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12 - 14 PHILIP AVENUE, BROADBEACH
EXCLUSIVE OF PODIUM TREATMENTINCLUSIVE OF PODIUM TREATMENT
The following shadow diagrams represent times as noted for Summer Solstice.
DISCLAIMER: Survey topography, building heights and fence heights used to produce these shadow diagrams have been produced by others. Shadow diagrams have been calculated and drawn to the best of our ability with all due care taken to ensure their accuracy.
5.0 SHADOW ANALYSIS
5.03 3PM SUMMER
Rothe Lowman Property Pty Ltd ACN 005 783 997 2016-04-22 Philip Ave_DA Submission 36
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
386 Adopted Report
12 - 14 PHILIP AVENUE, BROADBEACH
EXCLUSIVE OF PODIUM TREATMENTINCLUSIVE OF PODIUM TREATMENT
The following shadow diagrams represent times as noted for Winter Solstice.
5.0 SHADOW ANALYSIS
DISCLAIMER: Survey topography, building heights and fence heights used to produce these shadow diagrams have been produced by others. Shadow diagrams have been calculated and drawn to the best of our ability with all due care taken to ensure their accuracy.
5.04 9AM WINTER
Rothe Lowman Property Pty Ltd ACN 005 783 997 2016-04-22 Philip Ave_DA Submission 37
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
387 Adopted Report
12 - 14 PHILIP AVENUE, BROADBEACH
EXCLUSIVE OF PODIUM TREATMENTINCLUSIVE OF PODIUM TREATMENT
The following shadow diagrams represent times as noted for Winter Solstice.
DISCLAIMER: Survey topography, building heights and fence heights used to produce these shadow diagrams have been produced by others. Shadow diagrams have been calculated and drawn to the best of our ability with all due care taken to ensure their accuracy.
5.0 SHADOW ANALYSIS
5.05 12PM WINTER
Rothe Lowman Property Pty Ltd ACN 005 783 997 2016-04-22 Philip Ave_DA Submission 38
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
388 Adopted Report
12 - 14 PHILIP AVENUE, BROADBEACH
EXCLUSIVE OF PODIUM TREATMENTINCLUSIVE OF PODIUM TREATMENT
The following shadow diagrams represent times as noted for Winter Solstice.
DISCLAIMER: Survey topography, building heights and fence heights used to produce these shadow diagrams have been produced by others. Shadow diagrams have been calculated and drawn to the best of our ability with all due care taken to ensure their accuracy.
5.0 SHADOW ANALYSIS
5.06 3PM WINTER
Rothe Lowman Property Pty Ltd ACN 005 783 997 2016-04-22 Philip Ave_DA Submission 39
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
389 Adopted Report
Bermuda Street
Trickett Street
Mer
edith
Driv
e
Hooker Boulevard
First Avenue
Salerno Street
Robina
Parkway
T E Peters Drive
Bea
chR
oad
Rudd Street
Rio Vista Boulevard
Margaret Avenue
Queensland Avenue
Oceanic Drive
Atlantic Avenue
Sunshine
Boulev ard
Old B
urleigh Road
Via Roma
Santa Cruz Boulevard
Garf iel d
Ter ra
ceRem
embrance
Drive
Pacific Avenue
Nor
thcl
iffe
Terra
ce
Sur fer sPar ad ise
Bo ul ev a rd
Bro adb eac h
Boul evar d
Cheltenham Drive
Alla
wah
Stre
et
Ron Penhaligon Way
Rem
emberance Drive
Cavill Mall
Markeri Street
Benow
aRoad
Upt
on S
treet
Cam
pbel
l Stre
et
Ross S
treet
Bund
all R
oad
Gol
dC
oast
Highw
a y
Ashmore Road
Hedges
Avenue
Nerang Broadbeach Road
Cottesloe Drive
Esplanade
Gooding Drive
Monaco Street
Fremar Stree t
Nielsens Road
MERMAIDWATERS
MERRIMAC
BUNDALL
ROBINA
BROADBEACHWATERS BROADBEACH
MERMAIDBEACH
CARRARA
CLEARISLANDWATERS
SURFERSPARADISE
MIAMI
BENOWA
BURLEIGHWATERS
CoralSea
Nerang River
Clear Island Waters Lake
LakeIntrepid
Mudgeerab
a Cree
k
SirBruceSmallLake
Zone map - map 27 Broadbeach
1 2 3 46 7 8 9 10
12 13 14 155
16 17 18 1911
20 21 22 2324 25 26 27 2829 30 31 32 3334 35 36 37 38 3940 41 42 43
ZM-27
0 250 500 m
Approx Scale @ A3 1:25,000Projection:
MGA94 Zone 56
Disclaimer:© City of Gold Coast, Queensland 2015 or © State of Queensland 2015. No warranty given in relation to the data (including accuracy,reliability, completeness or suitability) and no liabilityaccepted (including without limitation, liability in negligence) for any loss, damage or costs (includingconsequential damage) relating to any use of the data. Data must not be used for direct marketing or be used in breach of the privacy laws.
Map Version 2.0002 Dec 2015Data Source:Zone - CoGCFunctional Road Hierarchy- CoGCWaterways - CoGCCadastre (24 May 2013) - State
Residential zones category
Centres zones category
Recreation zones category
Industry zones category
Other zones category
Functional road hierarchy
Environment zones category
Tourism zones category
Special purpose, Special development areas precinct
State strategic road - (State)
Regional road - (State)
Distributor road - (CoGC)
Sub-arterial road - (CoGC)
Arterial road - (CoGC)
District road - (State)
Unzoned
Community facilities
Emerging community
Extractive industry
Extractive industry, Extractive industry indicative bufferInnovation
Innovation, Bond University precinctInnovation, Gold Coast cultural precinct
Limited development (constrained land)
Mixed use
Special purpose
Township
Low density residential
Low density residential, Large lot precinctLow density residential,Calypso Bay precinct
Medium density residential
Medium density residential, Calypso Bay precinct
High density residential
Centre
Neighbourhood centre
Neighbourhood centre, West Burleigh historic township precinct
Sport and recreation
Sport and recreation, Bond University precinct
Open space
Conservation
Low impact industry
Low impact industry, Future low impact industry precinct
Medium impact industry
Medium impact industry, Future medium impact industry precinct
High impact industry
High impact industry, Future high impact industry precinct
Waterfront and marine industry
Major tourism
Major tourism, Island resorts precinctMajor tourism, Sea World precinctMajor tourism, Wildlife park precinct
Sport and recreation, Bundall equestrian area precinct
RuralRural, Rural landscape and environment precinctRural residential
Rural residential, Rural residential landscape and environment precinct
Mixed use, Fringe business precinct
Township, Commercial precinctTownship, Large lot precinct
Mixed use, Bermuda Point precinct
Local government area boundary
Cadastre boundary
Waterway or waterbody
City Plan
ATTACHMENT 4.3
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
390 Adopted Report
Document: #55740105 Page 1 of 6
Infrastructure Charge Notice To: PHILIP AVENUE PTY LTD
C/- URBIS PTY LTD LEVEL 7 RIO TINTO 123 ALBERT STREET BRISBANE QLD 4000
Cc: PHILIP AVENUE PTY LTD
C/- KORDA MENTHA LEVEL 24 / 333 COLLINS STREET MELBOURNE VIC 3000
Land to which charges apply
The land to which the charges in this notice apply is.
Property description LOT 1 - 5 BUP2043, LOT8 B83824 Property address 12 PHILIP AVENUE BROADBEACH
Total levied charge payable $ 3,620,000.00
+ADJUSTMENTS AND/OR REVIEWS
Due date for payment
Total payable prior to the earliest of the following events: when the change happens or final plumbing inspection being undertaken or issue of a certificate of classification or final inspection certificate for building work being issued.
Payment details
Payment of the charges must be made in accordance with the “How to pay methods” section of this notice.
Adjustments to charge
The levied charge will automatically increase by the lesser of the following:
(a) The difference between the levied charge and the maximum adopted charge the local government could have levied for the development when the charge is paid; and
(b) The increase for the PPI index for the period starting on the day the levied charge was levied and ending on the day it is paid, adjusted by reference to the 3-yearly PPI index average.
‘3-yearly PPI index average’ and ‘PPI index’ have the meanings given in the Sustainable Planning Act 2009. As the levied charge amount is current at the date of issue, the total charges due at the date of payment may be greater.
Offsets and/or Refunds
Offsets (if applicable) will be provided consistent with the provisions of Council’s Local Government Infrastructure Plan (LGIP). If applicable, details of the offset amounts will be quantified on this Infrastructure Charge Notice.
Failure to pay charge
A levied charge is, for the purposes of recovery, taken to be rates of the local government that levied it.
ATTACHMENT 4.4 (Page 1 of 6 pages)
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
391 Adopted Report
Document: #55740105 Page 2 of 6
Authority for charge
The charges in this notice are payable in accordance with the Sustainable Planning Act 2009.
GST The Federal Government has determined that contributions made by developers to Government for infrastructure and services under the Sustainable Planning Act 2009 are GST exempt.
Enquiries Enquiries regarding this Infrastructure Charge Notice should be directed to the Developer Contribution Group on Ph: (07) 5582 9030, during office hours, 9.00am to 5.00pm, Monday to Friday or e-mail [email protected].
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
392 Adopted Report
Document: #55740105 Page 3 of 6
Infrastructure Charge Notice
Friday, 01 July 2016 Application PN76376/01/DA2 Site address 12 PHILIP AVENUE, BROADBEACH Application number & code 201600630 MCU Application description MULTIPLE DWELLINGS X 177 Officer name Sarah Nixon
Charge calculation
Qty Rate Gross Charge Amount Multiple Dwelling 1 Bedroom 94 Dwellings @ $ 20,000.00 $ 1,880,000.00 Multiple Dwelling 2 Bedroom 73 Dwellings @ $ 20,000.00 $ 1,460,000.00 Multiple Dwelling 3+ Bedroom 10 Dwellings @ $ 28,000.00 $ 280,000.00 $ 3,620,000.00
Net Charge Summary Gross Charge Amount Applied Credit Amount Net Charge Amount
$ 3,620,000.00 $ 0.00 $ 3,620,000.00
Office Use Only $ 2,009,100.00 OTHINF $ 1,216,320.00 SEWINF
$ 394,580.00 WTRINF $ 3,620,000.00
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
393 Adopted Report
Document: #55740105 Page 4 of 6
INFORMATION NOTICE
DECISION TO GIVE AN INFRASTRUCTURE CHARGES NOTICE
Council of the City of Gold Coast has issued this Infrastructure Charges Notice as a result of the additional demand placed upon trunk infrastructure that will be generated by the development.
SUSTAINABLE PLANNING ACT 2009 APPEAL RIGHTS FOR INFRASTRUCTURE CHARGES NOTICE
478 Appeals about infrastructure charges notices (1) The recipient of an infrastructure charges notice may appeal to the court about the decision to
give the notice. (2) However, the appeal may be made only on 1 or more of the following grounds-
(a) the charge in the notice is so unreasonable that no reasonable relevant local government could have imposed it;
(b) the decision involved an error relating to-
(i) the application of the relevant adopted charge; or (ii) the working out, for section 636, of additional demand; or (iii) an offset or refund;
(c) there was no decision about an offset or refund; (d) if the infrastructure charges notice states a refund will be given – the timing for giving the
refund.
(3) To remove any doubt, it is declared that the appeal must not be about-
(a) the adopted charge itself; or
(b) for a decision about an offset or refund-
(i) the establishment cost of infrastructure identified in an LGIP; or (ii) the cost of infrastructure decided using the method included in the local
government’s charges resolution.
(4) The appeal must be started within 20 business days after the day the recipient is given the relevant infrastructure charges notice.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
394 Adopted Report
Document: #55740105 Page 5 of 6
SUSTAINABLE PLANNING ACT 2009 APPEAL RIGHTS TO A BUILDING AND DEVELOPMENT COMMITTEE FOR INFRASTRUCTURE CHARGES NOTICE
535 Appeals about infrastructure charges decisions (1) The recipient of an infrastructure charges notice may appeal to a building and development
committee about the decision to give the notice. (2) However, the appeal may be made only on 1 or more of the following grounds-
(a) the decision involved an error relating to-
(i) the application of the relevant adopted charge; or (ii) the working out, for section 636, of additional demand; or (iii) an offset or refund;
(b) there was no decision about an offset or refund; (c) if the infrastructure charges notice states a refund will be given – the timing for giving the
refund.
(3) To remove any doubt, it is declared that the appeal must not be about-
(a) the adopted charge itself; or
(b) for a decision about an offset or refund-
(i) the establishment cost of infrastructure identified in an LGIP; or (ii) the cost of infrastructure decided using the method included in the local
government’s charges resolution.
(4) The appeal must be started within 20 business days after the day the recipient is given the relevant infrastructure charges notice.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
395 Adopted Report
Document: #55740105 Page 6 of 6
How to pay methods
Pay by mail Ordinary mail
Simply enclose this Notice and your cheque or money order made payable to Gold Coast City Council in an envelope and post it to this address: Council of the City of Gold Coast PO Box 5042 GCMC QLD 9729
Customer Service Centre in person Pay at any Customer Service Centre with cash, cheque, or debit card (no surcharge), MasterCard or Visa (maximum $50,000 using credit card) Payments by credit card will incur a 0.60% surcharge.
Customer Service Centres Monday to Friday 8.15am to 4.30pm Broadbeach 61 Sunshine Boulevard, Mermaid Waters Bundall 8 Karp Court, Bundall Burleigh Heads Park Avenue, Burleigh Heads
Coolangatta The Strand, Marina Parade, Coolangatta
Helensvale Cnr Lindfield Road and Sir John Overall Drive, Helensvale Nerang 833 Southport Nerang Road, Nerang Palm Beach 26 11th Avenue, Palm Beach
Southport 47 Nerang Street, Southport Upper Coomera Cnr Abraham Road and Reserve Road, Upper Coomera
How to contact us
07 5582 8866 or 1300 69 4222 (7am to 6pm, Monday to Friday), or from outside of Australia call +61 7 5582 8866
Council of the City of Gold Coast PO Box 5042, GOLD COAST MC QLD 9729
Visit us at any Customer Service Centre Open hours; cityofgoldcoast.com.au
goldcoast.qld.gov.au
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
396 Adopted Report
ITEM 5 CITY DEVELOPMENT BRANCH DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - LOT 1 ON RP116507, LOT 190 ON RP91634, LOT 201 ON RP93659 , LOT 23 ON RP65819 , LOT 4 ON RP97035 , LOT 11 ON SP260587 – 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH DIVISION 13 PN20115/01/DA1
Refer 147 page attachment
1 OVERVIEW
Site address 1488 - 1496 Gold Coast Highway, Palm Beach Application description
Application for Development Permit for a Material Change of Use (Code assessment) to establish Multiple Dwellings (112 dwelling units)
Decision due date 27 July 2016
Proposal
The development involves the establishment of 112 Multiple Dwellings on site consisting of the following:
Site Area 3,571m2
Building Height 7 Storeys
Gross Floor Area 10,566m2
Site Coverage • Podium (Ground to Level 2) 40.2% • Mid Rise (Level 3) 51.0% • Mid Rise (Level 4 to 6) 42.8%
Plot Ratio 1:2.95
Apartment Mix
• 1 Bedroom (54% or 61 dwellings) • 1 Bedroom plus Study (3% or 3
dwellings) • 2 Bedroom (35% or 39 dwellings) • 3 Bedroom (8% or 9 dwellings)
Development Configuration
Basement level 2
• 57 Car parking spaces • 7 Tandem spaces
Basement level 1
• 61 Car parking spaces
• 13 Tandem spaces
Ground Floor
• 14 Visitor car parking spaces
• 12 x 1 Bedroom • 2 x 2 Bedroom • 1 x 3 Bedroom
Level 1 to 2
• 20 multiple dwellings per floor • 14 x 1 Bedroom • 1 x 1 Bedroom plus study • 5 x 2 Bedroom
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
397 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Level 3
• 5 x 1 Bedroom • 1 x 1 Bedroom plus study • 9 x 2 Bedroom • 2 x 3 Bedroom
Level 4 to 5
• 13 multiple dwellings per floor • 5 x 1 Bedroom • 4 x 2 Bedroom • 2 x 2 Bedroom plus study • 2 x 3 Bedroom
Level 6
• 6 x 1 Bedroom • 6 x 2 Bedroom • 2 x 3 Bedroom
Level 7
Rooftop garden, private open space
Residential Density • 1 dwelling per 31.88m2 • 1 bedroom per 21.13m2
A total of 112 dwellings and 169 bedrooms
Car Parking
• A total of 152 car parking spaces are provided
• 138 Residential car parking spaces • 20 Tandem car parking spaces • 14 Visitor car parking spaces on the
ground level; and • 38 visitor bicycle spaces are provided
Vehicle and pedestrian access
• All residents and guests will access via Nyrang Avenue.
• Pedestrian access from the Gold Coast Highway may be gained via a common foyer and lift
• Pedestrian access from Nyrang Avenue may be gained via the visitor car parks in the basement using the lift
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
398 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Main Issues/Resolution
Issue Resolution
Frontage setbacks
The applicant is proposing a five (5) metre setback at the northern frontage of the development to Gold Coast Highway. The ground level setback is maintained at six (6) metres; however there is minor encroachment of the fourth floor balcony into the setback area above the ground floor. Council officers have reviewed the application and consider that the proposed balcony does not impact on the amenity of the adjoining properties. As a result, Council officers are satisfied with the proposed frontage setback.
Communal Open Space
The applicant has provided a recreational capacity analysis of the proposed communal open space and private open space, as well as the public open space existing within the area. The provided analysis has been reviewed by Council officers and it is considered satisfactory to warrant the amount of communal and private open space provided within the development.
Traffic A Traffic Impact Assessment report was submitted with the application and assessed by Council’s Traffic Assessment team. It was considered that the application would have minor impacts on the volume of traffic within Nyrang Avenue, however Council officers have recommended conditions of approval to alleviate these impacts.
Density The applicant is proposing a residential density of one (1) bedroom per 21.13m², which is considerably greater than the prescribed City Plan provisions of RD5 being one (1) bedroom per 50m². Council officers have reviewed the proposed development and it is considered that the development is adequately placed along Gold Coast Highway to connect to infrastructure and to be sufficiently serviced by public transport. The applicant has achieved the required number of car parking spaces specified within the City Plan and Council’s Transport Assessment officers are satisfied that the development will pose minimal impacts on the traffic network capacity.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
399 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
In accordance with the overall outcomes of the Medium density residential zone which supports increased density for developments within this zone and where there is adequate connection to infrastructure, the proposed design minimises any amenity impacts on neighbouring sites through the provisions of satisfactory setbacks and adequate landscaping, avoiding shadows over habitable rooms, maximising deep planting along boundaries and preventing direct views from rooms into rooms of adjoining residences.
As a result, Council officers are supportive of the proposed density for the reasons mentioned above.
Submissions Objections Support
Not Applicable Not Applicable Key issues raised by submitters
Not Applicable
Referral agencies State Assessment and Referral Agency (SARA) – conditions have been provided.
Officer's recommendation
Approval
REPORT STRUCTURE
1 OVERVIEW 2 EXECUTIVE SUMMARY 3 APPLICATION INFORMATION 4 BACKGROUND 5 PROPOSAL 6 SITE & ENVIRONMENT
6.1 Characteristics of site 6.2 Characteristics of surrounding environment
7 PLANNING ASSESSMENT 7.1 Assessment against City Plan 7.2 Assessment of development infrastructure requirements
8 CONSULTATION 8.1 Internal Referrals 8.2 External Referrals
9 CONCLUSION 10 NOTIFICATIONS 11 RECOMMENDATION
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
400 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 2 EXECUTIVE SUMMARY
Council is in receipt of an application for a Development Permit for Material Change of Use (Code Assessment) to establish Multiple Dwellings (112 dwelling units) within a seven (7) storey residential development located at 1496 Gold Coast Highway, Palm Beach.
Pursuant to the City Plan, the subject site is located within the Medium density residential zone. According to the building height overlay map, the subject site has a code assessable building height of 29 metres and a residential density of RD5 being one (1) bedroom per 50m2. The development has a proposed building height of 24.4 metres from the proposed ground level and 27.9 metres to the uppermost projection and a residential density of one (1) bedroom per 21.13m2.
The proposed development has been assessed against the Overall Outcomes, Performance Outcomes and Acceptable Outcomes listed within the aforementioned Zone Code, Multiple accommodation code, General Development Provisions Code and all applicable overlay codes.
The application ensures an appropriate outcome can be achieved for the site through the inclusion of conditions of approval included in the Officer’s recommendation, to ensure compliance with the relevant Performance Criteria.
The application was referred to the State Assessment and Referral Agency (SARA) as the proposed development is located within 25 metres of a State controlled road. Council have received a response from SARA, imposing conditions relating to the future road resumption along Gold Coast Highway.
It is considered that the proposal demonstrates an acceptable outcome for the area and is consistent with the intentions of the City Plan. Therefore, the application is recommended for approval, subject to reasonable and relevant conditions.
3 APPLICATION INFORMATION
Real property description Lot 1 on RP116507 , Lot 190 on RP91634 , Lot 201 on RP93659 , Lot 23 on RP65819 , Lot 4 on RP97035 , Lot 11 on SP260587
Applicant J.F.C. Developments Pty Ltd, C/- Enhance Urban Planning
Owner at time of lodgement J F C Developments Pty Ltd & J.F.C. Developments Pty Ltd & J.F.C. Developments Pty Ltd
Current owner J F C Developments Pty Ltd & J.F.C. Developments Pty Ltd & J.F.C. Developments Pty Ltd
Site area 3,571m2 Date application received 15 February 2016 Date entered decision 24 May 2016 Zone Medium Density Residential Zone precinct (if applicable) N/A Decision type Development Permit for Material Change of Use (Code
Assessment) to establish 112 Multiple Dwellings
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
401 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 4 BACKGROUND
The subject site is a combination of six (6) lots that are proposed to be amalgamated by the applicant.
The following lots are improved by the following existing structures:
• 1486 Gold Coast Highway: Single-storey, three bedroom detached dwelling; • 1488-1490 Gold Coast Highway: Single-storey flats, associated car ports and a
shopfront occupied by an oriental massage centre; • 1492 Gold Coast Highway and 5 Nyrang Avenue: Flats, carports and vacant land; • 1494 Gold Coast Highway: Double-storey, three bedroom detached dwelling; • 1496 Gold Coast Highway: Vacant land
The abovementioned structures will be demolished in order to construct the proposed development.
Pre-Lodgement Meeting
A Prelodgement meeting was held on the 6th of October 2015 where concerns regarding building height and density were raised and subsequently addressed by the applicant as part of the submitted application.
5 PROPOSAL
The proposed development is to establish a seven (7) storey residential medium rise building containing a total of 112 dwellings. The applicant is proposing to amalgamate six (6) residential lots with a total area of 3517m².
The proposed development which contains 112 Multiple Dwellings and totalling 169 bedrooms is broken up into the following configurations:
• 61 x 1 bedroom dwellings, • 3 x 1 bedroom dwelling plus study, • 39 x 2 bedroom dwellings and • 9 x 3 bedroom dwellings
The proposed residential density within the development is 1 dwelling per 31.88m2 and bedroom density of 1 bedroom per 21.13m2. The ground floor covers a total Gross Floor Area (GFA) of 1454m2. The proposed development height is 24.4 metres with no more than 27.9 metres to the uppermost projection. An area of 341m2 distributed across two (2) areas has been designated for communal open space. The communal open space area contains
• An outdoor terrace located on the fourth floor consisting of a landscaped communal seating area and viewing platform overlooking the eastern perspective;
• Residents lounge and multifunctional space located of level four (4); and
• Pool and BBQ recreation area. Vehicular access will be via Nyrang Avenue only. A total of 138 residential car parking spaces, 14 visitor parking spaces and 38 bicycle spaces will be located over two (2) basement levels and at ground level. Pedestrian access to the site will be via Nyrang Avenue and the Gold Coast Highway.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
402 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Figure 1: Ground Floor proposed layout.
Figure 2: Ground Floor Landscape, Open Space and Recreational Plan.
6 SITE & ENVIRONMENT
The site is irregularly shaped due to the amalgamation of Lots 1 on RP116507 , Lot 190 on RP91634 , Lot 201 on RP93659 , Lot 23 on RP65819 , Lot 4 on RP97035 & Lot 11 on SP260587, generating a complied site area of 3,571m2. The joint frontage is approximately 120 metres to the Gold Coast Highway and 17 metres to Nyrang Avenue. The existing site is generally flat with no discernible level changes.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
403 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWA,Y PALM BEACH - DIVISION 13 PN20115/01/DA1
Figure 3: Contextual Map identifying site location in relation to surrounding features.
6.1 Characteristics of site
The subject site contains the following:
• 1486 Gold Coast Highway: Single-storey, three bedroom detached dwelling;
• 1488-1490 Gold Coast Highway: Single-storey flats, associated car ports and a shopfront occupied by an oriental massage centre;
• 1492 Gold Coast Highway and 5 Nyrang Avenue: Flats, carports and vacant land;
• 1494 Gold Coast Highway: Double-storey, three bedroom detached dwelling; and
• 1496 Gold Coast Highway: Vacant land
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
404 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Figure 4: Aerial photograph of subject site boundary lines as a result from amalgamated lots.
6.2 Characteristics of surrounding environment
The immediate surrounding environment is comprised mostly of Medium Density Residential dwelling structures. Development and additional environmental features within the site's vicinity include:
North: Immediately adjoining the site to the north is a recently constructed three storey apartment building with basement. Further north is the Burleigh Headlands and Tallebudgera Creek.
East: East of the Gold Coast Highway is a mix of low to medium density apartment buildings up to seven stories in height.
South: Immediately adjoining the site is a two story detached dwelling.
West: A series of two and three-storey walk-up apartment blocks.
The site is within approximately 150 metres from Tallebudgera Beach and approximately 450 metres to Tallebudgera.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
405 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Figure 5: Proximity of proposed development to surrounding features.
7 PLANNING ASSESSMENT
The application is Code Assessable under the City of Gold Coast City Plan. 7.1 Assessment against City Plan
Pursuant to the City Plan, the subject site is located within the Medium density residential zone. The proposed development is defined as a Multiple Dwelling and will provide 112 separate household dwelling units for permanent living within a seven storey residential development.
The subject development application was lodged on the 16th February 2016 and entered the decision making period on the 25 May 2016.
The proposed development, which seeks to establish Multiple Dwellings, triggers code assessment pursuant to the tables of assessment identified in the City Plan.
The definition of the land-use proposed is as follows:
Multiple Dwelling: Premises containing three or more dwellings for separate households.
7.1.1 Assessment against the relevant zone code
The subject site is located in the Medium density residential zone. The proposed Multiple Dwelling development will provide 112 dwellings and 169 bedrooms.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
406 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 The purpose of the Medium density residential zone is to provide for a range and mix of dwelling types including dwelling houses and multiple dwellings supported by Community uses and small-scale services and facilities that cater for local residents. An assessment of the application has identified that the following overall outcomes were applicable:
The purpose of the code will be achieved through the following overall outcomes:
Overall Outcome
(a) Land uses –
(i) include a range of medium density residential uses, predominantly permanent accommodation.
(ii) such as Multiple dwellings, Dual occupancies, Dwelling houses on small lots and Community residences are included in the zone to provide a mix of dwelling types and increase residential density;
(iii) including Relocatable home parks and Rooming accommodation may be included to deliver housing choice, providing they do not reduce the potential to supply a sufficient number of medium density residential dwellings and do not detract from the residential amenity of the area;
(iv) include neighbourhood centres and standalone small scale non-residential development consistent with the Strategic framework;
(v) which carry higher potential for impacts on amenity such as Car washes, Childcare centres, Health care services, Food and drink outlets, Service stations, Shops, Veterinary services, Community care centres, Educational establishments, and Places of worship may be considered if appropriately designed and located and not detract from the residential amenity of the area; and
(vi) involving tourist-related development such as Short-term accommodation and Tourist parks may be considered where they can be supported by City services. and do not compromise the amenity or character of the zone and local area.
(vii) do not detract from the residential amenity of the area.
Officer’s Comments:
With regards to outcomes (a)(i) and (a)(ii), the development proposes a medium density residential land use in the form of Multiple Dwelling development that proposes a mix of dwelling unit sizes and bedroom breakdown. The development proposes 1, 2 and 3 bedroom units, ranging in size from 59m² to 118m² (with balconies ranging in size from 9m² to 30m²).
Land uses mentioned within outcome (a)(iii), (a)(v) and (a)(vi) are not proposed as part of the application.
Officers have assessed the proposed plans in detail and consider the development to comply with outcome (a)(vii) as it does not detract from the residential amenity of the area. A review of the potential impacts generated by the development on the north and south facing units has been undertaken and it is considered that there are minimal impacts with regards to visual amenity, privacy, overshadowing, noise and traffic.
