G.L
RL3800 322 447 C81 322 C53 C53
1 BUILDING B ELEVATION 4 PART A 1
DA 3.01
DA 2.05 SCALE: 1 : 100
RL. 9.064 m
BOUNDARY
UPPER FLOOR
CEILING

2740
GROUND FLOOR
RL4100
N.G.L
PAD LEVEL
RL3800 C53 322 C53 C53
2 BUILDING B ELEVATION 4 PART B

DA 2.05 SCALE: 1 : 100
COLOUR SCHEDULE:
NOTES NOTES RESENE 'WHITE'
RESENE 'DOUBLE COD GREY'

RESENE 'HYPERACTIVE'
RESENE 'PARIS DAISY'

PRELIMINARY
447 FEATURE FACE BRICKWORK. RESENE 'WELLYWOOD' BLACK P/C ALUMINIUM WINDOWS
082 H.W.D TIMBER BEAM TO STRUCTURAL ENG. DETAIL. 709 FEATURE VERTICAL LANDSCAPE / GREEN WALL ON TRELLIS SYSTEM TO MANUFACTURERS DETAIL. RESENE 'PARACHUTE' NOTE:
093 150 x 150 GALV. S.H.S. POST. (TYP.) EXACT COLOUR NAMES TO BE CONFIRMED WITH
948
978
RESENE 'GABLE GREEN' SELECTED PAINT SUPPLIER. A SAMPLE SWATCH TO BE NOT FOR CONSTRUCTION
scale: 1 : 100 job no: 17023
Robina QLD 4226
ACN 102 812 233 /
ABN 13 102 812 233
AVENUE BROADBEACH
DP - SD 36612
Liaoning
A DA ISSUE 15/12/17
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
021 RL. 9.074 m
5.0°
BOUNDARY
021 948
UPPER FLOOR
3.0° 506
CEILING 2.5°
948
082
948
2740
kitchen multipurpose
joinery
2400
093
GROUND FLOOR
RL4100
PAD LEVEL
RL3800
054
2 BUILDING A SECTION
DA 3.01 SCALE: 1 : 100
RL. 10.740 m 021
3.0°
PITCHING POINT 3.0°
RL. 7.000 m
2740
joinery
021
2400
021
approx. overall
UPPER FLOOR
3.0° 3.0°
6940
CEILING
2740
baby 1 sleep 2 reception outdoor store

joinery
2400
GROUND FLOOR
RL4100
PAD LEVEL
RL3800
054
1 BUILDING B SECTION
DA 3.01 SCALE: 1 : 100
NOTES NOTES
PRELIMINARY
948
978
scale: 1 : 100 job no: 17023
Robina QLD 4226
ARCHDIOCESE OF PROPOSED CHILDCARE SECTIONS D SECOND FLOOR REFUGE ADDED 25/06/18
ACN 102 812 233 /
ABN 13 102 812 233
AVENUE BROADBEACH
DP - SD 36612
Liaoning
A DA ISSUE 15/12/17
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
PRELIMINARY
GENERAL NOTES: client: project: title: E SECOND FLOOR REFUGE ADDED 25/06/18
scale: job no: 17023
Robina QLD 4226
ARCHDIOCESE OF PROPOSED CHILDCARE 3D PERSPECTIVE 1 D ENVIRONMENTAL & TRAFFIC CHANGES 06/06/18
date: 13/11/17 sheet no: DA 1.00-1
ACN 102 812 233 /
ABN 13 102 812 233
127,128,129 MOANA PARK B DA ISSUE 15/12/17
AVENUE BROADBEACH
DP - SD 36612
Liaoning
A ADDED ELEVATIONS & PERSPECTIVES 13/11/17
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
PRELIMINARY
GENERAL NOTES: client: project: title: E SECOND FLOOR REFUGE ADDED 25/06/18
Robina QLD 4226
ARCHDIOCESE OF PROPOSED CHILDCARE 3D PERSPECTIVE 2 D ENVIRONMENTAL & TRAFFIC CHANGES 06/06/18
date: 13/11/17 sheet no: DA 1.00-2
ACN 102 812 233 /
ABN 13 102 812 233
127,128,129 MOANA PARK B DA ISSUE 15/12/17
AVENUE BROADBEACH
DP - SD 36612
Liaoning
A ADDED ELEVATIONS & PERSPECTIVES 13/11/17
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
PRELIMINARY
Robina QLD 4226
ARCHDIOCESE OF PROPOSED CHILDCARE 3D PERSPECTIVE 3
date: 15/12/17 sheet no: DA 1.00-3
ACN 102 812 233 /
ABN 13 102 812 233
AVENUE BROADBEACH
DP - SD 36612
Liaoning
A DA ISSUE 15/12/17
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
PRELIMINARY
Robina QLD 4226
date: 15/12/17 sheet no: DA 1.00-4
ACN 102 812 233 /
ABN 13 102 812 233
AVENUE BROADBEACH
DP - SD 36612
Liaoning
A DA ISSUE 15/12/17
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
PRELIMINARY
Robina QLD 4226
date: 25/06/18 sheet no: DA 1.00-5
ACN 102 812 233 /

ABN 13 102 812 233 -The Queensland Building Act.
QLD B.S.A Lic. No. 1019713
VIC. Reg. No. DP - AD 36611 /
china:
Huanghe Road, Beiliuxiang
Commencement of any works relating to these plans and
documentation deems that the recipients of these plans are satisfied
-All relevant Local Authority By-Laws and Planning
Schemes.
127,128,129 MOANA PARK drawn: MH amendment: A
AVENUE BROADBEACH
DP - SD 36612
Liaoning
A SECOND FLOOR REFUGE ADDED 25/06/18
WATERS
1:500 @ 5m
1:200 @ 5m
1:100 @ 5m
Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri
Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community
Esri, HERE, Garmin, © OpenStreetMap contributors, and the GIS user community, Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,
USDA, USGS, AeroGRID, IGN, and the GIS User Community
Infrastructure Charge Notice Attachment 4 (1 of 6)
To: THE CORPORATION OF THE TRUSTEES OF ROMAN CATHOLIC ARCHDIOCESE OF

BRISBANE
C/- URBAN PLANNING SERVICES
PO BOX 2091
SURFERS PARADISE QLD 4217
Cc: THE CORPORATION OF THE TRUSTEES OF THE

ROMAN CATHOLIC ARCHDIOCESE OF BRISBANE
73 RIO VISTA BOULEVARDE
BROADBEACH WATERS QLD 4218
THE CORPORATION OF THE TRUSTEES OF THE ROMAN CATHOLIC

ARCHDIOCESE OF BRISB
73 RIO VISTA BOULEVARDE
BROADBEACH WATERS QLD 4218
Land to which The land to which the charges in this notice apply is.
charges apply
Property description LOT125 RP115750, LOT 127 - 129 RP114747
Property address 73 RIO VISTA BOULEVARDE BROADBEACH WATERS
Total levied charge payable $ 15,392.85

+ADJUSTMENTS
Due date for Total payable prior to the earliest of the following events: when the change
payment happens or final plumbing inspection being undertaken or issue of a
certificate of classification or final inspection certificate for building work
being issued.
Payment Payment of the charges must be made in accordance with the “How to pay
details methods” section of this notice.
Adjustments The levied charge will automatically increase by the lesser of the following:
to charge
(a) The difference between the levied charge and the maximum adopted
charge the local government could have levied for the development when
the charge is paid; and
(b) The increase worked out using the PPI, adjusted according to the 3-yearly
PPI average, for the period starting on the day the levied charge is levied
and ending on the day the charge is paid.
‘3-yearly PPI average’ and ‘PPI’ have the meanings given in the Planning Act
2016.
As the charge amount stated above is current at the date the notice was
generated, the total charges due at the date of payment may be greater.

Offsets and/or Offsets (if applicable) will be provided consistent with the provisions of the
Refunds Planning Act 2016 and Council’s Charges Resolution. If applicable, details of the
offset are provided on this Infrastructure Charge Notice.
Failure to pay A levied charge is, for the purposes of recovery, taken to be rates of the local
charge government that levied it.
Authority for The charges in this notice are payable in accordance with the Planning Act 2016.
charge
GST GST does not apply to payments or contributions made by developers to

Government which relate to, or relates to, an application for the provision,
retention, or amendment of a permission, exemption, authority or licence (however
described) under the Planning Act 2016.
Enquiries Enquiries regarding this Infrastructure Charge Notice should be directed to the
Developer Contribution Group on Ph: (07) 5582 9030, during office hours, 9.00am
to 5.00pm, Monday to Friday or e-mail dcg@goldcoast.qld.gov.au.