As a result of the discussion above, it is considered that the proposal complies with the Land Use Overall Outcome of the Medium density residential zone code.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
407 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 Overall Outcome
(b) Housing is provided at a form, scale and intensity that is appropriate for the zone and each particular locality it is in where the following outcomes are satisfied:
Orderly and economically efficient settlement pattern
(i) degree of public transport service within a 400 metre walking distance, being the most desirable distance for pedestrian access, and the ease and safety of pedestrian access to that service;
(ii) proximity to major employment concentrations, centres, social and community infrastructure facilities and important amenity features, including the coast, recreational waterways and parkland;
(iii) capacity of available infrastructure to support the development, including water, sewer, transport and social and community facilities;
Housing needs
(iv) delivery of a generous mix of housing form, sizes and affordability outcomes that meet housing needs (including housing needs of the future) for the locality;
Design and amenity
(v) whether intended outcomes for building form/ city form and desirable building height patterns are negatively impacted, including the likelihood of undesirable local development patterns to arise if the cumulative effects of the development are considered;
(vi) retention of important elements of neighbourhood character and amenity, and cultural heritage;
(vii) whether adjoining residential amenity is unreasonably impacted;
(viii) achievement of a high quality urban design;
Environment
(ix) the impacts of any site constraints, including natural hazard and environmental-based constraints and;
Community Benefit
(x) where the development:
(A) is appropriate having regard to overall outcome (b) (i) to (ix);
(B) meets all other overall outcomes for the zone; and
(C) incorporates community benefits in addition to those that could be lawfully conditioned to be provided (i.e. that are required to be provided by this City Plan or reasonably required in relation to the development or use of premises as a consequence of the development),
development bonuses are applied in accordance with the SC6.5 City Plan policy – Community benefit bonus elements.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
408 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Note: SC6.5 City Plan policy – Community benefit bonus elements provides guidance on what might constitute additional community benefits and the supporting material that may be required to demonstrate the degree of benefit.
Note: Development is not required to incorporate community benefits in order to demonstrate that housing has been provided at a form, scale and intensity that is appropriate having regard to overall outcome (b) (i) to (ix).
Officer’s Comments:
Officers consider the development to comply with the Housing Overall Outcome of the Medium density residential zone code as it provides housing at a form, scale and intensity that is appropriate for the zone. Orderly and economically efficient settlement pattern
The development is considered to be adequately serviced by public transport with the northward heading bus stop located 60 metres from site and the southerly heading bus stop 110 metres from the site.
The subject site is centrally located between the Burleigh Heads and Palm Beach Activity Centres and east of the Industrial areas located along the Pacific Motorway, which is approximately three (3) kilometres from the site.
A review of the network capacity for sewer and water has determined that the network has sufficient capacity to accommodate the development. The Applicant has submitted sewer and water capacity assessment reports and Gold Coast Water are satisfied that adequate capacity exists within the network to accommodate the development. Transport Assessment have reviewed the proposed development and are satisfied the development will not have an unreasonable impact on the existing network. Housing needs
The development proposes a medium density residential land use in the form of a Multiple Dwelling development that proposes a mix of 1, 2 and 3 bedroom units ranging in size from 59m² to 118m² (with balconies ranging in size from 9m² to 30m²). Officers are satisfied the development complies with this outcome. Design and amenity
Officers are satisfied that the building form and height complies with outcome (b)(v). The proposal has been reviewed by Council Architects who have provided the following comments:
• The proposal has high quality architectural and urban design merit through the following:
• The main building form appropriately addresses the Gold Coast Highway with a lower scale 4 storey building form that addresses the lower residential scale along Nyrang Avenue.
• The design incorporates good building articulation with a number of geometric protrusions, feature wall panels, deep recesses and large amount of glazing that contributes to a visually appealing and high quality building.
• The proposal commendably contains a variety of high quality materials, colours, feature panel walls and screening elements resulting in a rich, vibrant design.
• The proposal includes high quality integrated landscaping around the site to soften the large amount of hardscape material and to soften the scale of the development.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
409 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Special feature trees and landscaping will provide visual amenity and allow for good wayfinding.
• The proposal includes appropriate deep cantilevered glazed balconies that act as sun shading elements to east and west windows that reduce solar heat absorption and glare to habitable spaces and these elements successfully form part of the overall architectural language.
• The ground floor incorporates an engaging street frontage to the Gold Coast Highway through the main pedestrian entrance to the lobby, along with individual entrances to the ground floor apartments. These provide activation and passive surveillance to the street.
• The proposal includes a large rooftop communal recreation space for the amenity of residents that includes a good variety of passive and active areas and a good balance of softscape and hardscape materials.
• The proposal is commended for ensuring all air conditioning units are located discretely and are a screened from view.
• The proposal is commended for incorporating feature external lighting to architectural elements such as to the soffits of the main entrance, uplighting to the main roofs soffits, and to the communal terraces on the sides of the building.
As a result of the discussion above, it is considered that the proposal complies with the Overall Outcome of the Medium density residential zone code.
Overall Outcome
(c) Character consists of –
(xi) urban neighbourhoods that vary from pockets of detached housing on smaller lots to medium or higher intensity places containing medium-rise buildings;
(xii) well serviced and compact urban neighbourhoods that offer a level of amenity appropriate to the intensity of the area; and
(xiii) walking and cycling paths, street trees and local streets for shared car and bike use.
Officer’s Comments:
The development complies with outcome (c)(xiv) as the built for is consistent with the existing character of the area and the there is an appropriate transition from the taller building structures east of Gold Coast Highway to medium rise buildings and detached dwellings to the west of the highway. The proposal can be adequately serviced by all necessary infrastructure and will be appropriately designed to minimise the amenity impacts on the adjacent residences.
As a result of the discussion above, it is considered that the proposal complies with the Overall Outcome of the Medium density residential zone code.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
410 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 Overall Outcome
(d) Built form –
(xiv) has a building height that does not exceed that indicated on the Building height overlay map;
(xv) contributes to a transitioning density from lower intensity areas to higher intensity areas near centres, the high rise coastal spine and areas well serviced by public transport;
(xvi) is setback from road frontages to promote an urban setting and interface with the street;
(xvii) is setback from side and rear boundaries to protect the amenity of adjoining residences; and
(xviii) has varying site cover to reduce building dominance and provide areas for landscaping.
(e) Lot design –
(xix) supports a mix and variety of housing forms envisaged in the zone; and
(xx) addresses site constraints.
Officer’s Comments:
The development complies with outcome (d) and the associated sub-sections. The building height does not exceed the Building Height Overlay and it is considered that the proposed development does contribute to a transitioning density variation between the high density buildings east of Gold Coast Highway and the low rise buildings/detached dwellings west of the highway. An appropriate setback from the Gold Coast Highway has been achieved in addition to the required land dedication for the widening of Gold Coast Highway by the Department of Transport and Main Roads.
A review of the development by Council’s Architects have provided some comments with regards to the building design to address outcome (d)(xviii):
• The proposal has high quality architectural and urban design merit through the following:
• The main building form appropriately addresses the Gold Coast Highway with a lower scale 4 storey building form that addresses the lower residential scale along Nyrang Avenue.
• The design incorporates good building articulation with a number of geometric protrusions, feature wall panels, deep recesses and large amount of glazing that contributes to a visually appealing and high quality building.
• The proposal commendably contains a variety of high quality materials, colours, feature panel walls and screening elements resulting in a rich, vibrant design.
As a result of the discussion above, it is considered that the proposal complies with the Overall Outcomes of the Medium density residential zone code.
The application complies with the acceptable outcomes of the Medium density residential zone except as follows:
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
411 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 Acceptable outcome 1 – Setbacks
Acceptable outcome 2 – Site Cover
Acceptable outcome 5 – Density
Performance Outcome Acceptable Outcome
PO1- Setbacks:
a assist in the protection of adjacent amenity; b allow for access around the building; c contribute to the streetscape character; andd allow for on-site car parking.
Officer’s Comments
The application proposes an alternative for the front setback from the frontage of Gold Coast Highway as opposed to the required 6 metres. Officers have reviewed the proposed setback and it is considered that the minor encroachment of frontage setback by the one of the fourth floor balconies is minor and will not impact on the amenity or streetscape character of the surrounding area. The development is considered to comply with the Performance Outcome 1- Setbacks of the Medium density residential zone code.
Performance Outcome Acceptable Outcome
PO2 - Site Cover
a is balanced between built form and green areas for landscaped public open space;
b contributes to neighbourhood character and amenity;
c promotes slender bulk form; d promotes an open, attractive and distinct
skyline; and e facilitates small, fast moving shadows.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
412 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Officer’s Comments
The application proposes an alternative outcome for site coverage. The applicant is proposing a site coverage of 51% of net site area for the third storey of the building only. Acceptable outcome 2 of the Medium Density Residential Zone requires that the site coverage does not exceed 50% of net site area. Officers have reviewed the proposed minor inconsistency with the alternative outcome and it is considered that there will be no impacts to the neighbouring character as a result of the minor exceedance of the site coverage alternative outcome. The development is considered to comply with the Performance Outcome 2 – Site Coverage of the Medium Density Residential Zone.
Performance Outcome Acceptable Outcome
PO5 – Density For Dwelling houses density is one Dwelling house per lot. OR Density does not exceed that shown on Residential density overlay map. OR Where not identified on the overlay map, density does not exceed one dwelling per 400m2.
OR For Residential care facilities and Retirement facilities there is no performance outcome provided. OR For Rooming accommodation, accommodating more than four unrelated people, density does not exceed one bedroom per 133m2
Officer’s Comments
The development proposes a medium density residential land use in the form of Multiple Dwelling development that proposes a mix of dwelling unit sizes and bedroom breakdown. The development proposes 1, 2 and 3 bedroom units, ranging in size from 59m² to 118m² (with balconies ranging in size from 9m² to 30m²). The development is considered to be adequately serviced by public transport with the northward heading bus stop located 60 metres from site and the southerly heading bus stop 110 metres from the site. The subject site is centrally located between the Burleigh Heads and Palm Beach Activity Centres and east of the Industrial areas located along the Pacific Motorway, which is approximately three (3) kilometres from the site. A review of the network capacity for sewer and water has determined that the network has sufficient capacity to accommodate the development. The Applicant has submitted sewer and water capacity assessment reports and Gold Coast Water are satisfied that adequate capacity exists within the network to accommodate the development. Transport Assessment have reviewed the proposed development and are satisfied the development will not have an unreasonable impact on the existing network.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
413 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 The development is considered to comply with the Performance Outcome 5- Density of the Medium density residential zone code. 7.1.2 Assessment against the Strategic Framework
The application is subject to Code Assessment and an assessment of the proposal against the Purpose and Overall Outcomes of the Medium density residential zone code and other applicable Codes determines that the development complies with the City Plan.
For a Code Assessable application, the Strategic Framework must have regard to where there may be a conflict with the code. However in this case, the development is considered to generally comply with the Purpose and Overall Outcomes of the relevant Codes and is therefore also considered to comply with the provisions of the Strategic Framework. A brief review of the framework has been undertaken to demonstrate complete compliance against the City Plan.
The application has been assessed having regard to the strategic framework, as follows: • Creating Liveable Places – Element Urban Neighbourhoods
Strategic intent
The proposed development is in keeping with the future development aspirations of the city as shown below:
• “Provides housing choices and diverse lifestyle opportunities in mixed use centres and specialist centres, neighbourhood centres and urban neighbourhoods
• Housing is provided in a form, height and scale consistent with the function, amenity and desired future character of local areas and centres, and promotes a sense of community cohesion and wellbeing. Housing is attractive and well-designed.
• Varied building height and form throughout the city reinforces local identity, creates a sense of place and supports housing choice and affordability and the function and desired future appearance of each local area.
• High intensity urban activity optimises land well-serviced by public transport, infrastructure and community facilities and provides mixed use centres and specialist centres and urban neighbourhoods with improved amenity.
• Medium and higher intensity housing occurs in mixed use centres and specialist centres and urban neighbourhoods.”
Creating liveable places
The proposed development is consistent with the following applicable strategic outcomes within Creating Liveable Places: Strategic Outcomes Officer's comments
(2) Provides housing choices and diverse lifestyle opportunities in mixed use centres and specialist centres, neighbourhood centres and urban neighbourhoods
The proposed development offers a mix of 1, 2 and 3 bedroom units, therefore achieves this outcome.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
414 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 (3) Housing is provided in a form, height and scale consistent with the function, amenity and desired future character of local areas and centres, and promotes a sense of community cohesion and wellbeing. Housing is attractive and well-designed.
The proposed development promotes an efficient land use pattern by providing a residential land-use within an existing residential area located close to existing transport and social infrastructure;
The development supports the overarching aim to create a more compact urban form, whilst offering a range of unit sizes to meet differing household expectations and price points. As previously state herein, Officers have reviewed the building design and it is considered appropriate.
(5) Varied building height and form throughout the city reinforces local identity, creates a sense of place and supports housing choice and affordability and the function and desired future appearance of each local area.
The seven (7) storey building will provide a varied building height west of Gold Coast Highway, from the traditional low rise apartment buildings and two (2) storey dwellings identified within this area. The proposed development is in response to the overarching intent of the zone for higher density in well serviced sites and the direction of the City Plan to reinforce and evolve the local character of the area through good urban design within the local area.
(6) High intensity urban activity optimises land well-serviced by public transport, infrastructure and community facilities and provides mixed use centres and specialist centres and urban neighbourhoods with improved amenity
The proposal is well serviced by public transport through regular bus services along Gold Coast Highway and the long term intent for the light rail route to be extended along Gold Coast Highway. The subject will be adequately serviced by all necessary infrastructure, with the applicant providing all subsequent documentation to support this.
(10) The light rail urban renewal area is a cohesive corridor of distinctive, high quality urban environments that optimises accessibility to light rail services and economic development opportunities.
Investigation for light rail urban renewal area (Identified in Strategic Map 2 – Settlement Plan). The long term planning of the City Plan has identified the Gold Coast Highway as a possible route for the Light Rail.
Officer’s comments:
The comments above adequately demonstrated that the proposed development meets the strategic outcomes of Creating Liveable Places theme. The proposed development will enhance and evolve the current character of the area to be in line with the anticipated growth of the City by providing a distinctive high quality development.
The proposed development is of high quality, providing a range of versatile living options, visual connectivity and surveillance for residents, whilst ensuring surrounding residents are appropriately screened to maintain privacy.
Element – Urban Neighbourhoods The development application is consistent with specific outcomes of Urban Neighbourhoods including:
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
415 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 Strategic Outcomes Proposed Development
(1) Urban neighbourhoods are compact, pedestrian-friendly, offer housing choice and high amenity and provide access to facilities, services, public transport, employment and essential infrastructure.
The development promotes an efficient land use pattern by providing a high quality residential development consistent with the surrounding area that has excellent connectivity to public transport North, South and West of the site.
(3) Certain locations not within or near high frequency public transport corridors reflect long-term locations of medium and high intensity development and have the potential for increased public transport services
Ensures the proposed land-use maximises the use of existing transport, sewer, water and stormwater infrastructure. Provides direct access to existing and future public transport and cycling infrastructure.
(4) Urban neighbourhoods vary from pockets of detached housing on smaller lots to medium or higher-intensity places containing medium or high-rise buildings
Supports the overarching aim to create a more compact urban form, whilst offering a range of unit sizes to meet differing household expectations and price points.
(5) Housing includes a mix of tenure, size and type to assist with affordability and location options, and to support occupants from various social and cultural backgrounds including key workers
(8) The Building height overlay map shows the building height pattern and desired future appearance for local areas within urban neighbourhoods. This map also shows areas where building heights change abruptly to achieve a deliberate and distinct contrast in built form within and between low, medium or high rise areas where building heights change abruptly to achieve a deliberate and distinct contrast in built form within and between low, medium or high rise areas
Distinguished by a striking, modern design that is envisaged to significantly improve the appearance of the built environment within the northern end of Palm Beach.
Officer’s comments:
The proposed development has addressed strategic outcomes 1, 3, 4, 5 and 8 of the element Urban Neighbourhoods. The above table indicates the strategic outcomes in line with the Strategic Outcomes of the Urban Neighbourhoods element
7.1.3 Assessment against the relevant overlay codes
The proposed development is required to be assessed against the following overlay codes: • Acid Sulfate Soils Overlay Code The site is identified as being subject to acid sulfate soils at or below 5m AHD. Council’s Environmental Assessment section reviewed the proposal when it was originally lodged and did not consider it necessary to provide any conditions to address acid sulfate soils, as the proposed development will integrate with the existing structures on site, with no further excavation required.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
416 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 The proposed development is considered to comply with the requirements of the Acid Sulfate Soils Overlay Code.
• Building height The proposed development is considered to comply with the requirements of the Building Height Overlay Code.
• Airport Environs Overlay Code The proposed development is considered to comply with the requirements of the Airport Environs Overlay Code.
• Flood Overlay Code The proposed development is considered to comply with the requirements of the Flood Overlay Code.
• Transport Noise Corridor The proposed development is considered to comply with the requirements of the Transport Noise Corridor Overlay Code
7.1.4 Assessment against the relevant development codes
The proposal is required to be assessed against the following development codes:
• Multiple Accommodation Code
• General Development Provisions Code
• Driveways and Vehicular Crossings Code
• Solid Waste Management Code
• Transport Code
• Vegetation Management Code The development is considered to comply with the abovementioned development codes except as follows:
Multiple Accommodation Code
The application complies with the purpose and the overall outcomes of the Multiple Accommodation Code for the reasons discussed in detail below:
Purpose
The purpose of the Multiple Accommodation code is to encourage high quality, attractive, well designed developments that promote a high standard of living for residents and makes a positive contribution to the character of the city.
Officer’s comments
The development is designed and sited to create an attractive streetscape using high quality materials which is visually complementary to the surrounding character of the area. The building design and appropriateness has been discussed in detail previously when addressing the Medium density residential zone code.
Outcome
a) Development is designed to create attractive, high-quality visually appealing buildings and protect the privacy and amenity of neighbouring residential premises.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
417 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 Officer’s comments
The development is designed and sited to create an attractive streetscape using high quality materials which is visually complimentary to the surrounding character of the area. The building design and appropriateness has been discussed in detail previously when addressing the Medium density residential zone code.
Outcome
b) Development is designed and orientated to promote a safe environment within the site, adjoining streets and public realm.
Officer’s comments
The development is designed and orientated to address the Gold Coast Highway visually; however all vehicle access is to be taken from Nyrang Avenue to the rear and pedestrian access to be from both Nyrang Avenue and Gold Coast Highway. The development proposes internal pedestrian paths through the site that have been design with the CPTED (Crime Prevention Through Environmental Design) principles in mind.
Outcome
c) Development is complemented by high-quality landscaping that contributes to the desired character of the area.
Officer’s comments
A detailed Landscape plan has been provided with the application which has been reviewed and accepted by Council’s Landscape Assessment officers.
Outcome
d) Development is designed to promote safe and convenient pedestrian and vehicle access to and from the site.
Officer’s comments
For reasons previously discussed above in outcomes (b) the development is designed and orientated to address Gold Coast Highway visually and has an internal pedestrian network that connects adequately to all street frontages.
Council’s Transport Assessment officers have reviewed the proposed traffic impact assessment and it is considered acceptable.
Outcome
e) Development supports the provision of diversity of housing for various types of households within the city to meet the needs of existing and future residents.
Officer’s comments
For reasons previously discussed, the development provides a diversity of housing types, specifically with regards to unit sizes, which will meet the city’s existing and future residential needs.
Outcome
f) Development is designed to add visual interest to the streetscape and contribute positively to the local and wider city character and image.
Officer’s comments
For reasons previously discussed, the development is of a high architectural standard that will positively add visual interest to the streetscape character of the Gold Coast Highway
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
418 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 Outcome
g) Multiple dwellings, Short-term accommodation, Resort complexes, Residential care, Retirement facilities and Rooming accommodation uses up to 32 metres in height, promote a high standard of living and care for residents through their design, recreation facilities and location.
Officer’s comments
For reasons previously discussed, the development is of a high architectural standard that will positively contribute to the future residents and will have minimal negative amenity impacts on the existing residents surrounding the development.
The application complies with the acceptable outcomes of the Multiple Accommodation Code except as follows:
Acceptable outcome 4.1 – Design and appearance
Acceptable outcome 10.3 – Communal open space
Performance Outcome Acceptable Outcome
PO4
Building form, orientation and articulation promotes sub-tropical design excellence and innovation.
Officer’s Comments
The development is considered to comply with the Performance Criteria as Officers are satisfied that the development is of a high architectural standard which consists of a building design that compliments the existing and anticipated future character of the area.
This has been discussed in detail previously when addressing the provisions of the Medium density residential zone code.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
419 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 Performance Outcome Acceptable Outcome
PO10
Where the development includes five or more dwellings, communal open space is provided on site that:
(a) is accessible, useable and safe;
(b) is available for the recreational use of all occupants of the development;
(c) provides outdoor recreational areas required to service the open space needs of residents or guests of the development;
(d) aesthetically complements buildings on the site;
(e) enhances the attractiveness of the development;
(f) provides opportunities for social interaction;
(g) is designed and located to reduce internal and external impacts on the amenity of residents and neighbouring premises; and
(h) creates a pleasant streetscape by establishing landscaped (incorporating shade trees where practicable) areas adjoining the frontages of the development.
Officer’s Comments
In accordance with the requirements of the Acceptable Outcomes of the Medium Density Residential Zone, 3,178m² of communal open space would be required. The applicant has proposed an alternative solution to the requirement being 341m² which has been supported by a Recreational Capacity Analysis, which states the following:
• The building has a total capacity of 215 people;
• At 90% capacity (being the most likely maximum number of people within the proposed development at any one time) being 193 people;
• A maximum of 33%, or 63 people within the building (including their guests) would use the communal open space area/s at any one time; and
• The communal recreation space analysis demonstrated that 92 people can recreate comfortably in the area, which equates to 341m² of accessible, varied, functional and attractive communal open spaces for residents and their guests (see figure 5 below).
As a result of the abovementioned comments, it is considered that the onsite communal open space and the numerous areas of public open space surrounding the site sufficiently cater for the recreational needs of the future residents of the development.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
420 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Figure 5 - Recreational Capacity Analysis.
7.2 Assessment against the State Planning Policy – Not Applicable
7.3 Assessment against the State Planning Regulatory Provisions – Not Applicable
7.4 Assessment of development infrastructure requirements
Infrastructure charges are now levied under a Charges Resolution by way of an Infrastructure Charges Notice, which accompanies this decision notice.
8 CONSULTATION
8.1 Internal Referrals
The subject application was made available for referral to representatives from the following departments through the Development Assessment Review Team (DART) process on the 16th February 2016.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
421 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 List of available referrals of reference Arborist City Architect City Assets Environmental Assessment Geotechnical Engineering Gold Coast Water Health and Regulatory services
Hydraulics and Water Quality Landscape Assessment Open Space Assessment Plumbing and Drainage Subdivision Engineer Transport Assessment
Their assessment of the application forms part of this report and is recommended conditions are included within this report.
Internal Referrals
Comments and/or Conditions
11.1 Health and Regulatory Services
Conditions relating to the following were provided:
• Acoustic management;
• The management of solid waste; and
• Hours of operation for outdoor recreational spaces.
11.2 Transport Assessment
Transport Assessment has undertaken an assessment of the proposed development against the relevant provisions of the City Plan with a detailed discussion provided below.
Turning Warrants Assessment
The intersection of Gold Coast Highway / Tallebudgera Drive is State-controlled, therefore Council has assessed only the operation of the Tallebudgera Drive / Nyrang Avenue intersection. The applicant has presented the results of a turning warrants assessment, undertaken in accordance with Austroads Guide to Road Design Part 4A, to determine whether turning treatments (right or left turn lanes) are needed for access to Nyrang Avenue.
With respect to left turns, the applicant concludes that there is currently a need for a ‘Basic Left’ (BAL) turn treatment at Nyrang Avenue, and the addition of development traffic does not result in a requirement for a higher-order treatment. Regardless, a BAL treatment does not represent a separate turning lane, but simply requires that the corner radius at the intersection allows vehicles to turn into Nyrang Avenue without crossing the centre line. Given that left turners are not opposed (and therefore unlikely to unduly delay through vehicles), and the fact that there is also a bicycle/parking lane on Tallebudgera Drive which may allow turning vehicles to decelerate out of the traffic lane, no road works are considered necessary at this location as a result of the proposed development.
The applicant has also presented a turning warrants assessment for right turns at the intersection. The applicant has concluded that a Short Channelised Right Turn treatment [CHR(S)] would be required based on current traffic demand. The applicant goes on to say that the development would not trigger the need
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
422 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
for a higher-order treatment, and therefore should not be required to undertake any road works at this location. The applicant also says that as SIDRA intersection modelling indicates the intersection operating within acceptable performance thresholds, that no turning treatments are required. However, SIDRA intersection modelling is based on capacity considerations, whereas turning warrants determine if separation between through and turning vehicles is required for safety reasons, based on traffic demand. Therefore, a capacity analysis alone is not an appropriate representation of safe intersection operation.
Regardless, the applicant’s turning warrants assessment based on current demand (for right turn) incorrectly reports the level of treatment warranted. The chart shows a higher volume of right turning vehicles than was recorded in the applicant’s surveys, and therefore indicates a higher level of treatment is needed. Transport officer’s own turning warrants assessment using the applicant’s traffic surveys indicates that the current traffic demand warrants a Basic Right (BAR) turn treatment. The addition of development traffic would require an upgrade to a Short Channelised Right [CHR(S)] turn treatment.
In Transport officer’s opinion, the priority is to allow space for through vehicles to manoeuvre around right turning vehicles, to limit any delays. Based on the intersection configuration and road pavement available, Transport officers consider it appropriate for a treatment similar to a Basic Right (BAR) turn treatment to be installed (as opposed to a fully channelised short right turn lane). Given that there is a kerbside parking/bicycle lane and about 6 m of pavement (measured from the centreline to the kerbline), it should be a fairly straightforward for the applicant to undertake such works, simply by changes to linemarking.
The applicant will be conditioned to submit a ‘Functional Layout Plan’ to Council showing the required treatment, in accordance with a BAR treatment from Austroads Guide to Road Design Part 4A.
Daily Capacity – Nyrang Avenue
The applicant also assessed the capacity of Nyrang Avenue with regard to additional development traffic volumes. Nyrang Avenue is defined in Council’s Land Development Guidelines (’03 Planning Scheme) as a ‘Residential Street’, with a daily capacity of 750 vehicles. The applicant’s surveys indicate that Nyrang Avenue carries an average of 314 vpd.The development is expected to generate in the order of 321 vpd. The total daily traffic volume on Nyrang Avenue is therefore expected to be in the order of 635 vpd, not exceeding the LDG capacity threshold. Therefore, no works are required to Nyrang Avenue as part of the development proposal.
• The provision of car parking;
• The provision of bicycle parking;
• The inclusion of sightlines; and
• Auxiliary Lane requirements along Tallebudgera Drive.
11.3 Subdivision Engineering
Conditions relating to the following were provided:
• Telecommunications; and
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
423 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
• The amalgamation of lots.
11.4 Architect The City Architect’s Office is supportive of the proposed development having provided the comments previously discussed within the Zone code assessment:
11.5 Gold Coast Water
Conditions relating to the following were provided:
• Sewerage services;
• Building within Council easement restrictions; and
• Water services.
11.6 City Infrastructure
Conditions relating to the following were provided:
• The nature, design and location of the vehicular crossings.
11.7 Plumbing and Drainage
Conditions relating to the following were provided:
• Compliance Permit for sewerage works;
• Individual sub metering;
• Compliance Permit for water supply; and
• Compliance Permit for fire services.
11.8 Environmental Assessment
Conditions relating to the following were provided:
• Requirements for Operational Works (Vegetation Works) application; and
• Acid sulphate soil investigation.
11.9 Hydraulics and Water Quality
Conditions relating to the following were provided:
• The site’s hydraulic condition;
• A flood emergency management plan;
• Compliance with the submitted stormwater management plan;
• Gross pollutant traps;
• Building floor levels; and
• The requirement for a dewatering management plan.
11.11 Landscape Assessment
Conditions relating to the following were provided:
• Required landscaping approvals;
• Frontage fencing;
• Green walls; and
• Planter boxes.
11.12 Geotechnical engineering
Conditions relating to the following were provided:
• The proposed basement excavation; and
• Ground anchors.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
424 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 8.2 External Referrals
8.2.1 Concurrence agencies
The application was referred to the Department of Infrastructure, Local Government and Planning for matters relating to development impacting on State transport infrastructure. A response dated 24 May 2016, advised the State has provided conditions of approval relating to the application. (SARA reference: SDA- 0316-028750).
9 CONCLUSION
After a detailed assessment of the proposed development, it has been determined the proposed development complies with the Purpose and Overall Outcomes of the relevant Codes.
Alternative Outcomes have been assessed and are determined to satisfy the Performance Outcome or the Purpose and Overall Outcomes of the relevant codes.
It is recommended the application be approved, subject to conditions.
10 NOTIFICATIONS
The following notifications should be registered on the rates card in relations to this resolution:
Noise/Acoustic
There are development approval conditions applicable in relation to acoustic issues on this lot and all subsequent lots. All property owner(s) must ensure compliance with these conditions. Please refer to Gold Coast City Council’s PN file and Decision Notice for further information. A copy of Council’s Decision Notice is available for viewing via Gold Coast City Council Planning and Development Online website www.goldcoastcity.com.au/pdonline.
Stormwater (Management Plan)
There is a Stormwater Management Plan in regard to this lot. All property owner(s) must ensure compliance with the Stormwater Management Plan. Please refer to Gold Coast City Council’s PN file and Decision Notice for further information. A copy of Council’s Decision Notice is available for viewing via Gold Coast City Council Planning and Development Online website www.goldcoastcity.com.au/pdonline.