Infrastructure Charge Notice

Friday, 25 January 2019
Application PN118873/01/DA2
Site address 73 RIO VISTA BOULEVARDE, BROADBEACH WATERS
Application number & code 201800386 MCU
Application description COMMUNITY CARE CENTRE + CHILD CARE CENTRE
Officer name Sarah Nixon
Charge calculation
Charges Resolution No. 1 of 2018

Qty Rate Gross Charge Amount
Education 902.5 sq m Gross Floor Area @ $ 144.74 $ 130,627.85
$ 130,627.85
Net Charge Summary
Gross Charge Amount Applied Credit Amount Net Charge Amount
$ 130,627.85 $ 115,235.00 $ 15,392.85
Applied credit 4 x Standard lot credits

details
Office Use Only

$ 8,542.39 OTHINF
$ 5,169.62 SEWINF
$ 1,680.84 WTRINF
$ 15,392.85

DECISION NOTICE
DECISION TO GIVE AN INFRASTRUCTURE CHARGES NOTICE
Pursuant to section 119 of the Planning Act 2016, on the insert date, the City decided to give this
infrastructure charges notice. The date the development application was approved is set out on the
first page of the decision notice approving the development application.
Appeal rights
You have appeal rights in relation to this notice. An appeal may be made against an infrastructure
charges notice on 1 or more of the following grounds:
(a) the notice involved an error relating to:
(i) the application of the relevant adopted charge; or
Examples of errors in applying an adopted charge:
• the incorrect application of gross floor area for a non-residential development
• applying an incorrect ‘use category’, under a regulation, to the development
(ii) the working out of extra demand, for section 120 of the Planning Act 2016; or
(iii) an offset or refund; or
(b) there was no decision about an offset or refund; or
(c) if the infrastructure charges notice states a refund will be given – the timing for giving
the refund; or
(d) for an appeal to the Planning and Environment Court – the amount of the charge is so
unreasonable that no reasonable relevant local government could have imposed the
amount.
To remove any doubt, the Planning Act 2016 declares that an appeal against an infrastructure
charges notice must not be about:
(a) the adopted charge itself; or
(b) for a decision about an offset or refund:
(i) the establishment cost of trunk infrastructure identified in a local government

infrastructure plan; or
(ii) the cost of infrastructure decided using the method included in the local
government’s charges resolution.
An appeal must be started within 20 business days after the infrastructure charges notice is given
to you.
An appeal may be made to the Planning and Environment Court or to a development tribunal.
An appeal is started by lodging a notice of appeal with the registrar of the Planning and
Environment Court or a development tribunal, as applicable. The notice of appeal must be in the
approved form, succinctly state the grounds of the appeal and be accompanied by the required

fee.
An appellant to the Planning and Environment Court must give a copy of the notice of appeal,
within 10 business days after the appeal is started, to the persons identified in section 230(3) of the
Planning Act 2016. A person who is appealing to the Planning and Environment Court must comply
with the rules of the court that apply to the appeal.
Chapter 6, Part 1 and Schedule 1 of the Planning Act 2016 sets out further information about
appeal rights.

How to pay methods
Pay by mail Customer Service Centre in person

Ordinary mail Pay at any Customer Service Centre with cash,
Simply enclose this Notice and your cheque or cheque, or debit card (no surcharge), MasterCard or
money order made payable to Gold Coast City Council Visa (maximum $50,000 using credit card)
in an envelope and post it to this address: Payment by credit card will incur a surcharge.
Council of the City of Gold Coast

PO Box 5042 GCMC QLD 9729 Customer Service Centres
Monday to Friday 8.15am to 4.30pm
Broadbeach 61 Sunshine Boulevard, Mermaid
Waters
Bundall 8 Karp Court, Bundall
Burleigh Heads Park Avenue, Burleigh Heads
Coolangatta The Strand, Marina Parade,

Coolangatta
Helensvale Cnr Lindfield Road and Sir John
Overall Drive, Helensvale
Nerang 833 Southport Nerang Road,
Nerang
Palm Beach 26 11th Avenue, Palm Beach
Southport 47 Nerang Street, Southport
Upper Coomera Cnr Abraham Road and Reserve

Road, Upper Coomera
How to contact us
07 5582 8866 or 1300 69 4222 Council of the City of Gold Coast

(7am to 6pm, Monday to Friday), or from outside of PO Box 5042, GOLD COAST MC QLD 9729
Australia call +61 7 5582 8866
Visit us at any Customer Service Centre goldcoast.qld.gov.au

Open hours; cityofgoldcoast.com.au


REPORT ON CHANGE (OTHER) TO A DEVELOPMENT APPLICATION FOR A MATERIAL
CHANGE OF USE (IMPACT ASSESSMENT) FOR A RESIDENTIAL CARE FACILITY AT 1, 3 & 5,
BINDA PLACE, 8, 10 & 12 BUNDALL ROAD & 2 BOOMERANG CRESCENT, BUNDALL –
OTH/2018/1419 – DIVISION 10
1, 3 & 5, Binda Place, 8, 10 & 12 Bundall Road & 2
Address
Boomerang Crescent, Bundall.
Lot 120 RP116848, Lot 119 RP116848, Lot 118
Lot and plan RP116848, Lot 122 RP116848, Lot 123 RP116848, Lot
124 RP116848 & Lot 121 RP116848.
Site area 6,356m2.
Properly made date 16 October 2018.
City Plan version Version 6.
Zone / Precinct Low density residential zone.
 Acid sulfate soils;
 Airport environs;
Overlays  Coastal erosion hazard;
 Flood; and
 Regional infrastructure.
Development permit for a Material change of use (Code
Approved development
assessment) for a Residential care facility.
Development permit for a Material change of use (Impact
Proposed development
assessment) for a Residential care facility.
Date of development approval 12 December 2016.
Council decision (Meeting 728, Minute no.
Approval authority
CP16.1205.002).
Change application (Other) pursuant to s78 of the
Application sought
Planning Act 2016 (PA).
The main changes to the development include:
 Increase the maximum building height from 9m to
11.6m;
 Increase the gross floor area (GFA) of the third storey
Proposed changes to the development from 49.6% to 60.7% of the storey below;
approval  Increase the number of units from 56 to 77;
 Increase the number of bedrooms from 80 to 92; and
 Reduce the number of car parking spaces from 76 to
68 (19 resident spaces, 39 visitor spaces and 10 staff
spaces).
ITEM 6 (Continued)
 RSL Care RDNS Pty Ltd (Applicant);

 (no company directors listed)
 Urban Planning Services (Planning consultant);
Applicant and Applicant’s consultancy  BDA Architecture (Architect);
team  Bitzios Consulting (Traffic consultant);
 FORM Landscape (Landscape architect);
 Bennett and Bennett (Surveyor); and
 Acoustic Works (Acoustic consultant).
 RSL Care RDNS Pty Ltd;

Land owner  Fiona Lee Sperling; and
 Mark Steven Sperling.
Objections Support
Submissions 17 properly made objections Nil.

and one not properly made
objection.
Density, character, traffic/car parking, resident safety, loss
of property values, building height, setting precedent for
Key matters raised by submitters
similar scale and intensity, amenity, loss of on-site
vegetation and loss of views.
Decision due date 26 March 2019.
Department of State Development, Manufacturing,
Referral agencies Infrastructure and Planning (the Department) for proximity
to a State transport corridor, being Bundall Road.
Officer’s recommendation Approval.
Approval Details
Reference of originating development MCU201601027.
approval
Date of originating development 12 December 2016.
approval
Reference of most recent change Not applicable.
application
2 BACKGROUND
On 7 December 2016, Council resolved to approve the issue of a Development permit for a Material
change of use (Code assessment) for a Residential care facility.
3 PROPOSAL
Council is in receipt of a Change application (Other) to a Development permit for a Material change of
use for a Residential care facility at 1, 3 & 5, Binda Place, 8, 10 & 12 Bundall Road & 2 Boomerang
Crescent, Bundall. The table below identifies the approved development and development
characteristics as proposed to be changed.
ITEM 6 (Continued)
As a result of the proposed change in building height from 9m to 11.6m, the development exceeds the
Code assessable building height of 9m expressed in Table 5.5.1 of the City Plan. Therefore, this Other
change to the approved development is categorised as Impact assessment.
Approved Proposed
Land use Residential care facility. No change.
 Two storeys and a partial third  Three storeys; and