Study/Media Rooms
There are development approval conditions prohibiting the conversion of study and/or media rooms into additional bedrooms. All property owner(s) must ensure compliance with these conditions. Please refer to Gold Coast City Council’s PN file and Decision Notice for further information. A copy of Council’s Decision Notice is available for viewing via Gold Coast City Council Planning and Development Online website www.goldcoastcity.com.au/pdonline.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
425 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 12 RECOMMENDATION
It is recommended Council of the City of Gold Coast (Council) resolve that:
Real property description Lot 1 on RP116507 , Lot 190 on RP91634 , Lot 201 on RP93659 , Lot 23 on RP65819, Lot 4 on RP97035, Lot 11 on SP260587
Address of property 1488 - 1496 Gold Coast Highway, Palm Beach Area of property 3,571m2 Decision type Development permit for material change of use for
Multiple Dwellings (112 dwelling units) Further development permits Operational Works (Landscape Works), Building Work
and Operational Works (Works for Infrastructure) Further compliance permits Water Supply, Sewerage Works, Compliance assessment required for documents or works
Waste Management Plan
NATURE OF DECISION
A Council approves the issue of a development permit for material change of use for Multiple Dwellings (112 dwelling units), subject to the following conditions:
APPROVED DRAWINGS
1 Development to be generally in accordance with specified plans/drawings
The development must be carried out generally in accordance with the approved plans/drawings listed below, stamped and returned to the applicant with this decision notice.
Plan No. Rev. Title Date Prepared by
4.3 B Pedestrian and Traffic Circulation June 2016 BDA 4.4 A Landscape Open Space &
Recreation May 2016 BDA
4.4 A Upper Level Open Space & Recreation
May 2016 BDA
5.1 A Development Summary May 2016 BDA 6.3 A Materials and Colours May 2016 BDA 6.4 A Waste Management May 2016 BDA 6.5 A Setbacks – Ground to Level 3 May 2016 BDA 6.6 A Setbacks – Level 4 to Level 6 May 2016 BDA 7.1 A Basement Plan 2 May 2016 BDA 7.2 A Basement Plan 1 May 2016 BDA 7.3 A Ground Floor Plan May 2016 BDA 7.4 A Level 1 Floor Plan May 2016 BDA
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
426 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 7.5 A Level 2 Floor Plan May 2016 BDA 7.6 A Level 3 Floor Plan May 2016 BDA 7.7 A Level 4 Floor Plan May 2016 BDA 7.8 A Level 5 Floor Plan May 2016 BDA 7.9 A Level 6 Floor Plan May 2016 BDA 7.10 A Roof Plan May 2016 BDA 7.11 A Unit types A, A1, B May 2016 BDA 7.12 A Unit types C, D, E May 2016 BDA 7.13 A Unit types F, F1, F2 May 2016 BDA 7.14 A Unit types G, G1, G2 May 2016 BDA 7.15 A Unit types I, J, K May 2016 BDA 7.16 A Unit types L & M May 2016 BDA 7.17 A East Elevation May 2016 BDA 7.18 A North Elevation May 2016 BDA 7.19 A South Elevation May 2016 BDA 7.20 A West Elevation May 2016 BDA 7.21 A Section A May 2016 BDA 7.22 A Section B May 2016 BDA 7.23 A Section C May 2016 BDA 7.24 A Section D & E May 2016 BDA
The conditions of this approval are to be read in conjunction with the attached stamped approved plans/drawings. Where a conflict occurs between the conditions of this approval and the stamped approved plans/drawings, the conditions of this approval shall take precedence.
2 Changes requiring further approval
Changes to the approved design that are not generally in accordance with the approved plans/drawings require approval in accordance with the Sustainable Planning Act 2009; except as follows: Where changes to the approved design are undertaken to comply with a signed written instruction from the Chief Executive Officer or his representative because of on site or in-situ conditions or errors or omissions in approved drawings, such changes will be accepted as being a permissible change and no further approval from the assessment manager will be required. Information note:
The Sustainable Planning Act 2009 sets out the procedures for changing approvals where the change can be classified as a permissible change. If the change is not a permissible change, a new development approval is required.
Timing
At all times.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
427 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 3 Decision notice and approved plans/drawings to be
submitted with subsequent application
A copy of this decision notice and accompanying stamped approved plans/drawings must be submitted with any building development application relating to or arising from this development approval.
Timing
As indicated within the wording of the condition.
4 Decision notice and approved plans/drawings to be retained on site
A copy of this decision notice and stamped approved plans/drawings must be retained on site at all times. This decision notice must be read in conjunction with the stamped approved plans to ensure consistency in construction, establishment and maintenance of approved works.
Timing
At all times.
5 Use of Studies
Rooms illustrated on the floor plans of the various dwelling units as ‘Study’ must not be converted into additional bedrooms. The community management statement for the building is to preclude the ‘Study’ areas being converted to a bedroom at any time. A Notation to this effect has been attached to the property.
Timing
At all times
HEALTH AND REGULATORY SERVICES
6 Waste management plan
The development must be designed and constructed in accordance with the approved Waste Management Plan (WMP) prepared by Mark Rigby & Associates dated December 2015 (Reference No. MRA15-099). . Any proposed changes to the approved WMP must be submitted to, and approved by, Council prior to implementing any proposed structural changes.
Timing
Prior to commencement of the use.
7 Waste chute – design and construction
The waste chute must be located in accordance with plans prepared by BDA Architecture dated May 2016 (Reference No. 382200 Issue A), and be designed and constructed in accordance with the following requirements: a Adequate strength for its purpose, including additional
reinforcing where necessary at joins, bends and hopper intersections,
b Insect and vermin proof c Constructed and installed to prevent the following
during use and operation of the system: i Transmission of vibration to the structure of the
premises; ii Excessive odour; iii Excessive noise to the occupants of the building.
d Installed in a fire rated duct and ventilated in
Timing Prior to occupation
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
428 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
compliance with building requirements of the National Construction Code – Building Code of Australia
e Comply with the waste chute manufacturer’s technical specifications and /or operational limitations, including installation design features and ancillary equipment required to prevent blockages and noise disturbances
f Fitted with a shutter at the base of the chute for closing off the chute manually during bin exchange and automatically in the case of fire
8 Waste disposal points – design and construction
A waste disposal point / hopper must be located on each residential floor in accordance with plans prepared by BDA Architecture dated May 2016 (Reference No. 382200 Issue A), and be designed and constructed in accordance with the following requirements: a Located to ensure the handle of the hopper is at least
1200 millimetres above finished floor level b Hopper door must automatically return to the closed
position after use c Designed to permit free flow of waste into the chute d Constructed so that the diameter or largest dimension
of the service opening (the diagonal of a rectangular opening) does not exceed three-quarters (3/4) of the diameter of the chute with which the hopper is connected
e The floor adjacent to the hopper to be constructed of a durable impervious material with a smooth finished surface
Timing
Prior to occupation
9 Bulk bins – storage point within building structure
The bulk bin storage point within the building must be located and constructed within a purpose-built storage room, in accordance with Basement Plan 1 prepared by BDA Architects dated May 2016 (Reference 382200 Issue A). The design and construction of the storage room must comply with the following requirements: a Air-locked b Fly and vermin proofed c Used solely for the storage of waste d Constructed hardstand area with a solid concrete base
or acceptable equivalent e Graded to fall to a drainage point f Drainage point to be connected to sewer in accordance
with trade waste requirements g Provided with a hosecock for cleaning the bins h Fire rated and ventilated in accordance with the
‘National Construction Code – Building Code of
Timing Prior to occupation
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
429 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Australia’ i The doors must be wide enough to allow for the easy
removal of the largest container to be stored j The walls, ceiling, floor and equipment of each waste
storage room must be designed and constructed of impervious material with a smooth finish to allow for easy cleaning
k Graded floor to fall to a drainage point/s, connected to sewer in accordance with trade waste requirements
l Adequate artificial lighting must be provided m Must permit unobstructed access for removal of the
containers to the service point and for positioning of the containers correctly in relation to the waste chute
10 Bulk bins – Servicing Point
The bulk bin servicing point must be located in accordance with Ground Floor Plan prepared by BDA Architects dated May 2016 (Reference 382200 Issue A), and be designed and constructed in accordance with the following requirements: a Sufficient access and clearance for the waste collection
vehicles to service the bins, including adequate unobstructed overhead space for the swinging arm action of the front-lift waste collection vehicle
b Clearly separated from car parking bays, loading bays, footpaths and pedestrian access, and any other similar areas
c Clear of speed control devices or similar provisions which inhibit direct access to the bins for servicing
d Located at least five (5) metres from any door, window or fresh air intake within the development or any adjoining site
e Constructed hardstand with a solid concrete base or acceptable equivalent
f Positioned on a level pad within the site, not more than five (5) metres from the property boundary, level with the kerbside and adjacent to a driveway or other approved crossover on the public roadway
g Connected to the crossover by a paved path h Allow for at least an additional 0.5 metres clearance
surrounding each container, or for multiple bins, one (1) metre clearance around the combined multiple bin area, whichever is the lesser.
i Screened to minimise the view of bins from neighbouring properties, or passing vehicles and pedestrian traffic external to the site.
Timing Prior to occupation
11 Acoustic design and construction
a The development must be designed and constructed in accordance with the recommendations outlined in the acoustic report prepared by Acoustic Works dated
Timing As indicated in the wording of the condition
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
430 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
9 May 2016 (Reference No. 2015443 R04 1486-1494 Gold Coast Highway, Palm Beach RTN ENV.doc).
b Any alteration to the design or construction of the development that prevents the recommendations of the approved acoustic report being implemented will require an amended acoustic report to be submitted and approved by Council prior to Building Approval.
12 Acoustic compliance report
An acoustic compliance report prepared by a suitably qualified acoustic consultant shall be submitted to Council and approved. The report shall certify that the development has been designed and constructed in accordance with the established noise criteria and recommendations outlined in the approved acoustic report.
Timing Prior to the occupation of the development
13 Acoustic barriers
Acoustic barriers must be designed and constructed in accordance with the recommendation detailed in the acoustic report prepared by Acoustic Works dated 4 December 2015 (Reference No. 2015443 R02 1486-1494 Gold Coast Highway, Palm Beach RTN ENV.doc).
Timing Prior to occupation
14 Hours of operation of Level 4 outdoor recreational space
The activity is permitted to be undertaken between the hours of 7am and 10pm only.
Timing At all times
AMENITY
15 Sun Screening devices
The proposal should ensure exposed western windows to habitable spaces have suitable sun screening devices to reduce solar gain for the amenity of residents.
Timing
Prior to the occupation of the development
CONSTRUCTION MANAGEMENT
16 Construction management plan
Part A Construction Management Requirements
a The construction management plan must be submitted in accordance with the Application for Construction Management Plan form and Guidelines for Construction Management Plans are available on Council’s website.
b The construction management plan must address all activities associated with construction (excluding noise and dust issues), including but not limited to: i Vehicle access (including responsibility for
maintenance of the defined cartage route) during hours of construction;
ii Traffic management (including loading and unloading);
Timing
A construction management plan must be submitted to, and approved by, Council prior to the issue of any development permit for the carrying out of building work.
The approved construction management plan must be complied with and kept on-site at all times during construction
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
431 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
iii Parking of vehicles (including on site employees and delivery vehicles);
iv Maintenance of safe pedestrian movement across the site’s frontage/s (including by people with disabilities);
v Building waste / refuse disposal; vi Presentation of hoarding to the street; vii Tree management.
c The construction management plan must demonstrate that: i the general public will be adequately protected
from construction activities; ii the building site will be kept clean and tidy to
maintain public safety and amenity; and iii demand for occupation of the street and
protection of Council assets will be well managed.
d The approved construction management plan must be complied with and kept on-site at all times.
Part B Road/footpath Closure Requirements
Where as a result of construction work or activities it is necessary to temporarily close a road/footpath under the control of Council the following requirements will apply. e Where it is proposed to interfere with a road for any
building or construction work such as a gantry, hoarding or skip bin, an application for temporary closure of a Council controlled road must be submitted to, and approved by, Council prior to the issue of any development permit for the carrying out of building work. Such application is to be lodged in conjunction with an application for approval of a construction management plan.
f Where it is required to interfere with a road for any building or construction related work for a period in excess of two (2) weeks, a Road Closure Work Zone permit is to be obtained from Council’s Traffic Management and Operations Branch.
g Where it is required to occupy any portion of the road reserve in conjunction with building or construction work, a permit to occupy is to be obtained from Council’s Property Section.
works.
CAR PARKING AND ACCESS
17 Off street car parking facilities
a Off-street car parking facilities must be designed, constructed and maintained to the satisfaction of Council, in accordance with AS2890.1 (latest version).
Timing
Prior to the commencement of the use and at all times.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
432 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
b Off-street facilities for car parking must only be used for vehicle parking.
c A minimum combined total of 141 off-street car parking spaces must be provided for on-site, where at least 127 spaces are provided for residents and at least 14 spaces are provided for visitors.
d Off-street car parking facilities must be drained, sealed and line marked.
18 Tandem car parking spaces
Tandem car parking spaces must be allocated to residents of the same unit only.
Timing
At all times.
19 Freely accessible visitor car parking
a All visitor car parking must be accessible, not subject to regulations or restrictions, to bona fide visitors for the duration of any visit to the site.
b Visitor car parking must have no gateways, doors or similar devices, including fobs or swipe cards that restrict access to those parking spaces.
c Visitor car parking must be clearly identifiable through the provision of appropriate signage and line marking. Signage and line marking must be designed, constructed and maintained to the satisfaction Council.
Timing
Prior to the commencement of the use and at all times.
20 Bicycle parking
a Bicycle parking must be provided and maintained, to the satisfaction of the Chief Executive Officer and at no cost to Council, in accordance with the Cycling Aspects of Austroads Guides (2014) and the following: i A minimum of 112 Class 2 bicycle parking spaces
for residents; ii A minimum of 38 Class 3 bicycle parking spaces
for visitors; b The bicycle parking spaces are to:
i Enable wheels and frame to be located to the device without damaging the bicycle;
ii Be located outside pedestrian movement paths; iii Be accessible from the road; iv Be arranged so that parking and unparking
manoeuvres will not damage adjacent bicycles; v Be protected from manoeuvring motor vehicles
and opening car doors; vi Be as close as possible to the cyclists ultimate
destination; vii Be well lit by appropriate existing or new lighting;
and viii Be protected from the weather.
Timing
Prior to the commencement of the use and at all times.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
433 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 21 Signs and line marking
In addition to signs and line marking required by AS2890.1, the following must be installed and maintained to the satisfaction of Council: a Signs and line marking to give direction to visitor bicycle
parking, to be visible to cyclists upon entering the site, in accordance with AS2890.3. Signage and line marking is to be provided along the route and where bicycle parking is provided.
Timing
Prior to the commencement of the use and at all times.
22 Sight lines to pedestrians
Where a driveway is two lane, two way and meets a property boundary to a public roadway, a clear (triangulated) sight line must be provided and maintained. The sight line must be 2 metres wide, provided on the exit side of the driveway, for a length of 2.5 metres back into the site, in accordance with Figure 3.3 – Minimum sight lines for pedestrian safety of AS2890.1. The area within these sight triangles must be kept clear of obstructions.
Timing Prior to the commencement of the use and at all times.
23 Auxiliary lane – Road works (Tallebudgera Drive)
Design and construct a Basic Right turn treatment (BAR) in Tallebudgera Drive, at the intersection of Nyrang Avenue, in accordance with Austroads Guide to Road Design Part 4A: Unsignalised and signalised intersections. The turn treatment is to be constructed within the existing pavement of Tallebudgera Drive. Yellow continuous ‘no stopping’ linemarking is to be installed for the full length of the turn treatment on Tallebudgera Drive to prohibit vehicle parking. The design must be certified by a Registered Professional Engineer of Queensland (RPEQ). An Operational Works application is required for approval for the design and construction of the works. Information note:
This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).
Timing Prior to the commencement of the use.
ELECTRICAL RETICULATION
24 Telecommunications – MCU
The applicant must: a Provide underground telecommunications to the subject
building/s, lead-in conduits and equipment space/s in a suitable location within the building/s, to suit the carrier of choice.
b If new pit and pipe infrastructure is required to be installed within the road reserve fronting the site, it must be suitably sized to cater for future installation of fibre optic cables.
Timing
Prior to commencement of the use.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
434 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
c Provide certification to Council, from the authorised telecommunications carrier/contractor, that the works and infrastructure required above have been undertaken and installed in accordance with telecommunications industry standards (eg. Telstra standards).
25 Electricity supply to MCU developments and private estates
The applicant must submit to Council a copy of the ‘Certificate of Supply’ from an authorised electricity supplier (e.g. ENERGEX) as evidence that underground a low-voltage electricity supply is available to the
development site and all proposed lots / dwellings within the site (i.e. sufficient for the ultimate use of the site).
b In supplying power to the site, no additional poles and/or pole-mounted transformers are to be erected within the road reserve.
c Any existing overhead electricity lines up to and including 11kV lines within or bounding the site (i.e. along the adjacent verge of Gold Coast Highway must be removed or placed underground.
Timing
Prior to the earlier of Council compliance assessment of subdivision plans or the commencement of the use.
26 Lots to be amalgamated
The following lot numbers: Lot 1 on RP116507 , Lot 190 on RP91634 , Lot 201 on RP93659 , Lot 23 on RP65819 , Lot 4 on RP97035 , Lot 11 on SP260587 must be amalgamated into one lot. The plan of amalgamation must be registered.
Timing
Prior to commencement of the use of the premises.
CITY ASSETS
27 Vehicular crossings
a A vehicular crossing (driveway entry within the road reserve) must be designed and constructed by the applicant (at no cost to Council) in accordance with the following Council Standard Drawing/s for vehicular crossings as applicable: i 05-02-301 Vehicular crossing industrial,
commercial and multi unit residential. b The applicant must apply for and obtain a licence from
Council for the construction of the vehicular crossing/s. c The vehicular crossing/s must be constructed to the
satisfaction of the Chief Executive Officer.
Timing
Prior to commencement of the use on the site.
28 Redundant vehicular crossings
All redundant vehicle crossings must be removed and kerb and channel reinstated in accordance with Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings. The removal and reinstatement must be to the satisfaction of the Chief Executive Officer, at no cost to Council.
Timing
Prior to the commencement of the use.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
435 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 29 Reconstruction of kerb and channel / footpath
a The applicant must reconstruct all kerb and channel and footpath for the full frontage/s of the development site at Gold Coast Highway and Nyrang Avenue to meet the requirements of section 3.4 of Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.
b The reconstruction of any service pits or infrastructure necessary to achieve the requirements of Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings when constructing/reconstructing kerb and channel and footpaths is to be at the applicant’s cost and at no cost to Council.
Timing
Prior to the earlier of a request for compliance assessment of the subdivision plan or the commencement of the use of the premises.
30 Removal of redundant stormwater kerb adaptors / service pits
The applicant must, at the applicant’s cost and at no cost to Council, remove any redundant stormwater kerb adaptors and disused service pits from the kerb and channel (including any associated pipework across the footpath).
Timing
Prior to the earlier of a request for compliance assessment of the subdivision plan or the commencement of the use of the premises.
31 Connection to, alteration or realignment of Council infrastructure
a The applicant must, in respect of any connection to, alteration or realignment of Council infrastructure, regardless of its location (i.e. within road/park reserve or private property), do the following: i Ensure that the proposed works comply with
Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings;
ii Apply for and obtain a development permit for operational work (works for infrastructure) for the proposed works;
iii Enter into a bond agreement to ensure damage is not caused to Council infrastructure and to secure the satisfactory completion of the ‘On Maintenance’ period; and
iv Submit ‘As Constructed’ data in accordance with Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.
b The connection to, alteration or realignment, once approved, must be undertaken by the applicant, at no cost to Council, and be to the satisfaction of the Chief Executive Officer.
Information note: Such connection to, alteration or realignment works may include but not limited to, fire hydrants, water service meters,
Timing
Any connections, alterations or realignment must be completed prior to the commencement of the use of the premises, a request for compliance assessment of the subdivision plan or the issuing of a certificate of classification, whichever occurs first.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
436 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
sewer man hole covers, stormwater drainage infrastructure, reinstatement of disused driveway crossovers with kerb and channel, footpaths, road pavement, kerb and channel, kerb ramps, medians and traffic islands, road furniture, signage and linemarking. Where such works will require the alteration, realignment or in any way impact on other public utility infrastructure (e.g. telecommunications, electricity, gas) the applicant must obtain the necessary approvals from the relevant public utility authority prior to works commencing.
LANDSCAPE WORKS ON PUBLIC LAND
32 Detailed landscape plans for public road reserve to be submitted for approval a The applicant must submit to Council for approval
detailed landscape plans, by making a development application for Operational work (public landscape work).
b Landscape works must not commence in the public road reserve until Council has issued a development permit for Operational work (public landscape work), or unless otherwise approved by a Council Officer from the Open Space Assessment Branch.
c Without limiting the requirements of the City Plan’s Landscape Work Code, the detailed landscape plan must: i Be prepared by a qualified landscape architect or
similar landscape design professional; ii Be in general accordance with the statement of
landscape intent (‘SLI’) titled ‘Landscape Design Intent, DA04, for 1486-1494 Gold Coast Highway, Palm Beach prepared by Form Landscape Architects dated 5 May 2016’;
iii Reflect the final approved development layout; iv Comply with City Plan’s SC6.9 – Land
Development Guidelines; i For works in the public road reserve, comply with
the following requirements: A No street trees are to be planted within the
public road reserve identified as potential road resumption;
B Non-standard surface treatment for hardscape elements are not approved within the public road reserve;
C All built structures associated with an entry statement must be located within private property;
D Existing vehicle crossovers along the Gold Coast Highway must be reinstated with turf;
E All built structures, garden beds and retaining
Timing Prior to any landscape works occurring.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
437 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
walls must be setback 600mm from the public road reserve.
d The applicant must provide landscape maintenance schedules as part of the public landscape application in accordance with the City Plan’s SC6.9 – Land Development Guidelines and SC6.10 – Landscape Work Policy.
Timing
Compliance with (d) to occur prior to the commencement of the use of the premises.
ACID SULFATE SOILS (ASS)
33 Excavation/filling requiring consideration of acid sulfate soil
If the proposed development will affect soils below 5m AHD and involves either: a The excavation of 100m3 or more of soil or sediment; or b The filling of land involving 500m3 or more of material
with an average depth of 0.5m or greater, the following conditions in relation to acid sulfate soil investigation, management plan preparation and submission of documents to Council must be complied with.
Timing
At all times.
34 Acid sulfate soil investigation
An acid sulfate soil investigation must be completed. The investigation sampling and analysis must be prepared in accordance with the Guidelines for Sampling & Analysis of Lowland Acid Sulfate Soils in Queensland Version 4 (October 1998, Ahern et al 1998) and Acid Sulfate Soil Laboratory Method Guidelines Version 2.1 (June 2004, Ahern et al 2004). The investigation must establish the following: a The presence/absence of acid sulfate soils over the
entire excavation area (ie. through soil investigations); b The degree (ie. concentration) of acid leachate
generating potential of soils; c The required soil dosage rates and quantity of lime
required to mitigate acid leachate; and d The potential impacts on surrounding environment
features.
35 Preparation of acid sulfate soil management plan
At the completion of the investigation required by the above condition, an acid sulfate soil management plan (‘ASSMP’) directed towards enabling works to be undertaken in a safe and effective manner must be prepared in accordance with: a The Queensland Acid Sulfate Soil Technical Manual
Version 4.0 (November 2002, Dear et al); and b Conditions of this approval.
Timing
As indicated within the wording of the condition.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
438 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 36 Compliance assessment of acid sulfate soil management
plan
The ASSMP is a document requiring compliance assessment under the Sustainable Planning Act 2009. The details of the acid sulfate soil investigation completed (including bore hole logs, laboratory results and chain of custody documentations) must be submitted with the ASSMP. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed
• State Planning Policy 2/02: Planning and Management Development Involving Acid Sulfate Soils (with Guideline for SPP 2/02);
• The City Plan’s Change to Ground Level and Creation of New Waterways Development Code; and
• The City Plan Policy for Acid Sulfate Soils Management. Compliance assessor: Gold Coast City Council When the request for compliance assessment must be made
Before the earlier of: • A development application for operational work; or • Any works commencing on site. The acid sulfate soil management plan is not an approved plan until a compliance certificate has been issued in respect of it.
37 Compliance certificate with future operational work development applications
A copy of the compliance certificate for the acid sulfate soil management plan must be provided with any future operational work development applications for changes to ground level or civil works.
LANDSCAPE WORKS ON PRIVATE LAND
38 Detailed landscape plan to be submitted for approval
a The applicant must submit to Council for approval a detailed landscape plan, by making a development application for operational work (landscape work).
b Without limiting the requirements of the City Plan’s Landscape Work Code, the detailed landscape plan must: i Be prepared by a qualified landscape architect or
similar landscape design professional; ii Be in general accordance with the Statement of
Landscape Intent, being plan no 151010 rev DA04,
Timing
Approval of proposed landscape work must be obtained prior to the earlier of the commencement of operational works (landscaping) or the issue of a certificate of classification.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
439 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
title STATEMENT OF LANDSCAPE INTENT, date 05/05/2016, prepared by FORM;
iii Reflect the approved layout (including any amendments to that layout required by these conditions) and the conditions of this approval;
iv Comply with City Plan Policy – Landscape Work; and
v Demonstrate compliance with the following: A Frontage feature tree species must be
evergreen canopy trees with a minimum bag size of 400 litre or ex-ground at the time of planting;
B All other tree species must be evergreen canopy trees with a minimum bag size of 100litre at the time of planting;
C Bio-basin tree species must be able to match those specified in City Plan Policy – Land Development Guidelines – SC6.9.3 Water Sensitive Urban Design with a minimum bag size of 100 litre at the time of planting;
D Pandanus species must be ex-ground, a minimum 3 metres in height and multi headed at the time of planting;
E Palm species must be a minimum 3 metres in height at the time of planting;
F Screening shrub species must be a minimum 45 litre pot size at the time of planting;
G Details of soil depth and volume of all planted boxes for all landscape plantings must be demonstrated;
H Feature shrub species must be a minimum 300 litre pot size at the time of planting;
I Shrub species must be a minimum 200mm pot size at the time of planting; and
J The detailed landscape plan must show locations of, and a cross-sectional detail of the bio-retention systems that are required by the Stormwater Management Plan prepared for the site. The cross-sectional detail must identify the filter media depth and the surface treatment proposed for the systems. The detailed landscape plan must also incorporate an appropriate list of species in the plant schedule which are suitable for a bio-retention area. Planting densities within the bio-retention area must match those specified in City Plan Policy – Land Development Guidelines – SC6.9.3 Water Sensitive Urban Design.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
440 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 39 Planter boxes
a Planter boxes where trees are to be planted must possess a minimum surface area of 6 square metres; Tree species must be chosen which are suitable for root zones growing in confined planting locations.
b Planter boxes containing tree species that are potentially exposed to prevailing winds or funnelled wind must be designed with root plate anchorage strengthening considerations or similar to prevent failure;
c Tree species planted with root zones adjacent to structures must have root control barriers and or structure strengthening systems installed. Full demonstration of these systems is required to accompany the detailed landscape plan; and
d An automatic irrigation system must be provided to all podium planter boxes.
Timing
At all times.
40 Frontage Fencing
Any frontage fencing for this development must comply with one of, or a combination of, the following: a The fence is not forward of the building line; or b The fence is set back a minimum 600mm within the site
boundary and screen shrub plantings are incorporated between the fence and the boundary; or
c The fence includes articulations measuring minimum 600mm x 600mm x 50% of the frontage fence length and screen shrub plantings are included within the articulations; or
d The fence is of pool type or similar and screen shrub plantings are included immediately internal to the fence to provide privacy.
Timing
At all times.
41 Green Walls/Roof, Trellis and Arbors
The applicant must submit with the application for operational work (landscape work), operational details, specifications and a maintenance management plan relating to the green wall, trellis/wall and/or arbor systems. The management plan must: a Provide detailed information as to how the irrigation and
nutritional requirements of these vegetative systems will be consistently met according to best horticultural practices;
b Stipulate a maintenance schedule for these systems; c Provide details of the minimum standards to which these
systems must be maintained; and d Describe actions to be taken if the systems should fail to
function as intended.
Timing
As indicated in the wording of the condition.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
441 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
VEGETATION MANAGEMENT
42 Vegetation works OPW application required
This approval does not approve vegetation clearing or damage. A development application for operational work (vegetation works) must be made to and approved by Council for any works proposing clearing or damage to any Assessable Vegetation. The application must be accompanied by a copy of each of the following plans (and, where a plan has already been approved, that plan must be accompanied by the corresponding approval documentation (ie. decision notice or letter of approval)): a The approved MCU / ROL layout plan. b Plans clearly identifying which vegetation is proposed to
be removed and which vegetation is proposed to be retained.
For this condition ‘Assessable Vegetation’ is defined as vegetation that is:
• greater than four metres in height; • equal to, or in excess of, 40 centimetres in girth
(circumference) measured at 1.4 metres above average ground level irrespective of the domain or LAP;
• remnant vegetation and its native under-storey as identified on the Vegetation Management Overlay Map; or
• disturbed/re-growth/wetland vegetation and its native under-storey as identified on the Vegetation Management Overlay Map.
Timing
Prior to the commencement of any operational works for vegetation clearing.
HYDRAULICS AND STORMWATER MANAGEMENT
43 No loss of floodplain storage
The proposed development shall result in no loss of floodplain storage up to the 100 year ARI regional flood event.
Timing
At all times.
44 No worsening of hydraulic conditions
The development must be designed and constructed so as to result in: a No increase in peak flow rates downstream from the site; b No increase in flood levels external to the site; and c No increase in duration of inundation external to the site
that could cause loss or damage.
Timing
At all times.
45 Alteration of overland flow paths
Overland flow paths on the site must not be altered in a way that inhibits or alters the characteristics of existing overland flows on other properties or that creates an increase in flood damage on other properties.
Timing
At all times.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
442 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 46 Certification of earthworks compliance with flood
management report
The applicant must submit to Council a certification from a Registered Professional Engineer Queensland (RPEQ) specialising in hydraulics stating that the earthworks comply with the approved flood management report, being “Residential Development 1488 Gold Coast Highway, Palm Beach - Flood Code Assessment Report” dated 18 January 2016 prepared by Michael Bale & Associates Pty Ltd, and no loss of flood plain storage has occurred as a result of the earthworks. The certification must be accompanied by calculations and as constructed data that: a Includes existing and proposed triangulated surface
meshes which can be produced by computer terrain modelling software packages such as Civil-Cad, 12D or KEAYS; and
b Has been compared with the pre-development surface levels to ensure that no loss of floodplain storage has occurred.
Information note:
This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).
Timing
The certification must be submitted to Council immediately after completion of the earthworks.
47 Building floor levels
a Building floor levels of habitable rooms must be at least 300mm above the Council's designated flood level.
b Building floor levels of garages and non-habitable rooms, constructed at approximately the same level as the main dwelling and attached to the main dwelling, must be at or above the designated flood level.
c Car parks must not be inundated by more than 600mm during 100 year ARI flood events..
Timing
At all times.
48 Stormwater management plan to be complied with
The applicant must submit certification from a Registered Professional Engineer Queensland (RPEQ) specialised in stormwater management confirming that all works have been carried out and completed in accordance with the approved stormwater management plan, being “Residential Development 1488 Gold Coast Highway, Palm Beach – Stormwater Management Plan” dated 14 January 2016 prepared by Michael Bale & Associates Pty Ltd. Information note:
This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).
Timing
The certification must be submitted prior to the commencement of the use of the premises.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
443 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 49 GPT in basement car park
a A gross pollutant trap (hydrocarbon and litter separator) must be installed within the underground car park areas to treat water prior to discharging to the existing Council stormwater network.
Timing
At all times.
b Any designated carwash bay will require a trade waste approval prior to the discharge from the premises of any trade waste to Council’s sewerage system.
Timing
Compliance with (b) to occur prior to the commencement of the use of the premises.
50 Agreement to remove hydrocarbons for GPT
a The applicant must ensure that: i Hydrocarbons and other waste captured by the
gross pollutant trap are regularly removed by an appropriately licensed waste removal entity; and
ii The gross pollutant trap is maintained so that it functions for its intended purpose.
b The applicant must submit to Council evidence that an agreement has been entered into with a licensed waste removal entity for the removal of hydrocarbons/waste in accordance with this condition.
Timing
Prior to the commencement of the use of the premises and then maintained at all times.
51 Preparation of dewatering management plan
Should the basement excavation intercept groundwater (water table), a dewatering management plan must be prepared by a suitably qualified professional engineer (RPEQ or equivalent). The dewatering management plan must be prepared in accordance with the Guidelines for Dewatering Management Plan (CoGC, October 2014) and include (but not limited to) the following: a Purpose of dewatering (i.e an explanation of why
dewatering is necessary); b Dewatering technique (i.e. wellpoint, deep well, open
hole etc.); c Anticipated dewatering flow rate and total dewatering
duration; d Controls (i.e. settling tank, turbidity curtain etc.) and
method of effluent discharge; e Measures and techniques to manage noise, vibration
and odour issues; f Measures and techniques to manage geotechnical
stability issues; g Contingency plan in case of emergency situation; h If dewatering conducted in a contaminated area,
engineering specifications for dewatering effluent
Timing
As indicated within the wording of the condition.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
444 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
treatment (i.e. air-stripper, carbon filtration, etc) and details for an analytical monitoring program to ensure effluent will meet water quality release standards described in Tables 1 & 2;
i A monitoring program to ensure that effluent will comply with applicable water quality release standards described in Tables 1 & 2 of the guidelines;
j Baseline assessment of the existing environment (eg fauna, water quality) that will receive the discharge;
k A strategy for monitoring and managing any impacts during the life and after the closure of the project;
l The point of discharge to the storm water system and to any waterway or water body;
m A hydrogeological and hydrological assessment of the project area to estimate quantity and quality of water to be discharged;
n Verification that the quality of discharge water will comply with the receiving water duration and frequency of the discharge;
o Seasonal variability of the receiving water quality; p Assessment of the viability of treating or recycling the
wastewater. All recommendations within the dewatering management plan must utilise enforceable, non-ambiguous terms such as ‘must be’ and ‘shall be’.
52 Compliance assessment of dewatering management plan
The dewatering management plan is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed
• State Planning Policy (DSDIP, July 2014); • The City Plan - Changes to Ground Level and Creation of
New Waterways Development Code; • The City Plan Policy – Acid Sulfate Soils Management; and • Guidelines for Dewatering Management Plan (CoGC,
October 2014). Compliance assessor: Council of the City of Gold Coast When the request for compliance assessment must be made
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
445 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Prior to the earlier of:
• A development application for operational work (inclusive of change to ground level, works for infrastructure, vegetation clearing/tree works or landscape work) or;
• Any works commencing on site. The dewatering management plan is not an approved plan until a compliance certificate has been issued in respect of it.
53 Compliance certificate with future operational work development applications
A copy of the compliance certificate for the dewatering management plan must be provided with any future operational work development application.
54 Works must be carried out in accordance with the approved dewatering management plan
All works involving dewatering or the testing, treatment and management of groundwater must be carried out in accordance with the approved dewatering management plan and any conditions imposed on the compliance certificate for the plan, to the satisfaction of the Chief Executive Officer, and at no cost to Council.
OCEAN FRONT REQUIREMENTS
55 Excavated sand
All excess sand excavated from the site must be managed in accordance with the following requirements: a The applicant must submit a sand management plan to
Council for approval. The sand management plan must outline appropriate actions to ensure excavated sand is appropriately cleaned, treated, placed, levelled and stabilised.
b The sand must be sieved to remove all material having a dimension greater than 20 millimetres.
c The sieved sand must be placed onto the ocean beach, profiled and stabilised in accordance with the approved sand management plan, prior to the issue of a certification of classification/final inspection certificate.
d If the sand to be excavated will exceed 2,000 cubic metres, a supervisor, appointed by Council, must be employed at the applicant’s cost for the duration of the sand excavation and deposition and the supervisor must:i Undertake the physical collection of any waste
material deposited on the beach as a result of the sand deposition; and
ii Ensure that the total excess clean sand is deposited, profiled and stabilised as directed by
Timing
The sand management plan must be submitted to Council for approval prior to commencement of works on site.
All other requirements of the condition must be complied with at all times.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
446 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Council.
GEOTECHNICAL
56 Preparation of basement excavation stability assessment report
A basement excavation stability assessment report must be prepared and signed by a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering. The report must: a Include a stability assessment of the basement
excavation, including any proposed batter, temporary shoring/retention system or permanent retaining structures. The stability assessment must: i Be based on existing geotechnical conditions of
the site; ii Refer to specific engineering drawings and cross-
sections; and iii Inlcude detailed stability calculations
demonstrating that the proposed batters or retention system for supporting the basement excavation will achieve adequate stability with a factor of safety greater than or equal to 1.5 against geotechnical failure (e.g. sliding, rotational failure, slip circle failure etc.);
b Address the effects of any dewatering on the potential settlements and lateral movements of the adjacent structures, properties and underground services;
c Assess suitability of the proposed basement excavation methodology and examine whether the basement excavation support system requires any ground anchoring into any adjacent properties or road reserve;
d Identify the overall potential adverse effects of the proposed basement excavation and dewatering on the stability and integrity of the adjacent properties/structures in terms of their total predicted vertical and lateral movements;
e Include a site-monitoring plan: i For the entire construction period and a post-
construction period of at least three months in order to ensure no adverse impact on the stability and integrity of the adjacent properties/structures;
ii Which includes plans and cross-sectional drawings showing the locations and parameters to be monitored, frequency of monitoring and threshold value of any parameter that will trigger immediate cessation of all site works in order to maintain the stability and integrity of the adjacent
Timing
As indicated within the wording of the condition.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
447 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
properties/structures; and iii Which includes a contingency plan in the event
that instability of the adjacent properties/structures arises or is detected during the construction period; and
f Include certification from a RPEQ specialising in geotechnical engineering confirming that the proposed basement excavation and associated batters or supporting structures will achieve a factor of safety greater than or equal to 1.5 against geotechnical failure; and that the proposed basement excavation/construction including any dewatering will not cause any adverse effects on the stability and integrity of the adjacent buildings, properties, utility services and infrastructures.
57 Compliance assessment of basement excavation stability assessment report
The basement excavation stability assessment report is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed
• City Plan’s Landslide Hazard Overlay Code; • City Plan’s Change to Ground Level and Creation of New
Waterways Code; and • City Plan policy – Land Development Guidelines.
Compliance assessor: City of Gold Coast When the request for compliance assessment must be made
Prior to issuing of any building works approval or any works commencing on site.
The basement excavation stability assessment report is not an approved report until a compliance certificate has been issued in respect of it.
58 Compliance certificate with future building work development applications
A copy of the compliance certificate for the basement excavation stability assessment report must be provided with any future building work development application.
59 Basement excavation and associated drawings are consistent with approved report
The applicant must submit to Council certification from a
Timing
Prior to the issue of a development permit
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
448 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering confirming that the basement excavation and retention design drawings have incorporated all geotechnical measures recommended in the Council approved basement excavation stability assessment report.
for building works.
60 Basement excavation and dewatering must be carried out in accordance with approved report
All underground works, including basement excavation, retention structures and dewatering, must be carried out in accordance with the advice and recommendations of the Council approved basement excavation stability assessment report.
Timing
At all times while works are occurring.
61 Basement excavation and ground anchoring issues
In conjunction with any application seeking a development permit for building works, the applicant shall provide the following document(s) to the relevant authority. a Written confirmation signed by the applicant or the
applicant’s consulting engineer (Registered Professional Engineer of Queensland, RPEQ) that the proposed basement excavation/construction does not rely on any works external to the site boundary (e.g. ground anchoring into adjacent properties or road reserves); or
b If the proposed basement excavation does require ground anchoring into adjacent Council maintained road reserves, the applicant must, prior to obtaining a development permit for building works or change to ground level ancillary to building works as approved by a private certifier, or prior to the issue of any operational works approval (change to ground level) by Council, obtain a separate Permit from Council to Interfere with a Road – Temporary Ground Anchors (Subordinate Local Law 11.1 Section 5). The applicant is advised to contact (07) 5582 8866 for lodging an application for this permit. A copy of this permit shall be accompanied with the building works application.
Advisory note:
• The installation of any ground anchors into any adjacent private property will require approval of the relevant property owner(s) and is not assessed or approved by Council.
• The installation of any ground anchors into any adjacent State controlled road/reserve will require a Road Corridor Permit from the Department of Transport and Main Roads (Gold Coast Office, Tel: (07) 5596 9500) and is not assessed or approved by Council.
Timing
In conjunction with any application seeking a development permit for building works.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
449 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
PLUMBING AND DRAINAGE
62 Application for compliance permit for sewerage works required
The applicant must make an application to Council (Plumbing and Drainage Services) for a compliance permit for any compliance assessable sewerage works within the property. Without limiting the requirements of the Plumbing and Drainage Act 2002 with which the works must comply, the application must: a be accompanied by a hydraulic design for all sewerage
works within the property; b comply with Council’s:
i Trade Waste Policy; and ii Trade Waste Pre-treatment Policy and Guidelines);
and c comply with Council’s Waste Management Policy
Relating to Refuse Requirements for Proposed and Existing Building Developments Within the City of Gold Coast dated January 1995.
Information note:
• Sewerage works must not be carried out until a compliance permit under the Plumbing and Drainage Act 2002 has been issued by Council for the works.
• Plumbing and drainage approval is not an approval to discharge trade waste to Council’s sewerage system. The generator of trade must complete an Application for Approval to Discharge Trade Waste to Council’s sewerage system (available on Council’s website) prior to discharging any trade waste.
Timing
Prior to any on-site sewerage works occurring on site.
63 Application for compliance permit for water supply plumbing work required
The applicant must make an application to Council (Plumbing and Drainage Services) for a compliance permit for any compliance assessable water supply plumbing work within the property. Without limiting the requirements of the Plumbing and Drainage Act 2002 with which the works must comply, the application must: a be accompanied by a hydraulic design for all water
services within the property; and b comply with Section 7 of Council’s Land Development
Guidelines. Information note:
Water supply plumbing works must not be carried out until a compliance permit under the Plumbing and Drainage Act 2002 has been issued by Council for the works.
Timing
Prior to works occurring.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
450 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 64 Application for compliance permit for fire services
plumbing work required
The applicant must make an application to Council (Plumbing and Drainage Services) for a compliance permit for all fire services plumbing work within the property. Without limiting the requirements of the Plumbing and Drainage Act 2002 with which the works must comply, the application must be accompanied by a hydraulic design for all fire services within the property. Information note: Plumbing works for fire services must not be carried out until a compliance permit under the Plumbing and Drainage Act 2002 has been issued by Council for the works.
Timing
Prior to works occurring.
65 Individual sub-metering to be provided
The developer shall provide individual sub-metering for all units within the complex including any common property, in accordance with Sub-metering Policy dated 1 January 2008, as follows unless otherwise approved by Gold Coast Water. a All meters and their locations shall be approved by
Plumbing and Drainage. b For complexes that are dual reticulated, a sub-meter
shall be supplied for each service. c Automatic Meter Reading (AMR) technology shall be
utilised where free access for meter reading cannot be provided.
d For high-rise complexes, sub-meters shall be installed in common areas such as stairwell landings or beside the elevator shaft.
e For high-rise developments, the developer shall furnish the plumbing works, manifolds and the meter cabinets in a way that the sub-meter and its respective unit connection can be verified easily.
Timing
At the time of lodgement of the Plumbing and Drainage application.
SEWERAGE
66 Sewer reticulation
a The development must be connected to Council’s sewer reticulation system at no cost to Council.
b The size of the sewer property service connection shall be a minimum 150 mm in accordance with Section 4.5.4 of the SEQ Sewerage Design & Construction Code (SEQ D&C Code).
Timing
Prior to commencement of the use of the premises.
67 Design, construction and standard of sewer reticulation
The design, construction and standard of the required sewer reticulation infrastructure to be carried out by the applicant must be in accordance with South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code).
Timing
At all times.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
451 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 68 Connection point
The existing 150 mm gravity main within the subject site must be used as the connection point, unless otherwise approved by Gold Coast Water.
Timing
Prior to commencement of the use of the premises.
69 Redundant sewer property connections
The applicant must make an application for Gold Coast Water to remove or to seal and cap any redundant sewer property service connections at the applicant’s cost. Decommissioning of redundant assets must comply with Gold Coast Water’s Network Modifications, Extension and Connections Policy Procedure.
Timing
Prior to the earlier of acceptance of any works ‘On Maintenance’ or commencement of the use of the premises.
70 Connection and disconnection – arrangements with Gold Coast Water
Any connections and disconnections to the existing sewerage network must be at the applicant’s cost. The applicant must obtain written approval for the connection and disconnection to the existing sewerage network from Gold Coast Water (phone 1300 694 222).
Timing
Prior to connection and/or disconnection to existing infrastructure.
71 Ownership, operation and maintenance of private sewerage infrastructure
Private sewer reticulation located within and/or outside the development site (including any private pump station and private rising mains) shall be owned, operated and maintained by the Principal Body Corporate/owners.
Timing
At all times.
72 Public utility sewer easements to be provided
Public utility sewer easements must be provided for the purposes of access, maintenance and construction of services, in favour of and at no cost to Council, over Council’s sewer infrastructure located in private land. Such easements must meet the following requirements: a Easement widths must comply with the requirements
specified in South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code) for sewerage infrastructure.
b The applicant must provide to Council a certification from the Registered Land Surveyor that the easements are correctly located over the infrastructure and meet the requirements of paragraph (a) of this condition.
c The terms of such easements shall be to the satisfaction of Council’s Chief Executive Officer.
d Easement plans and associated documents must be duly signed by the owner of the burdened land (and any mortgagees, if necessary) before they are submitted to Council for execution.
e When registering the easements, the Form 9 document shall refer to Registered Standard Terms Document No. 707918364.
Timing
The terms of the easement shall be executed prior to the earlier of compliance assessment of the Reconfiguring of a Lot plan
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
452 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
f No landscaping works involving deep rooted tree/shrub plantings are permitted within Council’s easement.
73 No building work over or within Council easements and minimum distance from Council infrastructure
a No building work is permitted over or within any Council public utility easements.
b All proposed buildings and structures must be located a minimum distance of 1.5 metres from Council infrastructure, unless otherwise approved by Gold Coast Water.
c A minimum 2.4m unobstructed vertical clearance from the finished surface level must be maintained.
d Whichever is less, a minimum horizontal clearance of: 1. 1.2m must be maintained from the outer edge of
the maintenance hole cover frame, or 2. 1.3m must be maintained from the centre of the
maintenance hole. Note: (Option 2) Determined on request. Investigation to be performed by an authorised person.
in accordance with Section 1.7.1 SEQ-BOAA-S1 Maintenance Hole/Shaft Clearance Requirements of the Gold Coast Waters Network Modifications, Extension and Connections Policy Procedure.
Timing
At all times during works and then maintained.
WATER SUPPLY RETICULATION
74 Water supply reticulation (potable only)
a The development must be connected to Council’s potable water supply reticulation system at no cost to Council.
b The applicant is responsible for any external works necessary to connect to Council’s potable water supply reticulation system.
Timing
Prior to commencement of the use of the premises.
75 Design, construction and standard of water supply reticulation
The design, construction and standard of the required water supply reticulation infrastructure to be carried out by the applicant must be in accordance with South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code).
Timing
At all times.
76 Connection point
The existing 100 mm main in Gold Coast Highway must be used as the potable water supply connection point, unless otherwise approved by Gold Coast Water
Timing
Prior to commencement of the use of the premises.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
453 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 77 Installation of property service, water meter box and
meter
The applicant must: a Submit an Operational Works (OPW) application, for
Council’s approval, for water meters 100mm and above; b Following approval of the OPW (if required), make
application to Gold Coast Water for Gold Coast Water’s Asset Audit and Handover Section (phone 1300 694 222) to arrange the property service, water meter box and meter installation. i The property service, water meter box and water
meter shall be provided, at the boundary of the development site, in accordance with South East Queensland Design and Construction Code (SEQ D&C Code), Gold Coast Waters Network Modifications, Extension and Connections Policy Procedure and/or any applicable COGC policies and procedures), at the applicant’s cost;
c Make application for Gold Coast Water to remove any redundant water meters and/or services, at the applicant's cost. Removal must comply with Gold Coast Waters Network Modifications, Extension and Connections Policy Procedure.
Timing
Prior to commencement of the use of the premises.
78 Individual sub-metering to be provided
The applicant shall provide individual sub-metering for all units within the complex including any common property, in accordance with Sub-metering Policy dated 1 January 2008, as follows unless otherwise approved by Gold Coast Water. a All meters and their locations shall be approved by
Plumbing and Drainage. b Automatic Meter Reading (AMR) technology shall be
utilised where free access for meter reading cannot be provided.
c For high-rise complexes, sub-meters shall be installed in common areas such as stairwell landings or beside the elevator shaft.
d For high-rise developments, the developer shall furnish the plumbing works, manifolds and the meter cabinets in a way that the sub-meter and its respective unit connection can be verified easily.
e Must comply with Gold Coast Waters Network Modifications, Extension and Connections Policy and Procedure.
Timing
At the time of lodgement of the Plumbing and Drainage application.
79 Connection and disconnection – arrangements with Gold Coast Water
Any connections and disconnections to the existing water network must be at the applicant’s cost. The applicant must obtain written approval for the connection and disconnection to
Timing
Prior to connection and/or disconnection to existing infrastructure.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
454 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
the existing water network from Gold Coast Water (phone 1300 694 222).
80 Supply standard
The applicant must provide water supply to the standard specified in Council’s Land Development Guidelines and Gold Coast Water’s Network Modifications, Extension and Connections Policy and Procedure.
Timing
At all times.
81 Fire loading
Fire loading must not exceed 15L/s for 2 hours duration, unless otherwise approved by Gold Coast Water.
Timing
At all times.
82 Potable Water Supply – Maximum Offtake from Council's Water Network
The maximum instantaneous offtake flow for Multi Residential Dwellings and Commercial/Industrial Development shall be in accordance with Table 4.1 of Gold Coast Water Network Modifications, Extension and Connections Policy Procedure. Advice note: The applicant shall determine the expected maximum domestic flow rate and any on-site storage that may be required should that flow rate exceed the maximum allowable.
Timing
Prior to submission of hydraulic calculations for Building Works.
83 Ownership, operation and maintenance of private water infrastructure
Private water reticulation located within the development site (including private booster pump) shall be owned, operated and maintained by the Principal Body Corporate/owners.
Timing
At all times
ADVISORY NOTES TO APPLICANT
B Conditions contained within the Decision Notice
Where applicable, conditions of approval in this Decision Notice have a separate timing component to clarify when compliance with the condition must be achieved. This timing component forms part of the condition itself.
C Referral agencies
The referral agencies (and their addresses) for the application are listed below. Any referral agency conditions are identified in the conditions of approval.
Referral agency Address Jurisdiction
Department of Infrastructure, Local Government and Planning
PO Box 3290, Australia Fair
SOUTHPORT QLD 4215
State-controlled road - Schedule 7, table 3, item 1
Making a material change of use of premises if any part of the land –
(a) is within 25m of a State-controlled road; or (b) is future State-controlled road; or
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
455 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
(c) abuts a road that intersects with a State-controlled road within 100m of the land
D Rights of appeal
The applicant has a right of appeal to the Planning and Environment Court regarding this decision, pursuant to section 461 of the Sustainable Planning Act 2009. A copy of that section is attached to the decision notice. For particular material changes of use, an appeal can also be made to a Building and Development Committee. Please refer to the prerequisites in sections 519 and 522 of the Sustainable Planning Act 2009, attached to this decision notice, to determine whether you have appeal rights to a Building and Development Committee.
E Applicant responsibilities
The applicant is responsible for securing all necessary approvals and tenure, providing statutory notifications and complying with all relevant laws. Nothing in this decision notice alleviates the need for the applicant to comply with all relevant local, State and Commonwealth laws and to ensure appropriate tenure arrangements have been made where the use of/reliance upon land other than that owned by the applicant is involved. Without limiting this obligation, the applicant is responsible for: a Obtaining all other/further necessary approvals, licences, permits, resource
entitlements etc by whatever name called required by law before the development the subject of this approval can be lawfully commenced and to carry out the activity for its duration;
b Providing any notifications required by law (by way of example only, to notify the administering authority pursuant to the Environmental Protection Act 1994 of environmental harm being caused/threatened by the activity, and upon becoming aware the premises is being used for a ‘notifiable activity’);
c Securing tenure/permission from the relevant owner to use private or public land not owned by the applicant (including for access required by conditions of approval);
d Ensuring the correct siting of structures on the land. An identification survey demonstrating correct siting and setbacks of structures may be requested of the applicant to ensure compliance with this decision notice and applicable codes;
e Providing Council with proof of payment of the Portable Long Service Leave building construction levy (or proof of appropriate exemption) where the value of the Operational Works exceeds $150,000. Acceptable proof of payment is a Q.Leave – Notification and Payment Form approved by the Authority. Proof of payment must be provided before Council can issue a development permit for the Operational Works. This is a requirement of section 77(1) of the Building and Construction Industry (Portable Long Service Leave) Act 1991; and
f Making payment of any outstanding Council rates and charges applicable to the development site prior to the lodgement of subdivision plans.
F Applicant responsibilities
The applicant is responsible for securing all necessary approvals and tenure, providing statutory notifications and complying with all relevant laws. Nothing in this decision notice alleviates the need for the applicant to comply with all
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
456 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
relevant local, State and Commonwealth laws and to ensure appropriate tenure arrangements have been made where the use of/reliance upon land other than that owned by the applicant is involved. Without limiting this obligation, the applicant is responsible for: a Obtaining all other/further necessary approvals, licences, permits, resource
entitlements etc by whatever name called required by law before the development the subject of this approval can be lawfully commenced and to carry out the activity for its duration;
b Providing any notifications required by law (by way of example only, to notify the administering authority pursuant to the Environmental Protection Act 1994 of environmental harm being caused/threatened by the activity, and upon becoming aware the premises is being used for a ‘notifiable activity’);
c Securing tenure/permission from the relevant owner to use private or public land not owned by the applicant (including for access required by conditions of approval);
d Ensuring the correct siting of structures on the land. An identification survey demonstrating correct siting and setbacks of structures may be requested of the applicant to ensure compliance with this decision notice and applicable codes;
e Providing Council with proof of payment of the Portable Long Service Leave building construction levy (or proof of appropriate exemption) where the value of the Operational Works exceeds $150,000. Acceptable proof of payment is a Q.Leave – Notification and Payment Form approved by the Authority. Proof of payment must be provided before Council can issue a development permit for the Operational Works. This is a requirement of section 77(1) of the Building and Construction Industry (Portable Long Service Leave) Act 1991; and
f Making payment of any outstanding Council rates and charges applicable to the development site prior to the lodgement of subdivision plans.
G Indigenous cultural heritage legislation and duty of care requirement
The Aboriginal Cultural Heritage Act 2003 (‘AHCA’) is administered by the Department of Aboriginal and Torres Strait Islander and Multicultural Affairs (DATSIMA). The AHCA establishes a duty of care to take all reasonable and practicable measures to ensure any activity does not harm Aboriginal cultural heritage. This duty of care: a Is not negated by the issuing of this development approval; b Applies on all land and water, including freehold land; c Lies with the person or entity conducting an activity; and d If breached, is subject to criminal offence penalties. Those proposing an activity involving surface disturbance beyond that which has already occurred at the proposed site must observe this duty of care. Details of how to fulfil this duty of care are outlined in the duty of care guidelines gazetted with the AHCA. The applicant should contact DATSIMA’s Cultural Heritage Coordination Unit on (07) 3405 3050 for further information on the responsibilities of developers under the AHCA.
H Greenhouse gas emissions
As part of Council’s commitment to reducing greenhouse gas emissions Council is
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
457 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
encouraging the expansion of the natural gas reticulation network. In particular, the use of natural gas hot water systems will result in significantly less greenhouse gas emissions than equivalent electric storage hot water systems. The applicant should contact the local natural gas reticulator (APA Group) to arrange an assessment of the suitability of the proposed development for connection to the existing gas reticulation network. Please contact Ramon O’Keefe on 0438708798 or email: ramon.o’[email protected].
I Infrastructure charges
Infrastructure charges are now levied under a Charges Resolution by way of an Infrastructure Charges Notice, which accompanies this decision notice.
J Obligation to ensure electrical safety
Under the Electrical Safety Act 2002 you have an obligation to ensure your business or undertaking is conducted in an electrically safe way, whether or not it is electrical work. If there is a reasonable likelihood that your work may cause a person, vehicle, operating plant or equipment to come into contact with an overhead electric line, you must consult with the person in control of powerlines. Persons, vehicles, operating plant or equipment must stay outside the defined exclusion zone applicable to the powerline. Information note: An exclusion zone sets the minimum safe approach distance to the powerline. Guidance on exclusion zones can be found in the Code of Practice - Working Near Exposed Live Parts issued by the Electrical Safety Office. For further information, including codes of practice and legislation, either check the Department of Employment and Industrial Relations’ web site – www.deir.qld.gov.au, or contact the Electrical Safety Office Info line – 1300 650 662.
K Study/Media Rooms
There are development approval conditions prohibiting the conversion of study and/or media rooms into additional bedrooms. All property owner(s) must ensure compliance with these conditions. Please refer to Gold Coast City Council’s PN file and Decision Notice for further information. A copy of Council’s Decision Notice is available for viewing via Gold Coast City Council Planning and Development Online website www.goldcoastcity.com.au/pdonline.
Author: Authorised by: Kevin Travers Dyan Currie Senior Planner Director Planning and Environment June 2016
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
458 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Committee Recommendation Adopted At Council 26 July 2016 COMMITTEE RECOMMENDATION CP16.0720.005 moved Cr Owen-Jones seconded Cr O'Neill That Council resolves as follows:
Real property description Lot 1 on RP116507 , Lot 190 on RP91634 , Lot 201 on RP93659 , Lot 23 on RP65819, Lot 4 on RP97035, Lot 11 on SP260587
Address of property 1488 - 1496 Gold Coast Highway, Palm Beach Area of property 3,571m2 Decision type Development permit for material change of use for
Multiple Dwellings (112 dwelling units) Further development permits Operational Works (Landscape Works), Building Work
and Operational Works (Works for Infrastructure) Further compliance permits Water Supply, Sewerage Works, Compliance assessment required for documents or works
Waste Management Plan
NATURE OF DECISION
A Council approves the issue of a development permit for material change of use for Multiple Dwellings (112 dwelling units), subject to the following conditions:
APPROVED DRAWINGS 1 Development to be generally in accordance with specified plans/drawings
The development must be carried out generally in accordance with the approved plans/drawings listed below, stamped and returned to the applicant with this decision notice.
Plan No. Rev. Title Date Prepared by 4.3 B Pedestrian and Traffic Circulation June 2016 BDA 4.4 A Landscape Open Space & Recreation May 2016 BDA
4.4 A Upper Level Open Space & Recreation May 2016 BDA
5.1 A Development Summary May 2016 BDA 6.3 A Materials and Colours May 2016 BDA 6.4 A Waste Management May 2016 BDA 6.5 A Setbacks – Ground to Level 3 May 2016 BDA 6.6 A Setbacks – Level 4 to Level 6 May 2016 BDA 7.1 A Basement Plan 2 May 2016 BDA 7.2 A Basement Plan 1 May 2016 BDA 7.3 A Ground Floor Plan May 2016 BDA 7.4 A Level 1 Floor Plan May 2016 BDA
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
459 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 7.5 A Level 2 Floor Plan May 2016 BDA 7.6 A Level 3 Floor Plan May 2016 BDA 7.7 A Level 4 Floor Plan May 2016 BDA 7.8 A Level 5 Floor Plan May 2016 BDA 7.9 A Level 6 Floor Plan May 2016 BDA 7.10 A Roof Plan May 2016 BDA 7.11 A Unit types A, A1, B May 2016 BDA 7.12 A Unit types C, D, E May 2016 BDA 7.13 A Unit types F, F1, F2 May 2016 BDA 7.14 A Unit types G, G1, G2 May 2016 BDA 7.15 A Unit types I, J, K May 2016 BDA 7.16 A Unit types L & M May 2016 BDA 7.17 A East Elevation May 2016 BDA 7.18 A North Elevation May 2016 BDA 7.19 A South Elevation May 2016 BDA 7.20 A West Elevation May 2016 BDA 7.21 A Section A May 2016 BDA 7.22 A Section B May 2016 BDA 7.23 A Section C May 2016 BDA 7.24 A Section D & E May 2016 BDA
The conditions of this approval are to be read in conjunction with the attached stamped approved plans/drawings. Where a conflict occurs between the conditions of this approval and the stamped approved plans/drawings, the conditions of this approval shall take precedence.
2 Changes requiring further approval Changes to the approved design that are not generally in accordance with the approved plans/drawings require approval in accordance with the Sustainable Planning Act 2009; except as follows: Where changes to the approved design are undertaken to comply with a signed written instruction from the Chief Executive Officer or his representative because of on site or in-situ conditions or errors or omissions in approved drawings, such changes will be accepted as being a permissible change and no further approval from the assessment manager will be required. Information note: The Sustainable Planning Act 2009 sets out the procedures for changing approvals where the change can be classified as a permissible change. If the change is not a permissible change, a new development approval is required.
Timing At all times.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
460 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 3 Decision notice and approved plans/drawings to be
submitted with subsequent application A copy of this decision notice and accompanying stamped approved plans/drawings must be submitted with any building development application relating to or arising from this development approval.
Timing As indicated within the wording of the condition.
4 Decision notice and approved plans/drawings to be retained on site A copy of this decision notice and stamped approved plans/drawings must be retained on site at all times. This decision notice must be read in conjunction with the stamped approved plans to ensure consistency in construction, establishment and maintenance of approved works.
Timing At all times.
5 Use of Studies Rooms illustrated on the floor plans of the various dwelling units as ‘Study’ must not be converted into additional bedrooms. The community management statement for the building is to preclude the ‘Study’ areas being converted to a bedroom at any time. A Notation to this effect has been attached to the property.
Timing At all times
HEALTH AND REGULATORY SERVICES 6 Waste management plan
The development must be designed and constructed in accordance with the approved Waste Management Plan (WMP) prepared by Mark Rigby & Associates dated December 2015 (Reference No. MRA15-099). . Any proposed changes to the approved WMP must be submitted to, and approved by, Council prior to implementing any proposed structural changes.
Timing Prior to commencement of the use.
7 Waste chute – design and construction The waste chute must be located in accordance with plans prepared by BDA Architecture dated May 2016 (Reference No. 382200 Issue A), and be designed and constructed in accordance with the following requirements: a Adequate strength for its purpose, including additional
reinforcing where necessary at joins, bends and hopper intersections,
b Insect and vermin proof c Constructed and installed to prevent the following
during use and operation of the system: i Transmission of vibration to the structure of the
premises; ii Excessive odour; iii Excessive noise to the occupants of the building.
d Installed in a fire rated duct and ventilated in compliance with building requirements of the National
Timing Prior to occupation
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
461 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Construction Code – Building Code of Australia e Comply with the waste chute manufacturer’s technical
specifications and /or operational limitations, including installation design features and ancillary equipment required to prevent blockages and noise disturbances
f Fitted with a shutter at the base of the chute for closing off the chute manually during bin exchange and automatically in the case of fire
8 Waste disposal points – design and construction A waste disposal point / hopper must be located on each residential floor in accordance with plans prepared by BDA Architecture dated May 2016 (Reference No. 382200 Issue A), and be designed and constructed in accordance with the following requirements: a Located to ensure the handle of the hopper is at least
1200 millimetres above finished floor level b Hopper door must automatically return to the closed
position after use c Designed to permit free flow of waste into the chute d Constructed so that the diameter or largest dimension
of the service opening (the diagonal of a rectangular opening) does not exceed three-quarters (3/4) of the diameter of the chute with which the hopper is connected
e The floor adjacent to the hopper to be constructed of a durable impervious material with a smooth finished surface
Timing Prior to occupation
9 Bulk bins – storage point within building structure The bulk bin storage point within the building must be located and constructed within a purpose-built storage room, in accordance with Basement Plan 1 prepared by BDA Architects dated May 2016 (Reference 382200 Issue A). The design and construction of the storage room must comply with the following requirements: a Air-locked b Fly and vermin proofed c Used solely for the storage of waste d Constructed hardstand area with a solid concrete base
or acceptable equivalent e Graded to fall to a drainage point f Drainage point to be connected to sewer in accordance
with trade waste requirements g Provided with a hosecock for cleaning the bins h Fire rated and ventilated in accordance with the
‘National Construction Code – Building Code of Australia’
i The doors must be wide enough to allow for the easy removal of the largest container to be stored
Timing Prior to occupation
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
462 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
j The walls, ceiling, floor and equipment of each waste storage room must be designed and constructed of impervious material with a smooth finish to allow for easy cleaning
k Graded floor to fall to a drainage point/s, connected to sewer in accordance with trade waste requirements
l Adequate artificial lighting must be provided m Must permit unobstructed access for removal of the
containers to the service point and for positioning of the containers correctly in relation to the waste chute
10 Bulk bins – Servicing Point The bulk bin servicing point must be located in accordance with Ground Floor Plan prepared by BDA Architects dated May 2016 (Reference 382200 Issue A), and be designed and constructed in accordance with the following requirements: a Sufficient access and clearance for the waste collection
vehicles to service the bins, including adequate unobstructed overhead space for the swinging arm action of the front-lift waste collection vehicle
b Clearly separated from car parking bays, loading bays, footpaths and pedestrian access, and any other similar areas
c Clear of speed control devices or similar provisions which inhibit direct access to the bins for servicing
d Located at least five (5) metres from any door, window or fresh air intake within the development or any adjoining site
e Constructed hardstand with a solid concrete base or acceptable equivalent
f Positioned on a level pad within the site, not more than five (5) metres from the property boundary, level with the kerbside and adjacent to a driveway or other approved crossover on the public roadway
g Connected to the crossover by a paved path h Allow for at least an additional 0.5 metres clearance
surrounding each container, or for multiple bins, one (1) metre clearance around the combined multiple bin area, whichever is the lesser.
i Screened to minimise the view of bins from neighbouring properties, or passing vehicles and pedestrian traffic external to the site.
Timing Prior to occupation
11 Acoustic design and construction a The development must be designed and constructed in
accordance with the recommendations outlined in the acoustic report prepared by Acoustic Works dated 9 May 2016 (Reference No. 2015443 R04 1486-1494 Gold Coast Highway, Palm Beach RTN ENV.doc).
b Any alteration to the design or construction of the
Timing As indicated in the wording of the condition
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
463 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
development that prevents the recommendations of the approved acoustic report being implemented will require an amended acoustic report to be submitted and approved by Council prior to Building Approval.
12 Acoustic compliance report An acoustic compliance report prepared by a suitably qualified acoustic consultant shall be submitted to Council and approved. The report shall certify that the development has been designed and constructed in accordance with the established noise criteria and recommendations outlined in the approved acoustic report.
Timing Prior to the occupation of the development
13 Acoustic barriers Acoustic barriers must be designed and constructed in accordance with the recommendation detailed in the acoustic report prepared by Acoustic Works dated 4 December 2015 (Reference No. 2015443 R02 1486-1494 Gold Coast Highway, Palm Beach RTN ENV.doc).
Timing Prior to occupation
14 Hours of operation of Level 4 outdoor recreational space The activity is permitted to be undertaken between the hours of 7am and 10pm only.
Timing At all times
AMENITY 15 Sun Screening devices
The proposal should ensure exposed western windows to habitable spaces have suitable sun screening devices to reduce solar gain for the amenity of residents.
Timing Prior to the occupation of the development
CONSTRUCTION MANAGEMENT 16 Construction management plan
Part A Construction Management Requirements a The construction management plan must be submitted
in accordance with the Application for Construction Management Plan form and Guidelines for Construction Management Plans are available on Council’s website.
b The construction management plan must address all activities associated with construction (excluding noise and dust issues), including but not limited to: i Vehicle access (including responsibility for
maintenance of the defined cartage route) during hours of construction;
ii Traffic management (including loading and unloading);
iii Parking of vehicles (including on site employees and delivery vehicles);
iv Maintenance of safe pedestrian movement across the site’s frontage/s (including by people
Timing A construction management plan must be submitted to, and approved by, Council prior to the issue of any development permit for the carrying out of building work.
The approved construction management plan must be complied with and kept on-site at all times during construction works.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
464 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
with disabilities); v Building waste / refuse disposal; vi Presentation of hoarding to the street; vii Tree management.
c The construction management plan must demonstrate that: i the general public will be adequately protected
from construction activities; ii the building site will be kept clean and tidy to
maintain public safety and amenity; and iii demand for occupation of the street and
protection of Council assets will be well managed.
d The approved construction management plan must be complied with and kept on-site at all times.
Part B Road/footpath Closure Requirements Where as a result of construction work or activities it is necessary to temporarily close a road/footpath under the control of Council the following requirements will apply. e Where it is proposed to interfere with a road for any
building or construction work such as a gantry, hoarding or skip bin, an application for temporary closure of a Council controlled road must be submitted to, and approved by, Council prior to the issue of any development permit for the carrying out of building work. Such application is to be lodged in conjunction with an application for approval of a construction management plan.
f Where it is required to interfere with a road for any building or construction related work for a period in excess of two (2) weeks, a Road Closure Work Zone permit is to be obtained from Council’s Traffic Management and Operations Branch.
g Where it is required to occupy any portion of the road reserve in conjunction with building or construction work, a permit to occupy is to be obtained from Council’s Property Section.
CAR PARKING AND ACCESS 17 Off street car parking facilities
a Off-street car parking facilities must be designed, constructed and maintained to the satisfaction of Council, in accordance with AS2890.1 (latest version).
b Off-street facilities for car parking must only be used for vehicle parking.
c A minimum combined total of 141 off-street car parking spaces must be provided for on-site, where at least 127 spaces are provided for residents and at least 14 spaces are provided for visitors.
Timing Prior to the commencement of the use and at all times.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
465 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
d Off-street car parking facilities must be drained, sealed and line marked.
18 Tandem car parking spaces Tandem car parking spaces must be allocated to residents of the same unit only.
Timing At all times.
19 Freely accessible visitor car parking a All visitor car parking must be accessible, not subject to
regulations or restrictions, to bona fide visitors for the duration of any visit to the site.
b Visitor car parking must have no gateways, doors or similar devices, including fobs or swipe cards that restrict access to those parking spaces.
c Visitor car parking must be clearly identifiable through the provision of appropriate signage and line marking. Signage and line marking must be designed, constructed and maintained to the satisfaction Council.
Timing Prior to the commencement of the use and at all times.
20 Bicycle parking a Bicycle parking must be provided and maintained, to the
satisfaction of the Chief Executive Officer and at no cost to Council, in accordance with the Cycling Aspects of Austroads Guides (2014) and the following: i A minimum of 112 Class 2 bicycle parking spaces
for residents; ii A minimum of 38 Class 3 bicycle parking spaces
for visitors; b The bicycle parking spaces are to:
i Enable wheels and frame to be located to the device without damaging the bicycle;
ii Be located outside pedestrian movement paths; iii Be accessible from the road; iv Be arranged so that parking and unparking
manoeuvres will not damage adjacent bicycles; v Be protected from manoeuvring motor vehicles
and opening car doors; vi Be as close as possible to the cyclists ultimate
destination; vii Be well lit by appropriate existing or new lighting;
and viii Be protected from the weather.
Timing Prior to the commencement of the use and at all times.
21 Signs and line marking In addition to signs and line marking required by AS2890.1, the following must be installed and maintained to the satisfaction of Council: a Signs and line marking to give direction to visitor bicycle
parking, to be visible to cyclists upon entering the site, in accordance with AS2890.3. Signage and line marking is
Timing Prior to the commencement of the use and at all times.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
466 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
to be provided along the route and where bicycle parking is provided.
22 Sight lines to pedestrians Where a driveway is two lane, two way and meets a property boundary to a public roadway, a clear (triangulated) sight line must be provided and maintained. The sight line must be 2 metres wide, provided on the exit side of the driveway, for a length of 2.5 metres back into the site, in accordance with Figure 3.3 – Minimum sight lines for pedestrian safety of AS2890.1. The area within these sight triangles must be kept clear of obstructions.
Timing Prior to the commencement of the use and at all times.
23 Auxiliary lane – Road works (Tallebudgera Drive) Design and construct a Basic Right turn treatment (BAR) in Tallebudgera Drive, at the intersection of Nyrang Avenue, in accordance with Austroads Guide to Road Design Part 4A: Unsignalised and signalised intersections. The turn treatment is to be constructed within the existing pavement of Tallebudgera Drive. Yellow continuous ‘no stopping’ linemarking is to be installed for the full length of the turn treatment on Tallebudgera Drive to prohibit vehicle parking. The design must be certified by a Registered Professional Engineer of Queensland (RPEQ). An Operational Works application is required for approval for the design and construction of the works. Information note: This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).
Timing Prior to the commencement of the use.
ELECTRICAL RETICULATION 24 Telecommunications – MCU
The applicant must: a Provide underground telecommunications to the subject
building/s, lead-in conduits and equipment space/s in a suitable location within the building/s, to suit the carrier of choice.
b If new pit and pipe infrastructure is required to be installed within the road reserve fronting the site, it must be suitably sized to cater for future installation of fibre optic cables.
c Provide certification to Council, from the authorised telecommunications carrier/contractor, that the works and infrastructure required above have been undertaken and installed in accordance with telecommunications industry standards (eg. Telstra standards).
Timing Prior to commencement of the use.
25 Electricity supply to MCU developments and private estates The applicant must submit to Council a copy of the ‘Certificate
Timing Prior to the earlier of Council compliance assessment of
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
467 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
of Supply’ from an authorised electricity supplier (e.g. ENERGEX) as evidence that underground a low-voltage electricity supply is available to the
development site and all proposed lots / dwellings within the site (i.e. sufficient for the ultimate use of the site).
b In supplying power to the site, no additional poles and/or pole-mounted transformers are to be erected within the road reserve.
c Any existing overhead electricity lines up to and including 11kV lines within or bounding the site (i.e. along the adjacent verge of Gold Coast Highway must be removed or placed underground.
subdivision plans or the commencement of the use.
26 Lots to be amalgamated The following lot numbers: Lot 1 on RP116507 , Lot 190 on RP91634 , Lot 201 on RP93659 , Lot 23 on RP65819 , Lot 4 on RP97035 , Lot 11 on SP260587 must be amalgamated into one lot. The plan of amalgamation must be registered.
Timing Prior to commencement of the use of the premises.
CITY ASSETS 27 Vehicular crossings
a A vehicular crossing (driveway entry within the road reserve) must be designed and constructed by the applicant (at no cost to Council) in accordance with the following Council Standard Drawing/s for vehicular crossings as applicable: i 05-02-301 Vehicular crossing industrial,
commercial and multi unit residential. b The applicant must apply for and obtain a licence from
Council for the construction of the vehicular crossing/s. c The vehicular crossing/s must be constructed to the
satisfaction of the Chief Executive Officer.
Timing Prior to commencement of the use on the site.
28 Redundant vehicular crossings All redundant vehicle crossings must be removed and kerb and channel reinstated in accordance with Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings. The removal and reinstatement must be to the satisfaction of the Chief Executive Officer, at no cost to Council.
Timing Prior to the commencement of the use.
29 Reconstruction of kerb and channel / footpath a The applicant must reconstruct all kerb and channel and
footpath for the full frontage/s of the development site at Gold Coast Highway and Nyrang Avenue to meet the requirements of section 3.4 of Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.
b The reconstruction of any service pits or infrastructure necessary to achieve the requirements of Planning Scheme Policy 11 – Land Development Guidelines,
Timing Prior to the earlier of a request for compliance assessment of the subdivision plan or the commencement of the use of the premises.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
468 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Standard Specifications and Drawings when constructing/reconstructing kerb and channel and footpaths is to be at the applicant’s cost and at no cost to Council.
30 Removal of redundant stormwater kerb adaptors / service pits The applicant must, at the applicant’s cost and at no cost to Council, remove any redundant stormwater kerb adaptors and disused service pits from the kerb and channel (including any associated pipework across the footpath).
Timing Prior to the earlier of a request for compliance assessment of the subdivision plan or the commencement of the use of the premises.
31 Connection to, alteration or realignment of Council infrastructure a The applicant must, in respect of any connection to,
alteration or realignment of Council infrastructure, regardless of its location (i.e. within road/park reserve or private property), do the following: i Ensure that the proposed works comply with
Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings;
ii Apply for and obtain a development permit for operational work (works for infrastructure) for the proposed works;
iii Enter into a bond agreement to ensure damage is not caused to Council infrastructure and to secure the satisfactory completion of the ‘On Maintenance’ period; and
iv Submit ‘As Constructed’ data in accordance with Planning Scheme Policy 11 – Land Development Guidelines, Standard Specifications and Drawings.
b The connection to, alteration or realignment, once approved, must be undertaken by the applicant, at no cost to Council, and be to the satisfaction of the Chief Executive Officer.
Information note: Such connection to, alteration or realignment works may include but not limited to, fire hydrants, water service meters, sewer man hole covers, stormwater drainage infrastructure, reinstatement of disused driveway crossovers with kerb and channel, footpaths, road pavement, kerb and channel, kerb ramps, medians and traffic islands, road furniture, signage and linemarking. Where such works will require the alteration, realignment or in any way impact on other public utility infrastructure (e.g. telecommunications, electricity, gas) the applicant must obtain the necessary approvals from the relevant public utility authority prior to works commencing.
Timing Any connections, alterations or realignment must be completed prior to the commencement of the use of the premises, a request for compliance assessment of the subdivision plan or the issuing of a certificate of classification, whichever occurs first.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
469 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 LANDSCAPE WORKS ON PUBLIC LAND 32 Detailed landscape plans for public road reserve to be
submitted for approval a The applicant must submit to Council for approval
detailed landscape plans, by making a development application for Operational work (public landscape work).
b Landscape works must not commence in the public road reserve until Council has issued a development permit for Operational work (public landscape work), or unless otherwise approved by a Council Officer from the Open Space Assessment Branch.
c Without limiting the requirements of the City Plan’s Landscape Work Code, the detailed landscape plan must: i Be prepared by a qualified landscape architect or
similar landscape design professional; ii Be in general accordance with the statement of
landscape intent (‘SLI’) titled ‘Landscape Design Intent, DA04, for 1486-1494 Gold Coast Highway, Palm Beach prepared by Form Landscape Architects dated 5 May 2016’;
iii Reflect the final approved development layout; iv Comply with City Plan’s SC6.9 – Land
Development Guidelines; i For works in the public road reserve, comply with
the following requirements: A No street trees are to be planted within the
public road reserve identified as potential road resumption;
B Non-standard surface treatment for hardscape elements are not approved within the public road reserve;
C All built structures associated with an entry statement must be located within private property;
D Existing vehicle crossovers along the Gold Coast Highway must be reinstated with turf;
E All built structures, garden beds and retaining walls must be setback 600mm from the public road reserve.
Timing Prior to any landscape works occurring.
d The applicant must provide landscape maintenance schedules as part of the public landscape application in accordance with the City Plan’s SC6.9 – Land Development Guidelines and SC6.10 – Landscape Work Policy.
Timing Compliance with (d) to occur prior to the commencement of the use of the premises.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
470 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 ACID SULFATE SOILS (ASS) 33 Excavation/filling requiring consideration of acid sulfate
soil If the proposed development will affect soils below 5m AHD and involves either: a The excavation of 100m3 or more of soil or sediment; or b The filling of land involving 500m3 or more of material
with an average depth of 0.5m or greater, the following conditions in relation to acid sulfate soil investigation, management plan preparation and submission of documents to Council must be complied with.
Timing At all times.
34 Acid sulfate soil investigation An acid sulfate soil investigation must be completed. The investigation sampling and analysis must be prepared in accordance with the Guidelines for Sampling & Analysis of Lowland Acid Sulfate Soils in Queensland Version 4 (October 1998, Ahern et al 1998) and Acid Sulfate Soil Laboratory Method Guidelines Version 2.1 (June 2004, Ahern et al 2004). The investigation must establish the following: a The presence/absence of acid sulfate soils over the
entire excavation area (ie. through soil investigations); b The degree (ie. concentration) of acid leachate
generating potential of soils; c The required soil dosage rates and quantity of lime
required to mitigate acid leachate; and d The potential impacts on surrounding environment
features. 35 Preparation of acid sulfate soil management plan
At the completion of the investigation required by the above condition, an acid sulfate soil management plan (‘ASSMP’) directed towards enabling works to be undertaken in a safe and effective manner must be prepared in accordance with: a The Queensland Acid Sulfate Soil Technical Manual
Version 4.0 (November 2002, Dear et al); and b Conditions of this approval.
36 Compliance assessment of acid sulfate soil management plan The ASSMP is a document requiring compliance assessment under the Sustainable Planning Act 2009. The details of the acid sulfate soil investigation completed (including bore hole logs, laboratory results and chain of custody documentations) must be submitted with the ASSMP. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following:
Timing As indicated within the wording of the condition.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
471 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Matters or things against which the document must be assessed • State Planning Policy 2/02: Planning and Management
Development Involving Acid Sulfate Soils (with Guideline for SPP 2/02);
• The City Plan’s Change to Ground Level and Creation of New Waterways Development Code; and
• The City Plan Policy for Acid Sulfate Soils Management. Compliance assessor: Gold Coast City Council When the request for compliance assessment must be made Before the earlier of: • A development application for operational work; or • Any works commencing on site. The acid sulfate soil management plan is not an approved plan until a compliance certificate has been issued in respect of it.
37 Compliance certificate with future operational work development applications A copy of the compliance certificate for the acid sulfate soil management plan must be provided with any future operational work development applications for changes to ground level or civil works.
LANDSCAPE WORKS ON PRIVATE LAND 38 Detailed landscape plan to be submitted for approval
a The applicant must submit to Council for approval a detailed landscape plan, by making a development application for operational work (landscape work).
b Without limiting the requirements of the City Plan’s Landscape Work Code, the detailed landscape plan must: i Be prepared by a qualified landscape architect or
similar landscape design professional; ii Be in general accordance with the Statement of
Landscape Intent, being plan no 151010 rev DA04, title STATEMENT OF LANDSCAPE INTENT, date 05/05/2016, prepared by FORM;
iii Reflect the approved layout (including any amendments to that layout required by these conditions) and the conditions of this approval;
iv Comply with City Plan Policy – Landscape Work; and
v Demonstrate compliance with the following: A Frontage feature tree species must be
evergreen canopy trees with a minimum bag size of 400 litre or ex-ground at the time of
Timing Approval of proposed landscape work must be obtained prior to the earlier of the commencement of operational works (landscaping) or the issue of a certificate of classification.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
472 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
planting; B All other tree species must be evergreen
canopy trees with a minimum bag size of 100litre at the time of planting;
C Bio-basin tree species must be able to match those specified in City Plan Policy – Land Development Guidelines – SC6.9.3 Water Sensitive Urban Design with a minimum bag size of 100 litre at the time of planting;
D Pandanus species must be ex-ground, a minimum 3 metres in height and multi headed at the time of planting;
E Palm species must be a minimum 3 metres in height at the time of planting;
F Screening shrub species must be a minimum 45 litre pot size at the time of planting;
G Details of soil depth and volume of all planted boxes for all landscape plantings must be demonstrated;
H Feature shrub species must be a minimum 300 litre pot size at the time of planting;
I Shrub species must be a minimum 200mm pot size at the time of planting; and
J The detailed landscape plan must show locations of, and a cross-sectional detail of the bio-retention systems that are required by the Stormwater Management Plan prepared for the site. The cross-sectional detail must identify the filter media depth and the surface treatment proposed for the systems. The detailed landscape plan must also incorporate an appropriate list of species in the plant schedule which are suitable for a bio-retention area. Planting densities within the bio-retention area must match those specified in City Plan Policy – Land Development Guidelines – SC6.9.3 Water Sensitive Urban Design.
39 Planter boxes a Planter boxes where trees are to be planted must
possess a minimum surface area of 6 square metres; Tree species must be chosen which are suitable for root zones growing in confined planting locations.
b Planter boxes containing tree species that are potentially exposed to prevailing winds or funnelled wind must be designed with root plate anchorage strengthening considerations or similar to prevent failure;
c Tree species planted with root zones adjacent to structures must have root control barriers and or
Timing At all times.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
473 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
structure strengthening systems installed. Full demonstration of these systems is required to accompany the detailed landscape plan; and
d An automatic irrigation system must be provided to all podium planter boxes.
40 Frontage Fencing Any frontage fencing for this development must comply with one of, or a combination of, the following: a The fence is not forward of the building line; or b The fence is set back a minimum 600mm within the site
boundary and screen shrub plantings are incorporated between the fence and the boundary; or
c The fence includes articulations measuring minimum 600mm x 600mm x 50% of the frontage fence length and screen shrub plantings are included within the articulations; or
d The fence is of pool type or similar and screen shrub plantings are included immediately internal to the fence to provide privacy.
Timing At all times.
41 Green Walls/Roof, Trellis and Arbors The applicant must submit with the application for operational work (landscape work), operational details, specifications and a maintenance management plan relating to the green wall, trellis/wall and/or arbor systems. The management plan must: a Provide detailed information as to how the irrigation and
nutritional requirements of these vegetative systems will be consistently met according to best horticultural practices;
b Stipulate a maintenance schedule for these systems; c Provide details of the minimum standards to which these
systems must be maintained; and d Describe actions to be taken if the systems should fail to
function as intended.
Timing As indicated in the wording of the condition.
VEGETATION MANAGEMENT 42 Vegetation works OPW application required
This approval does not approve vegetation clearing or damage. A development application for operational work (vegetation works) must be made to and approved by Council for any works proposing clearing or damage to any Assessable Vegetation. The application must be accompanied by a copy of each of the following plans (and, where a plan has already been approved, that plan must be accompanied by the corresponding approval documentation (ie. decision notice or letter of approval)): a The approved MCU / ROL layout plan. b Plans clearly identifying which vegetation is proposed to
be removed and which vegetation is proposed to be
Timing Prior to the commencement of any operational works for vegetation clearing.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
474 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
retained. For this condition ‘Assessable Vegetation’ is defined as vegetation that is:
• greater than four metres in height; • equal to, or in excess of, 40 centimetres in girth
(circumference) measured at 1.4 metres above average ground level irrespective of the domain or LAP;
• remnant vegetation and its native under-storey as identified on the Vegetation Management Overlay Map; or
• disturbed/re-growth/wetland vegetation and its native under-storey as identified on the Vegetation Management Overlay Map.
HYDRAULICS AND STORMWATER MANAGEMENT 43 No loss of floodplain storage
The proposed development shall result in no loss of floodplain storage up to the 100 year ARI regional flood event.
Timing At all times.
44 No worsening of hydraulic conditions The development must be designed and constructed so as to result in: a No increase in peak flow rates downstream from the site; b No increase in flood levels external to the site; and c No increase in duration of inundation external to the site
that could cause loss or damage.
Timing At all times.
45 Alteration of overland flow paths Overland flow paths on the site must not be altered in a way that inhibits or alters the characteristics of existing overland flows on other properties or that creates an increase in flood damage on other properties.
Timing At all times.
46 Certification of earthworks compliance with flood management report The applicant must submit to Council a certification from a Registered Professional Engineer Queensland (RPEQ) specialising in hydraulics stating that the earthworks comply with the approved flood management report, being “Residential Development 1488 Gold Coast Highway, Palm Beach - Flood Code Assessment Report” dated 18 January 2016 prepared by Michael Bale & Associates Pty Ltd, and no loss of flood plain storage has occurred as a result of the earthworks. The certification must be accompanied by calculations and as constructed data that: a Includes existing and proposed triangulated surface
meshes which can be produced by computer terrain modelling software packages such as Civil-Cad, 12D or KEAYS; and
b Has been compared with the pre-development surface levels to ensure that no loss of floodplain storage has
Timing The certification must be submitted to Council immediately after completion of the earthworks.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
475 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
occurred. Information note: This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).
47 Building floor levels a Building floor levels of habitable rooms must be at least
300mm above the Council's designated flood level. b Building floor levels of garages and non-habitable
rooms, constructed at approximately the same level as the main dwelling and attached to the main dwelling, must be at or above the designated flood level.
c Car parks must not be inundated by more than 600mm during 100 year ARI flood events..
Timing At all times.
48 Stormwater management plan to be complied with The applicant must submit certification from a Registered Professional Engineer Queensland (RPEQ) specialised in stormwater management confirming that all works have been carried out and completed in accordance with the approved stormwater management plan, being “Residential Development 1488 Gold Coast Highway, Palm Beach – Stormwater Management Plan” dated 14 January 2016 prepared by Michael Bale & Associates Pty Ltd. Information note: This condition is imposed in accordance with section 665 of the Sustainable Planning Act 2009 (i.e. non-trunk infrastructure).
Timing The certification must be submitted prior to the commencement of the use of the premises.
49 GPT in basement car park a A gross pollutant trap (hydrocarbon and litter separator)
must be installed within the underground car park areas to treat water prior to discharging to the existing Council stormwater network.
Timing At all times.
b Any designated carwash bay will require a trade waste approval prior to the discharge from the premises of any trade waste to Council’s sewerage system.
Timing Compliance with (b) to occur prior to the commencement of the use of the premises.
50 Agreement to remove hydrocarbons for GPT a The applicant must ensure that:
i Hydrocarbons and other waste captured by the gross pollutant trap are regularly removed by an appropriately licensed waste removal entity; and
ii The gross pollutant trap is maintained so that it functions for its intended purpose.
b The applicant must submit to Council evidence that an agreement has been entered into with a licensed waste removal entity for the removal of hydrocarbons/waste in accordance with this condition.
Timing Prior to the commencement of the use of the premises and then maintained at all times.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
476 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 51 Preparation of dewatering management plan
Should the basement excavation intercept groundwater (water table), a dewatering management plan must be prepared by a suitably qualified professional engineer (RPEQ or equivalent). The dewatering management plan must be prepared in accordance with the Guidelines for Dewatering Management Plan (CoGC, October 2014) and include (but not limited to) the following: a Purpose of dewatering (ie an explanation of why
dewatering is necessary); b Dewatering technique (i.e. wellpoint, deep well, open
hole etc.); c Anticipated dewatering flow rate and total dewatering
duration; d Controls (i.e. settling tank, turbidity curtain etc.) and
method of effluent discharge; e Measures and techniques to manage noise, vibration
and odour issues; f Measures and techniques to manage geotechnical
stability issues; g Contingency plan in case of emergency situation; h If dewatering conducted in a contaminated area,
engineering specifications for dewatering effluent treatment (i.e. air-stripper, carbon filtration, etc) and details for an analytical monitoring program to ensure effluent will meet water quality release standards described in Tables 1 & 2;
i A monitoring program to ensure that effluent will comply with applicable water quality release standards described in Tables 1 & 2 of the guidelines;
j Baseline assessment of the existing environment (eg fauna, water quality) that will receive the discharge;
k A strategy for monitoring and managing any impacts during the life and after the closure of the project;
l The point of discharge to the storm water system and to any waterway or water body;
m A hydrogeological and hydrological assessment of the project area to estimate quantity and quality of water to be discharged;
n Verification that the quality of discharge water will comply with the receiving water duration and frequency of the discharge;
o Seasonal variability of the receiving water quality; p Assessment of the viability of treating or recycling the
wastewater. All recommendations within the dewatering management plan must utilise enforceable, non-ambiguous terms such as ‘must be’ and ‘shall be’.
Timing As indicated within the wording of the condition.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
477 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 52 Compliance assessment of dewatering management plan
The dewatering management plan is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • State Planning Policy (DSDIP, July 2014); • The City Plan - Changes to Ground Level and Creation of
New Waterways Development Code; • The City Plan Policy – Acid Sulfate Soils Management; and • Guidelines for Dewatering Management Plan (CoGC,
October 2014). Compliance assessor: Council of the City of Gold Coast When the request for compliance assessment must be made Prior to the earlier of: • A development application for operational work (inclusive of
change to ground level, works for infrastructure, vegetation clearing/tree works or landscape work) or;
• Any works commencing on site. The dewatering management plan is not an approved plan until a compliance certificate has been issued in respect of it.
53 Compliance certificate with future operational work development applications A copy of the compliance certificate for the dewatering management plan must be provided with any future operational work development application.
54 Works must be carried out in accordance with the approved dewatering management plan All works involving dewatering or the testing, treatment and management of groundwater must be carried out in accordance with the approved dewatering management plan and any conditions imposed on the compliance certificate for the plan, to the satisfaction of the Chief Executive Officer, and at no cost to Council.
OCEAN FRONT REQUIREMENTS 55 Excavated sand
All excess sand excavated from the site must be managed in accordance with the following requirements: a The applicant must submit a sand management plan to
Council for approval. The sand management plan must
Timing The sand management plan must be submitted to Council for approval prior to
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
478 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
outline appropriate actions to ensure excavated sand is appropriately cleaned, treated, placed, levelled and stabilised.
b The sand must be sieved to remove all material having a dimension greater than 20 millimetres.
c The sieved sand must be placed onto the ocean beach, profiled and stabilised in accordance with the approved sand management plan, prior to the issue of a certification of classification/final inspection certificate.
d If the sand to be excavated will exceed 2,000 cubic metres, a supervisor, appointed by Council, must be employed at the applicant’s cost for the duration of the sand excavation and deposition and the supervisor must: i Undertake the physical collection of any waste
material deposited on the beach as a result of the sand deposition; and
ii Ensure that the total excess clean sand is deposited, profiled and stabilised as directed by Council.
commencement of works on site.
All other requirements of the condition must be complied with at all times.
GEOTECHNICAL 56 Preparation of basement excavation stability assessment
report A basement excavation stability assessment report must be prepared and signed by a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering. The report must: a Include a stability assessment of the basement
excavation, including any proposed batter, temporary shoring/retention system or permanent retaining structures. The stability assessment must: i Be based on existing geotechnical conditions of
the site; ii Refer to specific engineering drawings and cross-
sections; and iii Inlcude detailed stability calculations
demonstrating that the proposed batters or retention system for supporting the basement excavation will achieve adequate stability with a factor of safety greater than or equal to 1.5 against geotechnical failure (e.g. sliding, rotational failure, slip circle failure etc.);
b Address the effects of any dewatering on the potential settlements and lateral movements of the adjacent structures, properties and underground services;
c Assess suitability of the proposed basement excavation methodology and examine whether the basement excavation support system requires any ground anchoring into any adjacent properties or road reserve;
Timing As indicated within the wording of the condition.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
479 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
d Identify the overall potential adverse effects of the proposed basement excavation and dewatering on the stability and integrity of the adjacent properties/structures in terms of their total predicted vertical and lateral movements;
e Include a site-monitoring plan: i For the entire construction period and a post-
construction period of at least three months in order to ensure no adverse impact on the stability and integrity of the adjacent properties/structures;
ii Which includes plans and cross-sectional drawings showing the locations and parameters to be monitored, frequency of monitoring and threshold value of any parameter that will trigger immediate cessation of all site works in order to maintain the stability and integrity of the adjacent properties/structures; and
iii Which includes a contingency plan in the event that instability of the adjacent properties/structures arises or is detected during the construction period; and
f Include certification from a RPEQ specialising in geotechnical engineering confirming that the proposed basement excavation and associated batters or supporting structures will achieve a factor of safety greater than or equal to 1.5 against geotechnical failure; and that the proposed basement excavation/construction including any dewatering will not cause any adverse effects on the stability and integrity of the adjacent buildings, properties, utility services and infrastructures.
57 Compliance assessment of basement excavation stability assessment report The basement excavation stability assessment report is a document requiring compliance assessment under the Sustainable Planning Act 2009. A request for compliance assessment must be made in accordance with the Sustainable Planning Act 2009 for a compliance certificate approving the document, in accordance with the following: Matters or things against which the document must be assessed • City Plan’s Landslide Hazard Overlay Code; • City Plan’s Change to Ground Level and Creation of New
Waterways Code; and • City Plan policy – Land Development Guidelines. Compliance assessor: City of Gold Coast When the request for compliance assessment must be made Prior to issuing of any building works approval or any works
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
480 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
commencing on site. The basement excavation stability assessment report is not an approved report until a compliance certificate has been issued in respect of it.
58 Compliance certificate with future building work development applications A copy of the compliance certificate for the basement excavation stability assessment report must be provided with any future building work development application.
59 Basement excavation and associated drawings are consistent with approved report The applicant must submit to Council certification from a Registered Professional Engineer of Queensland (RPEQ) specialising in geotechnical engineering confirming that the basement excavation and retention design drawings have incorporated all geotechnical measures recommended in the Council approved basement excavation stability assessment report.
Timing Prior to the issue of a development permit for building works.
60 Basement excavation and dewatering must be carried out in accordance with approved report All underground works, including basement excavation, retention structures and dewatering, must be carried out in accordance with the advice and recommendations of the Council approved basement excavation stability assessment report.
Timing At all times while works are occurring.
61 Basement excavation and ground anchoring issues In conjunction with any application seeking a development permit for building works, the applicant shall provide the following document(s) to the relevant authority. a Written confirmation signed by the applicant or the
applicant’s consulting engineer (Registered Professional Engineer of Queensland, RPEQ) that the proposed basement excavation/construction does not rely on any works external to the site boundary (e.g. ground anchoring into adjacent properties or road reserves); or
b If the proposed basement excavation does require ground anchoring into adjacent Council maintained road reserves, the applicant must, prior to obtaining a development permit for building works or change to ground level ancillary to building works as approved by a private certifier, or prior to the issue of any operational works approval (change to ground level) by Council, obtain a separate Permit from Council to Interfere with a Road – Temporary Ground Anchors (Subordinate Local Law 11.1 Section 5). The applicant is advised to contact (07) 5582 8866 for lodging an application for this permit. A copy of this permit shall be accompanied with the building works application.
Timing In conjunction with any application seeking a development permit for building works.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
481 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
Advisory note: • The installation of any ground anchors into any adjacent
private property will require approval of the relevant property owner(s) and is not assessed or approved by Council.
• The installation of any ground anchors into any adjacent State controlled road/reserve will require a Road Corridor Permit from the Department of Transport and Main Roads (Gold Coast Office, Tel: (07) 5596 9500) and is not assessed or approved by Council.
PLUMBING AND DRAINAGE 62 Application for compliance permit for sewerage works
required The applicant must make an application to Council (Plumbing and Drainage Services) for a compliance permit for any compliance assessable sewerage works within the property. Without limiting the requirements of the Plumbing and Drainage Act 2002 with which the works must comply, the application must: a be accompanied by a hydraulic design for all sewerage
works within the property; b comply with Council’s:
i Trade Waste Policy; and ii Trade Waste Pre-treatment Policy and Guidelines);
and c comply with Council’s Waste Management Policy
Relating to Refuse Requirements for Proposed and Existing Building Developments Within the City of Gold Coast dated January 1995.
Information note: • Sewerage works must not be carried out until a compliance
permit under the Plumbing and Drainage Act 2002 has been issued by Council for the works.
• Plumbing and drainage approval is not an approval to discharge trade waste to Council’s sewerage system. The generator of trade must complete an Application for Approval to Discharge Trade Waste to Council’s sewerage system (available on Council’s website) prior to discharging any trade waste.
Timing Prior to any on-site sewerage works occurring on site.
63 Application for compliance permit for water supply plumbing work required The applicant must make an application to Council (Plumbing and Drainage Services) for a compliance permit for any compliance assessable water supply plumbing work within the property. Without limiting the requirements of the Plumbing and Drainage Act 2002 with which the works must comply, the application must: a be accompanied by a hydraulic design for all water
Timing Prior to works occurring.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
482 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
services within the property; and b comply with Section 7 of Council’s Land Development
Guidelines. Information note: Water supply plumbing works must not be carried out until a compliance permit under the Plumbing and Drainage Act 2002 has been issued by Council for the works.
64 Application for compliance permit for fire services plumbing work required The applicant must make an application to Council (Plumbing and Drainage Services) for a compliance permit for all fire services plumbing work within the property. Without limiting the requirements of the Plumbing and Drainage Act 2002 with which the works must comply, the application must be accompanied by a hydraulic design for all fire services within the property. Information note: Plumbing works for fire services must not be carried out until a compliance permit under the Plumbing and Drainage Act 2002 has been issued by Council for the works.
Timing Prior to works occurring.
65 Individual sub-metering to be provided The developer shall provide individual sub-metering for all units within the complex including any common property, in accordance with Sub-metering Policy dated 1 January 2008, as follows unless otherwise approved by Gold Coast Water. a All meters and their locations shall be approved by
Plumbing and Drainage. b For complexes that are dual reticulated, a sub-meter
shall be supplied for each service. c Automatic Meter Reading (AMR) technology shall be
utilised where free access for meter reading cannot be provided.
d For high-rise complexes, sub-meters shall be installed in common areas such as stairwell landings or beside the elevator shaft.
e For high-rise developments, the developer shall furnish the plumbing works, manifolds and the meter cabinets in a way that the sub-meter and its respective unit connection can be verified easily.
Timing At the time of lodgement of the Plumbing and Drainage application.
SEWERAGE 66 Sewer reticulation
a The development must be connected to Council’s sewer reticulation system at no cost to Council.
b The size of the sewer property service connection shall be a minimum 150 mm in accordance with Section 4.5.4 of the SEQ Sewerage Design & Construction Code (SEQ D&C Code).
Timing Prior to commencement of the use of the premises.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
483 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 67 Design, construction and standard of sewer reticulation
The design, construction and standard of the required sewer reticulation infrastructure to be carried out by the applicant must be in accordance with South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code).
Timing At all times.
68 Connection point The existing 150 mm gravity main within the subject site must be used as the connection point, unless otherwise approved by Gold Coast Water.
Timing Prior to commencement of the use of the premises.
69 Redundant sewer property connections The applicant must make an application for Gold Coast Water to remove or to seal and cap any redundant sewer property service connections at the applicant’s cost. Decommissioning of redundant assets must comply with Gold Coast Water’s Network Modifications, Extension and Connections Policy Procedure.
Timing Prior to the earlier of acceptance of any works ‘On Maintenance’ or commencement of the use of the premises.
70 Connection and disconnection – arrangements with Gold Coast Water Any connections and disconnections to the existing sewerage network must be at the applicant’s cost. The applicant must obtain written approval for the connection and disconnection to the existing sewerage network from Gold Coast Water (phone 1300 694 222).
Timing Prior to connection and/or disconnection to existing infrastructure.
71 Ownership, operation and maintenance of private sewerage infrastructure Private sewer reticulation located within and/or outside the development site (including any private pump station and private rising mains) shall be owned, operated and maintained by the Principal Body Corporate/owners.
Timing At all times.
72 Public utility sewer easements to be provided Public utility sewer easements must be provided for the purposes of access, maintenance and construction of services, in favour of and at no cost to Council, over Council’s sewer infrastructure located in private land. Such easements must meet the following requirements: a Easement widths must comply with the requirements
specified in South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code) for sewerage infrastructure.
b The applicant must provide to Council a certification from the Registered Land Surveyor that the easements are correctly located over the infrastructure and meet the requirements of paragraph (a) of this condition.
c The terms of such easements shall be to the satisfaction of Council’s Chief Executive Officer.
d Easement plans and associated documents must be
Timing The terms of the easement shall be executed prior to the earlier of compliance assessment of the Reconfiguring of a Lot plan
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
484 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
duly signed by the owner of the burdened land (and any mortgagees, if necessary) before they are submitted to Council for execution.
e When registering the easements, the Form 9 document shall refer to Registered Standard Terms Document No. 707918364.
f No landscaping works involving deep rooted tree/shrub plantings are permitted within Council’s easement.
73 No building work over or within Council easements and minimum distance from Council infrastructure a No building work is permitted over or within any Council
public utility easements. b All proposed buildings and structures must be located a
minimum distance of 1.5 metres from Council infrastructure, unless otherwise approved by Gold Coast Water.
c A minimum 2.4m unobstructed vertical clearance from the finished surface level must be maintained.
d Whichever is less, a minimum horizontal clearance of: 1. 1.2m must be maintained from the outer edge of
the maintenance hole cover frame, or 2. 1.3m must be maintained from the centre of the
maintenance hole. Note: (Option 2) Determined on request. Investigation to be performed by an authorised person.
in accordance with Section 1.7.1 SEQ-BOAA-S1 Maintenance Hole/Shaft Clearance Requirements of the Gold Coast Waters Network Modifications, Extension and Connections Policy Procedure.
Timing At all times during works and then maintained.
WATER SUPPLY RETICULATION 74 Water supply reticulation (potable only)
a The development must be connected to Council’s potable water supply reticulation system at no cost to Council.
b The applicant is responsible for any external works necessary to connect to Council’s potable water supply reticulation system.
Timing Prior to commencement of the use of the premises.
75 Design, construction and standard of water supply reticulation The design, construction and standard of the required water supply reticulation infrastructure to be carried out by the applicant must be in accordance with South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code).
Timing At all times.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
485 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 76 Connection point
The existing 100 mm main in Gold Coast Highway must be used as the potable water supply connection point, unless otherwise approved by Gold Coast Water
Timing Prior to commencement of the use of the premises.
77 Installation of property service, water meter box and meter The applicant must: a Submit an Operational Works (OPW) application, for
Council’s approval, for water meters 100mm and above; b Following approval of the OPW (if required), make
application to Gold Coast Water for Gold Coast Water’s Asset Audit and Handover Section (phone 1300 694 222) to arrange the property service, water meter box and meter installation. i The property service, water meter box and water
meter shall be provided, at the boundary of the development site, in accordance with South East Queensland Design and Construction Code (SEQ D&C Code), Gold Coast Waters Network Modifications, Extension and Connections Policy Procedure and/or any applicable COGC policies and procedures), at the applicant’s cost;
c Make application for Gold Coast Water to remove any redundant water meters and/or services, at the applicant's cost. Removal must comply with Gold Coast Waters Network Modifications, Extension and Connections Policy Procedure.
Timing Prior to commencement of the use of the premises.
78 Individual sub-metering to be provided The applicant shall provide individual sub-metering for all units within the complex including any common property, in accordance with Sub-metering Policy dated 1 January 2008, as follows unless otherwise approved by Gold Coast Water. a All meters and their locations shall be approved by
Plumbing and Drainage. b Automatic Meter Reading (AMR) technology shall be
utilised where free access for meter reading cannot be provided.
c For high-rise complexes, sub-meters shall be installed in common areas such as stairwell landings or beside the elevator shaft.
d For high-rise developments, the developer shall furnish the plumbing works, manifolds and the meter cabinets in a way that the sub-meter and its respective unit connection can be verified easily.
e Must comply with Gold Coast Waters Network Modifications, Extension and Connections Policy and Procedure.
Timing At the time of lodgement of the Plumbing and Drainage application.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
486 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 79 Connection and disconnection – arrangements with Gold
Coast Water Any connections and disconnections to the existing water network must be at the applicant’s cost. The applicant must obtain written approval for the connection and disconnection to the existing water network from Gold Coast Water (phone 1300 694 222).
Timing Prior to connection and/or disconnection to existing infrastructure.
80 Supply standard The applicant must provide water supply to the standard specified in Council’s Land Development Guidelines and Gold Coast Water’s Network Modifications, Extension and Connections Policy and Procedure.
Timing At all times.
81 Fire loading Fire loading must not exceed 15L/s for 2 hours duration, unless otherwise approved by Gold Coast Water.
Timing At all times.
82 Potable Water Supply – Maximum Offtake from Council's Water Network The maximum instantaneous offtake flow for Multi Residential Dwellings and Commercial/Industrial Development shall be in accordance with Table 4.1 of Gold Coast Water Network Modifications, Extension and Connections Policy Procedure. Advice note: The applicant shall determine the expected maximum domestic flow rate and any on-site storage that may be required should that flow rate exceed the maximum allowable.
Timing Prior to submission of hydraulic calculations for Building Works.
83 Ownership, operation and maintenance of private water infrastructure Private water reticulation located within the development site (including private booster pump) shall be owned, operated and maintained by the Principal Body Corporate/owners.
Timing At all times
ADVISORY NOTES TO APPLICANT B Conditions contained within the Decision Notice
Where applicable, conditions of approval in this Decision Notice have a separate timing component to clarify when compliance with the condition must be achieved. This timing component forms part of the condition itself.
C Referral agencies The referral agencies (and their addresses) for the application are listed below. Any referral agency conditions are identified in the conditions of approval.
Referral agency Address Jurisdiction Department of Infrastructure, Local Government and Planning
PO Box 3290, Australia Fair
SOUTHPORT QLD 4215
State-controlled road - Schedule 7, table 3, item 1
Making a material change of use of premises if any part of the land –
(a) is within 25m of a State-
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
487 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1
controlled road; or (b) is future State-controlled road; or (c) abuts a road that intersects with a State-controlled road within 100m of the land
D Rights of appeal The applicant has a right of appeal to the Planning and Environment Court regarding this decision, pursuant to section 461 of the Sustainable Planning Act 2009. A copy of that section is attached to the decision notice. For particular material changes of use, an appeal can also be made to a Building and Development Committee. Please refer to the prerequisites in sections 519 and 522 of the Sustainable Planning Act 2009, attached to this decision notice, to determine whether you have appeal rights to a Building and Development Committee.
E Applicant responsibilities The applicant is responsible for securing all necessary approvals and tenure, providing statutory notifications and complying with all relevant laws. Nothing in this decision notice alleviates the need for the applicant to comply with all relevant local, State and Commonwealth laws and to ensure appropriate tenure arrangements have been made where the use of/reliance upon land other than that owned by the applicant is involved. Without limiting this obligation, the applicant is responsible for: a Obtaining all other/further necessary approvals, licences, permits, resource
entitlements etc by whatever name called required by law before the development the subject of this approval can be lawfully commenced and to carry out the activity for its duration;
b Providing any notifications required by law (by way of example only, to notify the administering authority pursuant to the Environmental Protection Act 1994 of environmental harm being caused/threatened by the activity, and upon becoming aware the premises is being used for a ‘notifiable activity’);
c Securing tenure/permission from the relevant owner to use private or public land not owned by the applicant (including for access required by conditions of approval);
d Ensuring the correct siting of structures on the land. An identification survey demonstrating correct siting and setbacks of structures may be requested of the applicant to ensure compliance with this decision notice and applicable codes;
e Providing Council with proof of payment of the Portable Long Service Leave building construction levy (or proof of appropriate exemption) where the value of the Operational Works exceeds $150,000. Acceptable proof of payment is a Q.Leave – Notification and Payment Form approved by the Authority. Proof of payment must be provided before Council can issue a development permit for the Operational Works. This is a requirement of section 77(1) of the Building and Construction Industry (Portable Long Service Leave) Act 1991; and
f Making payment of any outstanding Council rates and charges applicable to the development site prior to the lodgement of subdivision plans.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
488 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 F Applicant responsibilities
The applicant is responsible for securing all necessary approvals and tenure, providing statutory notifications and complying with all relevant laws. Nothing in this decision notice alleviates the need for the applicant to comply with all relevant local, State and Commonwealth laws and to ensure appropriate tenure arrangements have been made where the use of/reliance upon land other than that owned by the applicant is involved. Without limiting this obligation, the applicant is responsible for: a Obtaining all other/further necessary approvals, licences, permits, resource
entitlements etc by whatever name called required by law before the development the subject of this approval can be lawfully commenced and to carry out the activity for its duration;
b Providing any notifications required by law (by way of example only, to notify the administering authority pursuant to the Environmental Protection Act 1994 of environmental harm being caused/threatened by the activity, and upon becoming aware the premises is being used for a ‘notifiable activity’);
c Securing tenure/permission from the relevant owner to use private or public land not owned by the applicant (including for access required by conditions of approval);
d Ensuring the correct siting of structures on the land. An identification survey demonstrating correct siting and setbacks of structures may be requested of the applicant to ensure compliance with this decision notice and applicable codes;
e Providing Council with proof of payment of the Portable Long Service Leave building construction levy (or proof of appropriate exemption) where the value of the Operational Works exceeds $150,000. Acceptable proof of payment is a Q.Leave – Notification and Payment Form approved by the Authority. Proof of payment must be provided before Council can issue a development permit for the Operational Works. This is a requirement of section 77(1) of the Building and Construction Industry (Portable Long Service Leave) Act 1991; and
f Making payment of any outstanding Council rates and charges applicable to the development site prior to the lodgement of subdivision plans.
G Indigenous cultural heritage legislation and duty of care requirement The Aboriginal Cultural Heritage Act 2003 (‘AHCA’) is administered by the Department of Aboriginal and Torres Strait Islander and Multicultural Affairs (DATSIMA). The AHCA establishes a duty of care to take all reasonable and practicable measures to ensure any activity does not harm Aboriginal cultural heritage. This duty of care: a Is not negated by the issuing of this development approval; b Applies on all land and water, including freehold land; c Lies with the person or entity conducting an activity; and d If breached, is subject to criminal offence penalties. Those proposing an activity involving surface disturbance beyond that which has already occurred at the proposed site must observe this duty of care. Details of how to fulfil this duty of care are outlined in the duty of care guidelines gazetted with the AHCA. The applicant should contact DATSIMA’s Cultural Heritage Coordination Unit on (07) 3405 3050 for further information on the responsibilities of developers under the AHCA.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
489 Adopted Report
ITEM 5 (Continued) DEVELOPMENT PERMIT FOR A MATERIAL CHANGE OF USE (CODE ASSESSMENT) FOR PROPOSED MULTIPLE DWELLINGS - 1488 - 1496 GOLD COAST HIGHWAY, PALM BEACH - DIVISION 13 PN20115/01/DA1 H Greenhouse gas emissions
As part of Council’s commitment to reducing greenhouse gas emissions Council is encouraging the expansion of the natural gas reticulation network. In particular, the use of natural gas hot water systems will result in significantly less greenhouse gas emissions than equivalent electric storage hot water systems. The applicant should contact the local natural gas reticulator (APA Group) to arrange an assessment of the suitability of the proposed development for connection to the existing gas reticulation network. Please contact Ramon O’Keefe on 0438708798 or email: ramon.o’[email protected].
I Infrastructure charges Infrastructure charges are now levied under a Charges Resolution by way of an Infrastructure Charges Notice, which accompanies this decision notice.
J Obligation to ensure electrical safety Under the Electrical Safety Act 2002 you have an obligation to ensure your business or undertaking is conducted in an electrically safe way, whether or not it is electrical work. If there is a reasonable likelihood that your work may cause a person, vehicle, operating plant or equipment to come into contact with an overhead electric line, you must consult with the person in control of powerlines. Persons, vehicles, operating plant or equipment must stay outside the defined exclusion zone applicable to the powerline. Information note: An exclusion zone sets the minimum safe approach distance to the powerline. Guidance on exclusion zones can be found in the Code of Practice - Working Near Exposed Live Parts issued by the Electrical Safety Office. For further information, including codes of practice and legislation, either check the Department of Employment and Industrial Relations’ web site – www.deir.qld.gov.au, or contact the Electrical Safety Office Info line – 1300 650 662.
K Study/Media Rooms There are development approval conditions prohibiting the conversion of study and/or media rooms into additional bedrooms. All property owner(s) must ensure compliance with these conditions. Please refer to Gold Coast City Council’s PN file and Decision Notice for further information. A copy of Council’s Decision Notice is available for viewing via Gold Coast City Council Planning and Development Online website www.goldcoastcity.com.au/pdonline.
CARRIED ADOPTED AT COUNCIL 26 JULY 2016 RESOLUTION G16.0726.016 moved Cr Vorster seconded Cr Caldwell
That Committee Recommendation CP16.0720.005 be adopted as printed in the City Planning Committee Report. CARRIED BY SUPER MAJORITY
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
490 Adopted Report
GCCC Maps
0 74 148 m
ProjectionMGA94, Zone 56
Disclaimer: Gold Coast City Council, Queensland 2014 or The State of Queensland 2014. No Warranty given in relation to the data (including accuracy, reliability, completeness or suitability)and no liability accepted (including without limitation, liability in negligence) for any loss, damage or costs (including consequential damage) relating to any use of the data. Data must not beused for direct marketing or be used in breach of the privacy laws.
ATTACHMENT 5.1
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491 Adopted Report
41 / 70382200 | DEVELOPMENT APPLICATION - RFI | ISSUE A | MAY 2016 1 4 8 6 - 1 4 9 4 G O L D C O A S T H I G H W A Y | P A L M B E A C H
7.7PERSPECTIVE VIEW 1P E R S P EC T I V E V I E W 16.7ATTACHMENT 5.2 (page 1 of 4 pages)
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42 / 70382200 | DEVELOPMENT APPLICATION - RFI | ISSUE A | MAY 2016 1 4 8 6 - 1 4 9 4 G O L D C O A S T H I G H W A Y | P A L M B E A C H
PERSPECTIVE VIEW 1P E R S P EC T I V E V I E W 26.8
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43 / 70382200 | DEVELOPMENT APPLICATION - RFI | ISSUE A | MAY 2016 1 4 8 6 - 1 4 9 4 G O L D C O A S T H I G H W A Y | P A L M B E A C H
PERSPECTIVE VIEW 1P E R S P EC T I V E V I E W 26.8
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PERSPECTIVE VIEW 1P E R S P EC T I V E V I E W 36.9
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CLIENT
JFC DEVELOPMENT PTY LTDDISCLAIMERThese drawings are conceptual design drawings only.The information contained herewith is subject to designdevelopment and further input from independant planning,structural, services and other technical consultants.
COPYRIGHTCopyright in this drawing is the property of BDAArchitecture and may not be retained, copied in whole or inpart or used other than for the specific uses, licence andsite for which it has been prepared and issued.
PROJECT NAME
1486 - 1494 GOLD COAST HIGHWAYDRAWING
A2.204PROJECT NO.: 382200
DATE: 6/05/2016
SCALE:
DRAWING NO. ISSUE
GROUND FLOOR - No Labels
The information contained herewith is subject to design developmentand further input from independent structural, services and othertechnical consultants.
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1:300 @ A3 B
The information contained herewith is subject to design developmentand further input from independent structural, services and othertechnical consultants.
PUBLIC PATHWAY
VEHICULAR CIRCULATION
PEDESTRIAN PATHWAY
PEDESTRIAN ENTRY
BASEMENT ACCESS
BICYCLE PARKING
VISITOR PARKING
LIFTS
MAIL BOXES
GROUND / ENTRY LEVEL PLAN (1:400)
GROUND FLOOR APARTMENT COURTYARD PEDESTRIAN ENTRY
TURNING BAY
SIGHT TRIANGLE
SWIPE ACCESS CONTROL TO BASEMENT
FIRE EXIT ROUTE
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P E D E S T R I A N & T R A F F I C C I R C U L AT I O N4.3
PLANS AND DOCUMENTS referred to in the
DEVELOPMENT APPROVAL Application No:……………………………………. Dated: …………………………………………….. Development shall comply with the conditions of approval as detailed in the Decision Notice and Council’s Planning Scheme, Local Laws and Planning Policies
MCU201600279
4 July 2016
ATTACHMENT 5.3 (page 1 of 3 pages)
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GROUND / ENTRY LEVEL PLAN
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Communal pedestrian entry with feature pavement
Feature stone clad walls
Private entry with gate house
PWD access ramp
Private terrace
Bio-retention area
Fire egress path
Buffer planting to natural ground
Arbour with climbers over
Carpark
Driveway entry to carpark
Low groundcovers to maintain sight lines
Podium planting with screen planting and small shade trees
Bike racks
Visitor bike storage
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L A N D S C A P E O P E N S PAC E & R EC R E AT I O N4.4
PLANS AND DOCUMENTS referred to in the
DEVELOPMENT APPROVAL Application No:……………………………………. Dated: …………………………………………….. Development shall comply with the conditions of approval as detailed in the Decision Notice and Council’s Planning Scheme, Local Laws and Planning Policies
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LEVEL 4 FLOOR PLAN
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Outdoor Terrace
Residents Lounge
Pool and BBQ Recreation Area
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U PPER L E V EL O PEN S PAC E / R EC R E AT I O N4.5
PLANS AND DOCUMENTS referred to in the
DEVELOPMENT APPROVAL Application No:……………………………………. Dated: …………………………………………….. Development shall comply with the conditions of approval as detailed in the Decision Notice and Council’s Planning Scheme, Local Laws and Planning Policies
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Page 1SEQ South Region (Gold Coast)7 Short StreetPO Box 3290 Australia FairSouthport, QLD 4215
Our reference: SDA-0316-028750Your reference: PN20115/01/DA1
MCU201600279
24 May 2016
Chief Executive OfficerCity of Gold CoastPO Box 5042GCMC QLD 9729
Via email: [email protected]
Dear Sir/Madam
Concurrence agency response—with conditions1486-1496 Gold Coast Highway and 5 Nyrang Avenue, Palm Beach – Lot 1 on RP116507, Lot 190 on RP91634, Lot 201 on RP93659, Lot 23 on RP65819, Lot 4 on RP97035 and Lot 11 on SP260587 (Given under section 285 of the Sustainable Planning Act 2009)
The referral agency material for the development application described below was received by the Department of Infrastructure, Local Government and Planning under section 272 of the Sustainable Planning Act 2009 on 11 March 2016.
Applicant detailsApplicant name: J.F.C. Developments Pty Ltd C/- Enhance Urban Planning
Applicant contact details: PO Box 7143SOUTHPORT PARK QLD [email protected]
Site detailsStreet address: 1486-1496 Gold Coast Highway and 5 Nyrang Avenue,
Palm Beach
Lot on plan: Lot 1 on RP116507, Lot 190 on RP91634, Lot 201 on RP93659, Lot 23 on RP65819, Lot 4 on RP97035 and Lot 11 on SP260587
Local government area: City of Gold Coast
Application details
ATTACHMENT 5.4 (Page 1 of 139 pages)
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SDA-0316-028750
Department of Infrastructure, Local Government and Planning Page 2
Proposed development: Development Permit for a Material Change of Use to establish a Multiple Dwelling (112 units)
Referral triggersThe development application was referred to the department under the following provisions of the Sustainable Planning Regulation 2009:
Referral trigger Schedule 7, Table 3, Item 1—State-controlled Road
ConditionsUnder section 287(1)(a) of the Sustainable Planning Act 2009, the conditions set out in Attachment 1 must be attached to any development approval.
Reasons for decision to impose conditionsUnder section 289(1) of the Sustainable Planning Act 2009, the department must set out the reasons for the decision to impose conditions. These reasons are set out in Attachment 2.
Further adviceUnder section 287(6) of the Sustainable Planning Act 2009, the department offers advice about the application to the assessment manager—see Attachment 3.
Approved plans and specificationsThe department requires that the following plans and specifications set out below and in Attachment 4 must be attached to any development approval.
Drawing/Report Title Prepared by Date Reference no.
Version/Issue
Aspect of development: Development Permit- Material Change of Use Multiple Dwellings (112 dwellings)Architectural Drawings 7.1- 7.10
BDA May 2016 382200 A
Noise Assessment Report Acousticworks 4 December 2015
2015443 RO2 -
Acoustics RFI Response Acousticworks 9 May 2016 2015443 LO2 -
TP Sketch Department of Transport and Main Roads
24 March 2016
11B/TP160004 B
A copy of this response has been sent to the applicant for their information.
For further information, please contact Isaac Harslett, Principal Planning Officer, SARA SEQ
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Department of Infrastructure, Local Government and Planning Page 3
South-Gold Coast on 5644 3222, or email [email protected] who will be pleased to assist.
Yours sincerely
Kim Kirstein A/Manager - Planning
cc: J.F.C. Developments Pty Ltd C/- Enhance Urban Planning, [email protected]: Attachment 1—Conditions to be imposed
Attachment 2—Reasons for decision to impose conditionsAttachment 3—Further adviceAttachment 4—Approved Plans and Specifications
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Attachment 1—Conditions to be imposed
No. Conditions Condition timingDevelopment Permit- Material Change of Use Multiple Dwellings (112 dwellings)Pursuant to section 255D of the Sustainable Planning Act 2009, the chief executive administering the Act nominates the Director-General of the Department of Transport and Main Roads (DTMR) to be the assessing authority for the development to which this development approval relates for the administration and enforcement of any matter relating to the following condition(s):
1. The development must be generally in accordance with the Noise Assessment Report prepared by Acousticworks dated 4 December 2015, reference 2015443 RO2,in particular:
the acoustic barriers identified in Figures 6 and 7 of Section 9.2.1 of the report are to be constructed in accordance with the requirements outlined in the report.
Noise attenuation measures to ensure construction is compliant with the internal LAeq(1h) criterion of 35 dBA in all noise sensitive rooms.
Prior to the commencement of use and to be maintained at all times.
2. The development must be generally in accordance with the Acoustics RFI Response, prepared by Acousticworks dated 9 May 2016, reference 2015443 LO2,in particular:
the recommendation of the use of ‘solid balustrades.’ Balustrades are to be solid, free of gaps, holes or openings other than gaps required for drainage purposes in accordance with the Building Code of Australia.
Noise attenuation measures to ensure construction is compliant with the internal LAeq(1h) criterion of 35 dBA in all noise sensitive rooms.
Prior to the commencement of use and to be maintained at all times.
3. a) The existing vehicular property access located between Lots 23 RP 65819, Lot 1 RP 116507, Lot 190 RP 91634 and Lot 4 RP 97035 and Lot 11 SP 260587 and Gold Coast Highway must be permanently closed and removed.
(b) The kerb and channelling and footpath between the pavement edge and the property boundary must be reinstated in accordance with City of Gold Coast’s Land Development Guidelines identified in schedule 6.9 in the Gold Coast City Plan.
Prior to the commencement of use.
4. The setback area shown on TP Sketch prepared DTMR dated 24 March 2016, reference 11B/TP160004 and revision B, must be kept free of any permanent buildings, structures and improvements (including car parks, swimming pools and advertising signs) above and below the ground at all times.
Prior to commencement of use and to be maintained at all times.
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No. Conditions Condition timing5. The development must be carried out generally in accordance
with the following plans: Architectural Drawings 7.1- 7.10 prepared by BDA dated
May 2016, reference 382200 and revision A
Prior to the commencement of use and to be maintained at all times
6. The development must be in accordance with the Stormwater Management Plan prepared by Michael Bale and Associates dated 14 January 2016, reference R002-G15132 and revision.
At all times.
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Department of Infrastructure, Local Government and Planning Page 6
Our reference: SDA-0316-028750Your reference: PN20115/01/DA1
MCU201600279
Attachment 2—Reasons for decision to impose conditions
The reasons for this decision are: To ensure development is undertaken in accordance with the submitted Noise Assessment
Report and addendum Noise Assessment Report. To ensure development is not located within future planned upgrade areas. To ensure development is carried out generally in accordance with the plans of development
submitted with the application. To ensure that the impacts of stormwater events associated with development are minimised
and managed to avoid creating any adverse impacts on the state-transport corridor.
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Our reference: SDA-0316-028750Your reference: PN20115/01/DA1
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Attachment 3—Further advice
General advice1. Under section 33 of the Transport Infrastructure Act 1994, written approval is required from
the DTMR to carry out works within the State-controlled road reserve. An application for approval can be made by sending the relevant form and supporting information to [email protected]. Copies of the form and additional information regarding this process can be obtained from http://www.tmr.qld.gov.au/Community-and-environment/Planning-and-development/Other-matters-requiring-approval.aspx
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Attachment 4—Approved plans and specifications
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Proposed Development 1486-1494 Gold Coast Highway
Palm Beach
ACOUSTIC REPORT
Client: JFC Development Pty Ltd Reference: Date Issued:2015443 R02 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc 4th December 2015
PLANS AND DOCUMENTS referred to in the DEVELOPMENT APPROVAL
Date: .....................................
Approval no: ......................................SDA-0316-028750
24 May 2016
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Document Information Contact Details Acoustic Works 2/8 Castlemaine St Coorparoo QLD 4151 (07) 3393 2222 ABN: 56 157 965 056
PO Box 1271 Coorparoo QLD 4151
PO Box 1866 Kingscliff NSW 2487
Greg Pearce Ph: 0450 337 375 Email: [email protected]
Mark Enersen Ph: 0409 317 416 Email: [email protected]
Report Register Date Revision Author Reviewer
04/12/15 DRAFT Paul Lonard Mark Enersen
Disclaimer Reports produced by Acoustic Works are prepared for a particular Client’s objective and are based on a specific scope, conditions and limitations, as agreed between Acoustic Works and the Client. Under no circumstances shall information and/or report(s) prepared by Acoustic Works be used by other parties other than the Client without first obtaining written permission from Acoustic Works.
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TABLE OF CONTENTS 1.Introduction .................................................................................................................. 5 2.Site Description ............................................................................................................. 5
2.1 Site Location ............................................................................................................. 5 2.2 Proposal ................................................................................................................... 6 2.3 Acoustic Environment ................................................................................................ 6
3.Equipment ..................................................................................................................... 6 4.Noise Monitoring ........................................................................................................... 7
4.1 Receivers and Noise Monitoring Locations ................................................................... 7 4.2 Unattended Noise Monitoring ..................................................................................... 8
5.Existing Noise Levels ..................................................................................................... 9 5.1 Road Traffic and Ambient Noise Levels ....................................................................... 9
6.Noise Criteria ............................................................................................................... 10 6.1 Road Traffic Noise Criteria ....................................................................................... 10
6.1.1 State Development Assessment Provisions (SDAP) ............................................ 10 6.1.2 Queensland Design Code MP4.4 ....................................................................... 11
6.2 Environmental Noise Criteria .................................................................................... 11 6.2.1 Acoustic Quality Objectives .............................................................................. 11 6.2.2 Background Creep ........................................................................................... 11
7.Road Traffic Assessment ............................................................................................. 13 7.1 Traffic Volumes ....................................................................................................... 13 7.2 Road Traffic Noise Verification .................................................................................. 13 7.3 Predicted Road Traffic Noise Levels - 2025 ................................................................ 13
7.3.1 Unit Numbering ............................................................................................... 21 8.Environmental Assessment ......................................................................................... 25
8.1 Onsite Activities....................................................................................................... 25 8.2 Acoustic Quality Objectives ...................................................................................... 25 8.3 Background Creep ................................................................................................... 26
9.Recommendations ....................................................................................................... 28 9.1 Road Traffic Noise ................................................................................................... 28
9.1.1 Glazing & Noise Category ................................................................................. 28 9.1.2 Alternative Ventilation ...................................................................................... 36 9.1.3 Wall Construction ............................................................................................ 36 9.1.4 Roof Construction ............................................................................................ 36
9.2 Environmental Noise ................................................................................................ 37 9.2.1 Acoustic Barrier ............................................................................................... 37 9.2.2 Waste collection .............................................................................................. 38
10. Conclusion ............................................................................................................ 39 11. Appendices............................................................................................................ 40
11.1 Development Plans .................................................................................................. 40 11.2 Noise Monitoring Charts ........................................................................................... 45
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TABLE INDEX
Table 1: Measured road traffic and ambient noise levels - all time periods ........................................ 9 Table 2: SDAP road traffic noise criteria ....................................................................................... 10 Table 3: Applicable SDAP road traffic noise criteria ....................................................................... 10 Table 4: Queensland Design Code Noise Categories ..................................................................... 11 Table 5: Acoustic Quality Objectives at Noise Sensitive Properties .................................................. 11 Table 6: Background creep noise limits ........................................................................................ 12 Table 7: Traffic Volumes ............................................................................................................ 13 Table 8: Comparison of Measured and Predicted Noise Levels ....................................................... 13 Table 9: Predicted road traffic noise impacts and ratings ............................................................... 13 Table 10: Communal Recreation Area – TMR Criteria .................................................................... 19 Table 11: Acoustic quality objective noise levels, 1 hour ............................................................... 25 Table 12: Predicted 15 minute compliance .................................................................................. 26 Table 13: QDC Noise Category & Glazing Treatments ................................................................... 28
FIGURE INDEX
Figure 1: Site Location (Not to Scale) ............................................................................................ 5 Figure 2: Receivers and Noise Monitoring Locations ........................................................................ 7 Figure 3: Predicted Noise Level - Ground Level ............................................................................. 20 Figure 4: Predicted Noise Level - Level 4(Inc. Pool Area) ............................................................... 20 Figure 5: Predicted Noise Level - Level 6...................................................................................... 21 Figure 6: Recommended Acoustic Barrier - Ground Level ............................................................... 37 Figure 7: Recommended Acoustic Barrier - Pool Area .................................................................... 38
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1. Introduction The following report is in response to a request by JFP Development Pty Ltd for a noise impact assessment of a proposed residential development at 1486-1494 Gold Coast Highway, Palm Beach. The site is potentially affected by road traffic noise. Unattended noise monitoring was conducted, and assessments of noise impacts were produced. Based upon the predicted noise levels, recommendations regarding acoustic treatments are specified.
2. Site Description 2.1 Site Location The site is described by the following: 1486-1496 Gold Coast Highway, Palm Beach Lot 190 on RP91634, Lot 4 on RP97035, Lot 11 SP260587, Lot 1 on RP116507, Lot 23 on RP65819 and lot 201 on RP93659. Refer to Figure 1 for site location.
Figure 1: Site Location (Not to Scale)
Site
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A comprehensive site survey was conducted on the 16th November, 2015 and identified the following:
a) The site currently has a 2 storey brick residence, single storey brick units, single storey fibro building and a single storey fibro residence.
b) 3 storey residential units bound the site to the north and west with 2 storey dwellings on the south side of the development.
c) The Gold Coast Highway is located adjacent the eastern site boundary separating the development from multi-story residential apartments.
d) Nyrang Avenue is adjacent to the west boundary of lot 201 RP93659.
2.2 Proposal The proposal is to construct seven storey residential apartments comprised of the following:
Site area of 3,571m2.
112 residential apartments, comprising of 1,2, and 3 bedroom units.
Car parking: A total of 152 car parking spaces shall be provided over two basement levels and the ground floor.
A recreation/pool area and terrace will be located on level 4. Common dining room with terrace on level 5.
Site access is via Nyrang Avenue.
Refer to the Appendices for development plans.
2.3 Acoustic Environment The ambient noise environment at the site is primarily affected by traffic noise from the Gold Coast Highway. To ensure compliance of onsite activities to surrounding sensitive receivers, a detailed assessment was conducted, with the results presented in Section 8.
3. Equipment The following equipment was used to record noise levels:
Rion NL42 Environmental noise monitor (SN#221357).
BSWA Technology Co. Ltd Sound Calibrator (SN # 44095).
The noise monitor holds current NATA Laboratory Certification and was field calibrated before and after the monitoring period, with no significant drift from the reference signal recorded.
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4. Noise Monitoring
4.1 Receivers and Noise Monitoring Locations The nearest residential receiver locations were identified as follows;
1. A 2 storey residential dwelling is located adjacent the southern site boundary at – 1484 Gold Coast Highway approximately 2m from the site.
2. A 2 storey residential dwelling located adjacent the south west corner of the property boundary at – 3 Twentyeighth Avenue approximately 2m from the site.
3. 3 storey units located to the south west of site boundary at – 7 Nyrang Avenue approximately 1.5m from the site.
4. 3 storey units located north west of the site at – 3 Nyrang Avenue approximately 2.5m from the site.
5. 3 storey units north of the site at – 1498 Gold Coast Highway approximately 20m from site.
6. 3 storey units north east of the site at – 1499 Gold Coast Highway approximately 41m from site.
7. 4 storey units south east of the site at – 1479 Gold Coast Highway approximately 39m from site.
These locations were chosen as being representative of the nearest residential receivers to the proposed development. Refer to Figure 2 for these locations.
Figure 2: Receivers and Noise Monitoring Locations
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4.2 Unattended Noise Monitoring A Rion NL42 environmental noise monitor was placed at 1486 Gold Coast Highway, 6m from the nearest lane of Gold Coast Highway to measure road traffic and ambient noise levels. The monitor was located in a free field position with the microphone approximately 1.4 metres above ground surface level. The noise monitor was set to record noise levels between the 16th and 23rd November 2015. Due to battery issues the logger stopped recording on the 21st of November. The environmental noise monitors were set to record noise levels in "A" Weighting, Fast response using 15 minute statistical intervals. Ambient noise monitoring was conducted generally in accordance with Australian Standard AS1055:1997 Acoustics – Description and measurement of environmental noise with road traffic conducted in accordance with Australian Standard AS2702:1984 ‘Acoustics - Methods for the measurement of road traffic noise’. Refer to Figure 2 for noise monitoring locations.
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5. Existing Noise Levels Section 5.1 presents the measured ambient noise levels from the unattended noise monitoring survey. Any periods of inclement weather or extraneous noise was omitted from the measured data prior to determining the results.
5.1 Road Traffic and Ambient Noise Levels The road traffic and ambient noise levels measured at the monitoring location are as follows;
Table 1: Measured road traffic and ambient noise levels - all time periods
Day Date L10 (18h)
L90 (18h)
L90 (8h)
L90 dB(A) Day Eve Night
Monday 16/11/15 - - - - 50 43 Tuesday 17/11/15 69 52 43 55 49 44
Wednesday 18/11/15 69 52 42 54 49 42 Thursday 19/11/15 69 52 43 55 50 43
Friday 20/11/15 70 53 44 56 51 44 Saturday 21/11/15 - - - - - -
Overall value 69 52 43 55 50 44
Road traffic data from the weekend was not utilised as it is not considered relevant to the assessment. Refer to the appendix for graphical representation.
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6. Noise Criteria
6.1 Road Traffic Noise Criteria As the development is located near a state controlled road (Gold Coast Highway), the SDAP criteria applies.
6.1.1 State Development Assessment Provisions (SDAP)
The criteria applied are in accordance with Module 1 of the “State Development Assessment Provisions” (SDAP) Version 1.7 dated 23rd November 2015 by the Department of State Development, Infrastructure and Planning. The policy sets out matters of interest for development assessment of developments near state controlled roads or multi-modal corridors. The applicable criteria for the development in the year 2025 (ten year planning horizon) requires road traffic noise to be assessed in accordance with Table 1.1.1 of the policy statement as follows;
Table 2: SDAP road traffic noise criteria
Activity Criteria
All facades of accommodation activities or residential care facilities
≤60 dB(A) L10 (18h) façade corrected If measured L90 (8h) free field between 10pm and 6am is ≤40dB(A)
≤63 dB(A) L10 (18h) façade corrected If measured L90 (8h) free field between 10pm and 6am is >40dB(A)
All private open spaces of accommodation activities and residential care facilities (free field)
≤57 dB(A) L10 (18h) free field If measured L90 (18h) free field between 6am and 12 midnight is ≤45dB(A)
≤60 dB(A) L10 (18h) free field If measured L90 (18h) free field between 6am and 12 midnight is >45dB(A)
Passive recreation areas of accommodation activities
≤63 dB(A) L10 (12h) free field Between 6am and 6pm
Based on the measured noise levels at the location, the applicable criteria for the development are as follows;
Table 3: Applicable SDAP road traffic noise criteria
Activity Criteria All facades of accommodation activities or residential care facilities LA10(18hr) 63 dB(A)
All open spaces and recreation areas of accommodation activities and residential care facilities (free field)
LA10(18hr) 60 dB(A)
Passive recreation areas of accommodation activities
≤63 dB(A) L10 (12h) free field Between 6am and 6pm
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6.1.2 Queensland Design Code MP4.4
The noise categories as specified in the code are as follows;
Table 4: Queensland Design Code Noise Categories
Category Noise level L10(18hr) dB(A) (including façade correction)
Category 4 ≥ 73 Category 3 68-72 Category 2 63-67 Category 1 58-62 Category 0 ≤ 57
6.2 Environmental Noise Criteria The noise criteria as applied by Gold Coast City Council are as follows;
6.2.1 Acoustic Quality Objectives
Table 5 below presents the acoustic quality objectives at noise sensitive receptors as detailed in Schedule 1 of the EPP (Noise) 2008.
Table 5: Acoustic Quality Objectives at Noise Sensitive Properties
Sensitive Receptor Time of Day Acoustic Quality Objectives, dB(A)
LAeq,adj,1hr LA10,adj,1hr LA1,adj,1hr
Dwelling (outdoors)
Day and Evening (7am – 10pm) 50 55 65
Dwelling (Indoors)
Day and Evening (7am – 10pm) 35 40 45
Night (10pm – 7am) 30 35 40
6.2.2 Background Creep
The Background Creep criteria are as follows;
Time-varying noise: LAeq,adj,T, ≤ Ambient LA90,T + 5dB(A)
Steady-state noise:
LA90,T ≤ Ambient LA90,T The time period (T) is a time interval of at least 15 minutes, or if the noise continues for less than 15 minutes, the duration of the noise source. Based on the results of ambient noise monitoring, the project specific background creep noise limits are shown in Table 6.
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Table 6: Background creep noise limits
Time Period Noise Level Limits SPL dB(A)
LAeq,T LA90,T
Day 7am – 6pm 60 55 Evening 6pm – 10pm 55 50 Night 10pm – 7am 49 44
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7. Road Traffic Assessment Road traffic noise associated with the Gold Coast Highway for a ten year planning horizon was assessed at the development to determine compliance with GCCC criteria.
7.1 Traffic Volumes Existing traffic volumes were obtained from TMR data dated 2013-2014. The data provided a growth rate of 2.95% which was used to calculate future traffic volumes.
Table 7: Traffic Volumes
Location 2014 AADT 2015 Predicted AADT
2025 Predicted AADT
Percentage of Heavy Vehicles
Gold Coast Highway 34,068 35,073 46,907 5.5
7.2 Road Traffic Noise Verification To ensure the CoRTN noise model is accurate, a verification model of the predicted LA10(18hr) was created and compared to the measured noise level based on the data provided in Section 7.1. The CoRTN method allows a 2dB(A) variation from the predicted and measured level, if the variation exceeds 2dB(A) a correction to the predicted level is required.
Table 8: Comparison of Measured and Predicted Noise Levels
Location Measured LA10(18hr) dB(A)
Predicted LA10(18hr) dB(A) Correction
Gold Coast Highway 69.2 69.9 0
7.3 Predicted Road Traffic Noise Levels - 2025 Road traffic noise modelling for the proposed development was based on the following information:
Gold Coast Highway speed limit of 70km/h.
A Dense Graded Asphalt (DGA) surface on the Gold Coast Highway, resulting in a 0 dB(A) correction in accordance with TMR requirements.
Receiver heights based on 1.5m above finished floor level.
Site layout and floor plans provided by BDA Architecture, Project No. 382200, drawings A1.102, A2.101-109 and A4.101, Issue A dated 1.12.2015.
A façade correction of +2.5 dB(A)
Table 9 presents the predicted noise impacts and acoustic ratings with respect to traffic noise.
Table 9: Predicted road traffic noise impacts and ratings
(1)Unit Floor Location LA10 18hr dB(A)
QDC Category
101 GF Kit/Liv/Din 37 0 101 GF Bed 1 37 0
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(1)Unit Floor Location LA10 18hr dB(A)
QDC Category
102 GF Kit/Liv/Din 36 0 102 GF Bed 1 36 0 102 GF Bed 2 36 0 103 GF Kit/Liv/Din 60 1 103 GF Bed 1 60 1 104 GF Kit/Liv/Din 67 2 104 GF Bed 1 67 2 105 GF Kit/Liv/Din 68 3 105 GF Bed 1 68 3 106 GF Kit/Liv/Din 68 3 106 GF Bed 1 68 3 107 GF Kit/Liv/Din 68 3 107 GF Bed 1 68 3 109 GF Kit/Liv/Din 69 3 109 GF Bed 1 69 3 109 GF Bed 2 69 3 109 GF Bed 3 69 3 111 GF Kit/Liv/Din 69 3 111 GF Bed 1 69 3 112 GF Kit/Liv/Din 68 3 112 GF Bed 1 68 3 112 GF Bed 2 68 3 113 GF Kit/Liv/Din 66 2 113 GF Bed 1 66 2 114 GF Kit/Liv/Din 62 1 114 GF Bed 1 62 1 115 GF Kit/Liv/Din 37 0 115 GF Bed 1 37 0 116 GF Kit/Liv/Din 37 0 116 GF Bed 1 37 0 117 GF Kit/Liv/Din 37 0 117 GF Bed 1 37 0 201 1.Fl Kit/Liv/Din 37 0 201 1.Fl Bed 1 37 0 202 1.Fl Kit/Liv/Din 36 0 202 1.Fl Bed 1 36 0 202 1.Fl Bed 2 36 0 203 1.Fl Kit/Liv/Din 62 1 203 1.Fl Bed 1 62 1 204 1.Fl Kit/Liv/Din 69 3 204 1.Fl Bed 1 69 3 205 1.Fl Kit/Liv/Din 70 3 205 1.Fl Bed 1 70 3 206 1.Fl Kit/Liv/Din 70 3 206 1.Fl Bed 1 70 3 207 1.Fl Kit/Liv/Din 70 3 207 1.Fl Bed 1 70 3 208 1.Fl Kit/Liv/Din 71 3 208 1.Fl Bed 1 71 3 209 1.Fl Kit/Liv/Din 71 3 209 1.Fl Bed 1 71 3 210 1.Fl Kit/Liv/Din 71 3 210 1.Fl Bed 1 71 3 211 1.Fl Kit/Liv/Din 71 3
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(1)Unit Floor Location LA10 18hr dB(A)
QDC Category
211 1.Fl Bed 1 71 3 212 1.Fl Kit/Liv/Din 71 3 212 1.Fl Bed 1 71 3 212 1.Fl Bed 2 71 3 213 1.Fl Kit/Liv/Din 69 3 213 1.Fl Bed 1 69 3 214 1.Fl Kit/Liv/Din 64 2 214 1.Fl Bed 1 64 2 215 1.Fl Kit/Liv/Din 37 0 215 1.Fl Bed 1 37 0 216 1.Fl Kit/Liv/Din 37 0 216 1.Fl Bed 1 37 0 217 1.Fl Kit/Liv/Din 37 0 217 1.Fl Bed 1 37 0 217 1.Fl Bed 2 37 0 218 1.Fl Kit/Liv/Din 36 0 218 1.Fl Bed 1 36 0 218 1.Fl Bed 2 36 0 219 1.Fl Kit/Liv/Din 43 0 219 1.Fl Bed 1 43 0 220 1.Fl Kit/Liv/Din 48 0 220 1.Fl Bed 1 48 0 220 1.Fl Bed 2 48 0 301 2.Fl Kit/Liv/Din 37 0 301 2.Fl Bed 1 37 0 302 2.Fl Kit/Liv/Din 37 0 302 2.Fl Bed 1 37 0 302 2.Fl Bed 2 37 0 303 2.Fl Kit/Liv/Din 63 2 303 2.Fl Bed 1 63 2 304 2.Fl Kit/Liv/Din 69 3 304 2.Fl Bed 1 69 3 305 2.Fl Kit/Liv/Din 71 3 305 2.Fl Bed 1 71 3 306 2.Fl Kit/Liv/Din 71 3 306 2.Fl Bed 1 71 3 307 2.Fl Kit/Liv/Din 71 3 307 2.Fl Bed 1 71 3 308 2.Fl Kit/Liv/Din 71 3 308 2.Fl Bed 1 71 3 309 2.Fl Kit/Liv/Din 71 3 309 2.Fl Bed 1 71 3 310 2.Fl Kit/Liv/Din 71 3 310 2.Fl Bed 1 71 3 311 2.Fl Kit/Liv/Din 71 3 311 2.Fl Bed 1 71 3 312 2.Fl Kit/Liv/Din 71 3 312 2.Fl Bed 1 71 3 312 2.Fl Bed 2 71 3 313 2.Fl Kit/Liv/Din 69 3 313 2.Fl Bed 1 69 3 314 2.Fl Kit/Liv/Din 65 2 314 2.Fl Bed 1 65 2 315 2.Fl Kit/Liv/Din 37 0
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(1)Unit Floor Location LA10 18hr dB(A)
QDC Category
315 2.Fl Bed 1 37 0 316 2.Fl Kit/Liv/Din 37 0 316 2.Fl Bed 1 37 0 317 2.Fl Kit/Liv/Din 37 0 317 2.Fl Bed 1 37 0 317 2.Fl Bed 2 37 0 318 2.Fl Kit/Liv/Din 38 0 318 2.Fl Bed 1 38 0 318 2.Fl Bed 2 38 0 319 2.Fl Kit/Liv/Din 45 0 319 2.Fl Bed 1 45 0 320 2.Fl Kit/Liv/Din 49 0 320 2.Fl Bed 1 49 0 320 2.Fl Bed 2 49 0 401 3.Fl Kit/Liv/Din 38 0 401 3.Fl Bed 1 38 0 402 3.Fl Kit/Liv/Din 38 0 402 3.Fl Bed 1 38 0 402 3.Fl Bed 2 38 0 403 3.Fl Kit/Liv/Din 63 2 403 3.Fl Bed 1 69 3 403 3.Fl Bed 2 69 3 403 3.Fl Bed 3 69 3 405 3.Fl Kit/Liv/Din 70 3 405 3.Fl Bed 1 70 3 405 3.Fl Bed 2 70 3 407 3.Fl Kit/Liv/Din 70 3 407 3.Fl Bed 1 70 3 407 3.Fl Bed 2 70 3 408 3.Fl Kit/Liv/Din 71 3 408 3.Fl Bed 1 71 3 408 3.Fl Bed 2 71 3 409 3.Fl Kit/Liv/Din 71 3 409 3.Fl Bed 1 71 3 409 3.Fl Bed 2 71 3 410 3.Fl Kit/Liv/Din 71 3 410 3.Fl Bed 1 71 3 411 3.Fl Kit/Liv/Din 71 3 411 3.Fl Bed 1 71 3 412 3.Fl Kit/Liv/Din 71 3 412 3.Fl Bed 1 71 3 412 3.Fl Bed 2 71 3 413 3.Fl Kit/Liv/Din 69 3 413 3.Fl Bed 1 69 3 413 3.Fl Bed 2 69 3 413 3.Fl Bed 3 69 3 415 3.Fl Kit/Liv/Din 38 0 415 3.Fl Bed 1 38 0 416 3.Fl Kit/Liv/Din 38 0 416 3.Fl Bed 1 38 0 417 3.Fl Kit/Liv/Din 38 0 417 3.Fl Bed 1 38 0 417 3.Fl Bed 2 38 0 418 3.Fl Kit/Liv/Din 39 0
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(1)Unit Floor Location LA10 18hr dB(A)
QDC Category
418 3.Fl Bed 1 39 0 418 3.Fl Bed 2 39 0 419 3.Fl Kit/Liv/Din 45 0 419 3.Fl Bed 1 45 0 420 3.Fl Kit/Liv/Din 50 0 420 3.Fl Bed 1 50 0 420 3.Fl Bed 2 50 0 501 4.Fl Kit/Liv/Din 40 0 501 4.Fl Bed 1 40 0 502 4.Fl Kit/Liv/Din 40 0 502 4.Fl Bed 1 40 0 502 4.Fl Bed 2 40 0 503 4.Fl Kit/Liv/Din 69 3 503 4.Fl Bed 1 69 3 503 4.Fl Bed 2 69 3 503 4.Fl Bed 3 69 3 505 4.Fl Kit/Liv/Din 70 3 505 4.Fl Bed 1 70 3 505 4.Fl Bed 2 70 3 507 4.Fl Kit/Liv/Din 70 3 507 4.Fl Bed 1 70 3 507 4.Fl Bed 2 70 3 508 4.Fl Kit/Liv/Din 70 3 508 4.Fl Bed 1 70 3 508 4.Fl Bed 2 70 3 510 4.Fl Kit/Liv/Din 70 3 510 4.Fl Bed 1 70 3 511 4.Fl Kit/Liv/Din 70 3 511 4.Fl Bed 1 70 3 512 4.Fl Kit/Liv/Din 70 3 512 4.Fl Bed 1 70 3 512 4.Fl Bed 2 70 3 513 4.Fl Kit/Liv/Din 69 3 513 4.Fl Bed 1 69 3 513 4.Fl Bed 2 69 3 513 4.Fl Bed 3 69 3 515 4.Fl Kit/Liv/Din 40 0 515 4.Fl Bed 1 40 0 516 4.Fl Kit/Liv/Din 40 0 516 4.Fl Bed 1 40 0 517 4.Fl Kit/Liv/Din 40 0 517 4.Fl Bed 1 40 0 517 4.Fl Bed 2 40 0 601 5.Fl Kit/Liv/Din 42 0 601 5.Fl Bed 1 42 0 602 5.Fl Kit/Liv/Din 42 0 602 5.Fl Bed 1 42 0 602 5.Fl Bed 2 42 0 603 5.Fl Kit/Liv/Din 68 3 603 5.Fl Bed 1 68 3 603 5.Fl Bed 2 68 3 603 5.Fl Bed 3 68 3 605 5.Fl Kit/Liv/Din 70 3 605 5.Fl Bed 1 70 3
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(1)Unit Floor Location LA10 18hr dB(A)
QDC Category
605 5.Fl Bed 2 70 3 606 5.Fl Kit/Liv/Din 70 3 606 5.Fl Bed 1 70 3 606 5.Fl Bed 2 70 3 607 5.Fl Kit/Liv/Din 70 3 607 5.Fl Bed 1 70 3 607 5.Fl Bed 2 70 3 610 5.Fl Kit/Liv/Din 70 3 610 5.Fl Bed 1 70 3 611 5.Fl Kit/Liv/Din 70 3 611 5.Fl Bed 1 70 3 612 5.Fl Kit/Liv/Din 70 3 612 5.Fl Bed 1 70 3 612 5.Fl Bed 2 70 3 613 5.Fl Kit/Liv/Din 69 3 613 5.Fl Bed 1 69 3 613 5.Fl Bed 2 69 3 613 5.Fl Bed 3 69 3 615 5.Fl Kit/Liv/Din 43 0 615 5.Fl Bed 1 43 0 616 5.Fl Kit/Liv/Din 43 0 616 5.Fl Bed 1 43 0 617 5.Fl Kit/Liv/Din 43 0 617 5.Fl Bed 1 43 0 617 5.Fl Bed 2 43 0 701 6.Fl Kit/Liv/Din 45 0 701 6.Fl Bed 1 45 0 702 6.Fl Kit/Liv/Din 46 0 702 6.Fl Bed 1 46 0 702 6.Fl Bed 2 46 0 703 6.Fl Kit/Liv/Din 68 3 703 6.Fl Bed 1 68 3 703 6.Fl Bed 2 68 3 703 6.Fl Bed 3 68 3 705 6.Fl Kit/Liv/Din 69 3 705 6.Fl Bed 1 69 3 705 6.Fl Bed 2 69 3 706 6.Fl Kit/Liv/Din 70 3 706 6.Fl Bed 1 70 3 706 6.Fl Bed 2 70 3 707 6.Fl Kit/Liv/Din 70 3 707 6.Fl Bed 1 70 3 707 6.Fl Bed 2 70 3 710 6.Fl Kit/Liv/Din 70 3 710 6.Fl Bed 1 70 3 711 6.Fl Kit/Liv/Din 70 3 711 6.Fl Bed 1 70 3 712 6.Fl Kit/Liv/Din 70 3 712 6.Fl Bed 1 70 3 712 6.Fl Bed 2 70 3 713 6.Fl Kit/Liv/Din 68 3 713 6.Fl Bed 1 68 3 713 6.Fl Bed 2 68 3 713 6.Fl Bed 3 68 3
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(1)Unit Floor Location LA10 18hr dB(A)
QDC Category
715 6.Fl Kit/Liv/Din 46 0 715 6.Fl Bed 1 46 0 716 6.Fl Kit/Liv/Din 46 0 716 6.Fl Bed 1 46 0 717 6.Fl Kit/Liv/Din 46 0 717 6.Fl Bed 1 46 0 717 6.Fl Bed 2 46 0 718 6.Fl Kit/Liv/Din 45 0 718 6.Fl Bed 1 45 0
(1) Unit numbering is provided in Section 7.3.1 Based on the predicted noise impacts, additional treatments are required to ensure compliance for internal areas with SDAP assessment requirements. Refer to Section 9 for recommendations regarding standard construction. To ensure compliance of the communal recreational areas with SDAP criteria, an assessment was conducted with the results presented in Table 10.
Table 10: Communal Recreation Area – TMR Criteria
Location TMR Criteria dB(A) LA10(18hr)
Predicted dB(A) LA10(18hr)
Recreational/Pool Area 63 40
Lvl 4 Terrace 63 70
Predicted noise levels in the Recreational Pool Area comply with SDAP criteria; therefore all residents would have access to an external area which is screened from traffic noise.
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Figure 3: Predicted Noise Level - Ground Level
Figure 4: Predicted Noise Level - Level 4(Inc. Pool Area)
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Figure 5: Predicted Noise Level - Level 6
7.3.1 Unit Numbering
79 11 12 13
15 16 17 14 1 2 3
456
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18
19
20
71011 12 13
15 16 1714 1 23
4
5689
18
19
20
71011 12 13
15 16 1714 1 23
4
5689
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18
19
20
71011 12
13
15 16 17 1 23
589
71011 12
13
15 16 17 1 2
3
58
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810 11 1213
15 16 1714 1 2 3
467
18
71011 12
13
1516
171 2
3
58
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8. Environmental Assessment
8.1 Onsite Activities Noise associated with vehicle activity and people in the level 4 communal areas have been assessed based on previous measurements of similar activities. The calculations assume that the activities are located at the closest point within the development site to each receiver location in each case. Any relevant shielding or building transmission loss are taken into account for these activities.
8.2 Acoustic Quality Objectives The average maximum noise source levels and predicted levels at the receiver locations, without acoustic treatments, are shown in Table 11 as follows. Note: LA10 and LA1 results are not shown in cases where the total duration of the events is less than the minimum time required e.g. LA10(1hr) requires noise events to occur for at least 360 seconds of an hour long period. LAeq results are not shown where the calculated total is less than 0dBA.
Table 11: Acoustic quality objective noise levels, 1 hour Receivers ### 10 10 10 10 10 10 10 10 10
1. 1484 Gold Coast Highway
2. 3 Twentyeigth Avenue
3. 7 Nyrang Avenue
4. 3 Nyrang Avenue
5. 1498 Gold Coast Highway
6. 1499 Gold Coast Highway
7. 1479 Gold Coast Highway Barrier (height (m))
Description No
Day / eve
Day / eve
indoor
Night indoo
r
Day / eve
Day / eve
indoor
Night indoo
r
Day / eve
Day / eve
indoor
Night indoo
r
Cri teria 50 35 30 55 40 35 65 45 40
Rec area inc pool 78 2 80 2 2 0 900 64 0 ‐15 0 ‐37 25 15 25 15 0 ‐10 30 20 30 20 0 ‐10 37 27 37 27 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
1 Common Dining 75 0 75 4 4 4 900 55 0 ‐20 0 ‐35 20 10 20 10 20 10 20 10 20 10 20 10 20 10 20 10 20 10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 4 70 0 70 4 4 4 900 39 0 ‐15 0 ‐32 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 5 70 0 70 4 4 900 57 0 ‐15 0 ‐35 19 9 19 9 0 ‐10 19 9 19 9 0 ‐10 19 9 19 9 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
Lounge Area 70 0 70 4 4 4 900 55 0 ‐20 0 ‐35 15 5 15 5 15 5 15 5 15 5 15 5 15 5 15 5 15 5 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car door closure 75 2 77 20 20 20 2 58 0 ‐15 0 ‐35 6 ‐4 6 ‐4 6 ‐4 0 ‐10 0 ‐10 0 ‐10 12 2 12 2 12 2 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car start 74 2 76 12 12 12 2 58 0 ‐15 0 ‐35 3 ‐7 3 ‐7 3 ‐7 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car passby 69 0 69 20 20 20 15 58 0 ‐15 0 ‐35 7 ‐3 7 ‐3 7 ‐3 0 ‐10 0 ‐10 0 ‐10 12 2 12 2 12 2 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Tota l 29 19 29 19 26 16 32 22 32 22 25 15 37 27 37 27 26 16 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cri teria 50 35 30 55 40 35 65 45 40
Rec area inc pool 78 2 80 2 2 900 47 0 ‐15 0 ‐34 28 18 28 18 0 ‐10 33 23 33 23 0 ‐10 40 30 40 30 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
2 Common Dining 75 0 75 4 4 4 900 52 0 ‐20 0 ‐34 21 11 21 11 21 11 21 11 21 11 21 11 21 11 21 11 21 11 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 4 70 0 70 4 4 4 900 40 0 ‐15 0 ‐32 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 5 70 0 70 4 4 900 50 0 0 0 ‐34 36 26 36 26 0 ‐10 36 26 36 26 0 ‐10 36 26 36 26 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
Lounge Area 70 0 70 4 4 4 900 52 0 ‐20 0 ‐34 16 6 16 6 16 6 16 6 16 6 16 6 16 6 16 6 16 6 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car door closure 75 2 77 20 20 20 2 48 0 ‐15 0 ‐34 9 ‐1 9 ‐1 9 ‐1 0 ‐10 0 ‐10 0 ‐10 15 5 15 5 15 5 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car start 74 2 76 12 12 12 2 48 0 ‐15 0 ‐34 6 ‐4 6 ‐4 6 ‐4 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car passby 69 0 69 20 20 20 15 52 0 ‐15 0 ‐34 9 ‐1 9 ‐1 9 ‐1 0 ‐10 0 ‐10 0 ‐10 14 4 14 4 14 4 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Tota l 37 27 37 27 26 16 38 28 38 28 26 16 42 32 42 32 26 16 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cri teria 50 35 30 55 40 35 65 45 40
Rec area inc pool 78 2 80 2 2 900 11 1.4 ‐16 0 0 ‐21 40 30 40 30 0 ‐10 45 35 45 35 0 ‐10 52 42 52 42 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
3 Common Dining 75 0 75 4 4 4 900 16 0 ‐20 0 ‐24 31 21 31 21 31 21 31 21 31 21 31 21 31 21 31 21 31 21 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 4 70 0 70 4 4 4 900 19 0 ‐15 0 ‐25 30 20 30 20 30 20 30 20 30 20 30 20 30 20 30 20 30 20 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 5 70 0 70 4 4 900 17 0 ‐11 0 0 ‐24 35 25 35 25 0 ‐10 35 25 35 25 0 ‐10 35 25 35 25 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
Lounge Area 70 0 70 4 4 4 900 16 0 ‐20 0 ‐24 26 16 26 16 26 16 26 16 26 16 26 16 26 16 26 16 26 16 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car door closure 75 2 77 20 20 20 2 8 1.8 ‐8 0 0 ‐18 31 21 31 21 31 21 0 ‐10 0 ‐10 0 ‐10 37 27 37 27 37 27 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car start 74 2 76 12 12 12 2 8 1.8 ‐8 0 0 ‐18 28 18 28 18 28 18 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car passby 69 0 69 20 20 20 15 11 1.8 ‐7 0 0 ‐20 31 21 31 21 31 21 0 ‐10 0 ‐10 0 ‐10 36 26 36 26 36 26 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Tota l 43 33 43 33 38 28 46 36 46 36 34 24 52 42 52 42 41 31 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cri teria 50 35 30 55 40 35 65 45 40
Rec area inc pool 78 2 80 2 2 900 13 1.4 ‐15 0 0 ‐23 39 29 39 29 0 ‐10 44 34 44 34 0 ‐10 51 41 51 41 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
4 Common Dining 75 0 75 4 4 4 900 22 0 ‐20 0 ‐27 28 18 28 18 28 18 28 18 28 18 28 18 28 18 28 18 28 18 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 4 70 0 70 4 4 4 900 31 0 ‐15 0 ‐30 25 15 25 15 25 15 25 15 25 15 25 15 25 15 25 15 25 15 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 5 70 0 70 4 4 900 19 0 ‐10 0 0 ‐26 34 24 34 24 0 ‐10 34 24 34 24 0 ‐10 34 24 34 24 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
Lounge Area 70 0 70 4 4 4 900 22 0 ‐20 0 ‐27 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car door closure 75 2 77 20 20 20 2 5 1.8 ‐9 0 0 ‐14 34 24 34 24 34 24 0 ‐10 0 ‐10 0 ‐10 40 30 40 30 40 30 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car start 74 2 76 12 12 12 2 5 1.8 ‐9 0 0 ‐14 31 21 31 21 31 21 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car passby 69 0 69 20 20 20 15 7 1.8 ‐8 0 0 ‐17 33 23 33 23 33 23 0 ‐10 0 ‐10 0 ‐10 38 28 38 28 38 28 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Tota l 43 33 43 33 39 29 45 35 45 35 31 21 52 42 52 42 43 33 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cri teria 50 35 30 55 40 35 65 45 40
Rec area inc pool 78 2 80 2 2 900 33 ‐7 0 0 ‐31 39 29 39 29 0 ‐10 44 34 44 34 0 ‐10 51 41 51 41 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
5 Common Dining 75 0 75 4 4 4 900 39 0 ‐20 0 ‐32 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 4 70 0 70 4 4 4 900 51 0 ‐15 0 ‐34 21 11 21 11 21 11 21 11 21 11 21 11 21 11 21 11 21 11 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 5 70 0 70 4 4 900 36 0 0 0 ‐31 39 29 39 29 0 ‐10 39 29 39 29 0 ‐10 39 29 39 29 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
Lounge Area 70 0 70 4 4 4 900 39 0 ‐20 0 ‐32 18 8 18 8 18 8 18 8 18 8 18 8 18 8 18 8 18 8 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car door closure 75 2 77 20 20 20 2 32 0 0 0 ‐30 27 17 27 17 27 17 0 ‐10 0 ‐10 0 ‐10 33 23 33 23 33 23 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car start 74 2 76 12 12 12 2 32 0 0 0 ‐30 24 14 24 14 24 14 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car passby 69 0 69 20 20 20 15 34 0 0 0 ‐31 28 18 28 18 28 18 0 ‐10 0 ‐10 0 ‐10 33 23 33 23 33 23 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Tota l 42 32 42 32 33 23 45 35 45 35 26 16 51 41 51 41 36 26 Yes Yes Yes Yes Yes Yes Yes Yes Yes
No. of events per 1hr Eve
No. of events per 1hr Night
LAeq
adj,1hr ext. dB(A) Eve
LAeq
adj,1hr int. dB(A) Eve
LAeq
adj,1hr ext. dB(A) Night
Duration per event
Distance (m
)
Barrier screening
dB
Building TL or shield dB
Topo
screening
dB
Dist atten. @
‐6dB
/dd
LAeq
adj,1hr ext. dB(A) Day
LAeq
adj,1hr int. dB(A) Day
LAeq
adj,1hr int. dB(A) Nigh t
LA10 adj,1hr ext. dB(A) Eve
Receiver
Source Leq@1m dB(A)
Correction
dB(A)*
Corrected Leq@
1m dB(A)
No. of events per 1hr Day
LA10
Compl iance
LA1
Compl iance
LA10 adj,1hr ext. dB(A) Day
LA10 adj,1hr int. dB(A) Day
LA1 adj,1hr ext. dB(A) Day
LA1 adj,1hr int. dB(A) Day
Amenity
LAeq
Compl iance
LA10 adj,1hr int. dB(A) Eve
LA10 adj,1hr ext. dB(A) Night
LA10 adj,1hr int. dB(A) Night
LA1 adj,1hr ext. dB(A) Eve
LA1 adj,1hr int. dB(A) Eve
LA1 adj,1hr ext. dB(A) Night
LA1 adj,1hr int. dB(A) Night
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Cri teria 50 35 30 55 40 35 65 45 40
Rec area inc pool 78 2 80 2 2 900 77 0 ‐15 0 ‐38 24 14 24 14 0 ‐10 29 19 29 19 0 ‐10 36 26 36 26 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
6 Common Dining 75 0 75 4 4 4 900 68 0 ‐20 0 ‐37 18 8 18 8 18 8 18 8 18 8 18 8 18 8 18 8 18 8 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 4 70 0 70 4 4 4 900 64 0 0 0 ‐36 34 24 34 24 34 24 34 24 34 24 34 24 34 24 34 24 34 24 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 5 70 0 70 4 4 900 72 0 ‐15 0 ‐37 18 8 18 8 0 ‐10 18 8 18 8 0 ‐10 18 8 18 8 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
Lounge Area 70 0 70 4 4 4 900 68 0 ‐20 0 ‐37 13 3 13 3 13 3 13 3 13 3 13 3 13 3 13 3 13 3 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car door closure 75 2 77 20 20 20 2 76 0 ‐15 0 ‐38 5 ‐5 5 ‐5 5 ‐5 0 ‐10 0 ‐10 0 ‐10 11 1 11 1 11 1 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car start 74 2 76 12 12 12 2 76 0 ‐15 0 ‐38 2 ‐8 2 ‐8 2 ‐8 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car passby 69 0 69 20 20 20 15 77 0 ‐15 0 ‐38 5 ‐5 5 ‐5 5 ‐5 0 ‐10 0 ‐10 0 ‐10 10 0 10 0 10 0 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Tota l 35 25 35 25 34 24 35 25 35 25 34 24 38 28 38 28 34 24 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cri teria 50 35 30 55 40 35 65 45 40
Rec area inc pool 78 2 80 2 2 900 81 0 ‐15 0 ‐39 23 13 23 13 0 ‐10 28 18 28 18 0 ‐10 35 25 35 25 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
7 Common Dining 75 0 75 4 4 4 900 79 0 ‐20 0 ‐38 17 7 17 7 17 7 17 7 17 7 17 7 17 7 17 7 17 7 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 4 70 0 70 4 4 4 900 61 0 0 0 ‐36 34 24 34 24 34 24 34 24 34 24 34 24 34 24 34 24 34 24 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 5 70 0 70 4 4 900 83 0 ‐15 0 ‐38 17 7 17 7 0 ‐10 17 7 17 7 0 ‐10 17 7 17 7 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
Lounge Area 70 0 70 4 4 4 900 79 0 ‐20 0 ‐38 12 2 12 2 12 2 12 2 12 2 12 2 12 2 12 2 12 2 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car door closure 75 2 77 20 20 20 2 93 0 ‐15 0 ‐39 3 ‐7 3 ‐7 3 ‐7 0 ‐10 0 ‐10 0 ‐10 9 ‐1 9 ‐1 9 ‐1 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car start 74 2 76 12 12 12 2 93 0 ‐15 0 ‐39 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car passby 69 0 69 20 20 20 15 94 0 ‐15 0 ‐39 4 ‐6 4 ‐6 4 ‐6 0 ‐10 0 ‐10 0 ‐10 9 ‐1 9 ‐1 9 ‐1 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Tota l 35 25 35 25 34 24 35 25 35 25 34 24 38 28 38 28 34 24 Yes Yes Yes Yes Yes Yes Yes Yes Yes *Correction due to tonality and impulsiveness as per AS1055:1997. Noise levels are predicted to comply with the criteria for activities associated with the development.
8.3 Background Creep Based on assessment of all time periods, the noise source levels and predicted levels at the receiver locations are shown as follows;
Table 12: Predicted 15 minute compliance
Receivers ## 900 900 900 900 900 10 10 10
1. 1484 Gold Coast Highway
2. 3 Twentyeigth Avenue
3. 7 Nyrang Avenue
4. 3 Nyrang Avenue
5. 1498 Gold Coast Highway
6. 1499 Gold Coast Highway
7. 1479 Gold Coast Highway Barrier (height (m
))
Description Inc
Day Eve Night
Cri teria 60 55 49
Rec area inc pool 78 2 80 1 1 900 64 0 ‐15 ‐37 25 15 25 15 0 ‐10 Yes Yes n/a
1 Common Dining 75 0 75 1 1 1 900 55 0 ‐20 ‐35 20 10 20 10 20 10 Yes Yes Yes
Terrace Lvl 4 70 0 70 1 1 1 900 39 0 ‐15 ‐32 23 13 23 13 23 13 Yes Yes Yes
Terrace Lvl 5 70 0 70 1 1 1 900 57 0 ‐15 ‐36 19 9 19 9 19 9 Yes Yes Yes
Lounge Area 70 0 70 1 1 1 900 55 0 ‐20 ‐35 15 5 15 5 15 5 Yes Yes Yes
Car door closure 75 2 77 5 5 5 2 58 0 ‐15 ‐36 6 ‐4 6 ‐4 6 ‐4 Yes Yes Yes
Car start 74 2 76 3 3 3 2 58 0 ‐15 ‐36 3 ‐7 3 ‐7 3 ‐7 Yes Yes Yes
Car passby 69 0 69 5 5 5 15 58 0 ‐15 ‐36 7 ‐3 7 ‐3 7 ‐3 Yes Yes Yes
Tota l 29 19 29 19 26 16 Yes Yes Yes
Cri teria 60 55 49
Rec area inc pool 78 2 80 1 1 900 47 0 ‐15 ‐34 28 18 28 18 0 ‐10 Yes Yes n/a
2 Common Dining 75 0 75 1 1 1 900 52 0 ‐20 ‐34 21 11 21 11 21 11 Yes Yes Yes
Terrace Lvl 4 70 0 70 1 1 1 900 40 0 ‐15 ‐32 23 13 23 13 23 13 Yes Yes Yes
Terrace Lvl 5 70 0 70 1 1 1 900 50 0 ‐34 36 26 36 26 36 26 Yes Yes Yes
Lounge Area 70 0 70 1 1 1 900 52 0 ‐20 ‐34 16 6 16 6 16 6 Yes Yes Yes
Car door closure 75 2 77 5 5 5 2 48 0 ‐15 ‐34 9 ‐1 9 ‐1 9 ‐1 Yes Yes Yes
Car start 74 2 76 3 3 3 2 48 0 ‐15 ‐34 6 ‐4 6 ‐4 6 ‐4 Yes Yes Yes
Car passby 69 0 69 5 5 5 15 52 0 ‐15 ‐34 9 ‐1 9 ‐1 9 ‐1 Yes Yes Yes
Tota l 37 27 37 27 36 26 Yes Yes Yes
Cri teria 60 55 49
Rec area inc pool 78 2 80 1 1 900 11 1.4 ‐16 ‐21 40 30 40 30 0 ‐10 Yes Yes n/a
3 Common Dining 75 0 75 1 1 1 900 16 0 ‐20 ‐24 31 21 31 21 31 21 Yes Yes Yes
Terrace Lvl 4 70 0 70 1 1 1 900 19 0 ‐15 ‐25 30 20 30 20 30 20 Yes Yes Yes
Terrace Lvl 5 70 0 70 1 1 1 900 17 0 ‐11 ‐24 35 25 35 25 35 25 Yes Yes Yes
Lounge Area 70 0 70 1 1 1 900 16 0 ‐20 ‐24 26 16 26 16 26 16 Yes Yes Yes
Car door closure 75 2 77 5 5 5 2 8 1.8 ‐8 ‐18 31 21 31 21 31 21 Yes Yes Yes
Car start 74 2 76 3 3 3 2 8 1.8 ‐8 ‐18 28 18 28 18 28 18 Yes Yes Yes
Car passby 69 0 69 5 