Building height
storey; and  11.6m.
 9m.
Third storey 49.6% and defined as a partial third 60.7% and defined as a third
represented as a storey. storey.
percentage
Number of units 56. 77.
Number of bedrooms 80. 92.
Residential density  One bedroom per 78m2 of site  One bedroom per 70m2 of site
area; and area; and
 One dwelling per 113m2 of site  One dwelling per 82m2 of site
area. area.
Unit breakdown  32 x one bedroom, one  62 x one bedroom, one

bathroom units; and bathroom units; and
 24 x two bedroom, two  15 x two bedroom, two
bathroom units. bathroom units.
 45.9% ground and level 1; and  No change to ground and level
Site cover
 22.4% level 2. 1; and
 26.5% level 2.
See below. See below.
Setbacks
Gross floor area (GFA) 8,739m2. 9,233m2.
Communal open space  1,751m2 of communal recreation 2,739m2 of communal recreation

open space including a pool, open space comprising:
pool deck and lounge areas,  745m2 of ground level active
BBQ terrace and dining area,
communal open space
bocce lawn area, herb garden,
Internal area / resident’s comprising decks, lawns, BBQ
lounge. facilities, terraces, gym, library,
cinema, activities room,
hobbies room and reflection
room;
 262m2 of level 1 lounge rooms,
TV room, dining room, tea
rooms and breakout spaces;
ITEM 6 (Continued)
 128m2 of level 2 dining room,

TV room, lounge room and tea
room; and
 1,604m2 of landscaped areas.
Private open space Range between 9m2 and 25m2 per Range between 0m2 and 36m2,
unit, being balconies/terrace areas. being balconies/terrace areas.
Car parking 76 car parking spaces in total, 68 car parking spaces in total,
comprising: comprising:
 41 residential car parking  19 residential car parking
spaces (located within the spaces (located within the
basement); basement);
 Eight visitor car parking spaces  Nine visitor car parking spaces
(located at grade); (located at grade);
 21 visitor car parking spaces  30 visitor car parking spaces
(located within the basement); (located within the basement);
and and
 Six staff car parking spaces  10 staff car parking spaces
(located within the basement). (located within the basement).
Bicycle parking  38 resident bicycle parking  Zero resident bicycle parking

spaces within the basement; spaces;
 20 visitor bicycle parking spaces  Six staff bicycle parking spaces
within the basement; and within the basement; and
 Eight visitor bicycle parking  Eight visitor bicycle parking
spaces on ground level spaces on ground level
adjacent to the foyer. adjacent to the foyer.
Waste servicing  Waste management is  Waste chutes are proposed to
approved to occur through a be removed from the
waste chute on each floor to residential levels.
refuse bins located within the
 Waste is proposed to be
basement level.
collected from the rooms by
 Waste collection is approved to employed personnel and
occur from a refuse storage disposed of in the waste
point located at the ground
storage room in the basement.
level centrally located along the
site’s frontage to Binda Place.  There is no change proposed
to the waste
servicing/collection point.
Access  Vehicle access is approved to No change.
occur via Binda Place via
separated entry and exit vehicle
crossovers.
 A foyer is located along the
site’s frontage to Binda Place,
providing the primary
pedestrian entry point to the
development. A separate
footpath path provides safe
ITEM 6 (Continued)
pedestrian movement to the

pedestrian footpath network
within the Binda Place/Bundall
Road reserve.
 Eastern facing units on the
ground floor comprise access
to secure gated entries to the
adjoining road reserve.
Servicing  Medium rigid vehicle loading No change.
bay on-site; and
 Ability for waste collection
vehicle and HRV to circulate
through the site at ground level.
Resident support  Commercial kitchen which  Commercial kitchen and
services includes relevant kitchen associated facilities;
facilities, storage and  Treatment and consultation
refrigeration requirements; rooms;
 Doctor’s consulting room;  Laundry facilities;
 Doctor’s treatment room;  Maintenance/workshop room;
 Nurse’s treatment room;  Storage rooms;
 Storage area for medical  A toilet and shower facilities for
products, resources & staff;
equipment;
 A staff administration office and
 A toilet and shower facilities for reception;
staff and residents;
 Staff lunchroom and facilities;
 A staff administration office; and
and
 Day spa room.
 A hair dresser for residents.
Acoustic fencing  2m high acoustic fence located  No change.
on the dividing boundary with 7
Binda Place.
Stormwater The development includes a 62m2 The proposed change seeks to
bio-retention basin located on the increase the size of the bio-
northern portion of the site. Treated retention basin to 67m2. The bio-
stormwater will be discharged into retention basin is retained in the
the canal. approved location on the site.
Treated stormwater will be
discharged into the canal.
ITEM 6 (Continued)
Setbacks
North-west (side East (front boundary) South-west (side West (rear boundary)
boundary) boundary)
Approved Proposed Approved Proposed Approved Proposed Approved Proposed
Ground 5.4m 3.7m 3.1m 3m 14.6m 14m 10.7m 11.4m

and
level 1
Level 2 16m 16m 3.4m 4.1m 45m 43m 11.4m 12.4m
The following perspectives depict the approved development in relation to the changes sought.
Figure 1 – Perspective of the approved development as viewed from the eastern side of
Bundall Road looking west (Source: BDA Architecture 2018).
Figure 2 – Perspective of the proposed development as viewed from the eastern side of
Bundall Road looking west (Source: BDA Architecture 2018).
ITEM 6 (Continued)
Figure 3 – Perspective of the approved development as viewed from the canal looking east
(Source: BDA Architecture 2018).
Figure 4 – Perspective of the proposed development as viewed from the canal looking east
(Source: BDA Architecture 2018).
Figure 5 – Approved level 2 floor plan (Source: BDA Architecture 2018).

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771st Council Meeting 26 March 2019 239

3.1 Landscape Masterplan

TWENTY THIRD AVE

3.2 Ground Floor

ADJACENTlW0 STOREY RESIDENTIAL

3.3 Dune Area

JACENT lWO STOREY RESIDENTIAL

3.5 Recreation Capacity Plan

PROPOSED DEVELOPMENT: RESIDENTIAL APARTMENTS

For the purposes of this assessment we have assumed the following:

Occupants utilising recreation areas at any one time (assume 33%)

Pool Active Recreation 8

3.6 Structure Diagrams

FENCES Legend WALLS Legend

11111111 Type 2 — 1800 high Type 2 — Timber batten cladding

■ Deep planting on natural ground

■ Podium planting — 450mm depth

Podium planting — 800mm depth

■ Planting rebated over basement

Trellis with climbers

4.1 Section A — Southern Boundary

Key Plan | Ground Level

4.2 Section B — Communal Recreation

Key Plan | Ground Level

4.3 Section C — Communal Recreation & Dune Area

11 7 ■9 Tiled wall splashback to BBQ bence

■ Glass pool fence

4.4 Section D — Communal Recreation & Dune Area

4.5 Section E — Twenty Third Avenue Elevation

Key Plan | Ground Level

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5.1 Character Images

5.2 Materials and Finishes

01 Paving Type 1 Exposed aggregate

02 Paving Type 2 Cobblestone

03 Decking Type 1 Timber deck

Wall Type 2 Cast insitu concrete wall

05 Fence Type 1 Timber batten fence

06 Fence Type 2 Frameless glass pool fence

07 Seating Sun loungers

08 Pool Tile TBC

5.3 Planting Palette

01 Aloe barberae Aloe Tree

03 Agave victoria-reginae Queen Agave

01 Casuarina glauca ‘Cousin It’ Cousin It

05 Ficus pumila Climbing Fig

Infrastructure Charge Notice Attachment 2 (1 of 6)

To: QLD DEVELOPMENT & TOWN PLANNING SERVICES PTY LTD

Cc: SANJAY MOHINDRA

Total levied charge payable $ 287,406.90

Document: #66654434 Page 1 of 6

GST GST does not apply to payments or contributions made by developers to

Document: #66654434 Page 2 of 6

Infrastructure Charge Notice

Charges Resolution No.1 of 2017

Office Use Only

Document: #66654434 Page 3 of 6

(a) the notice involved an error relating to: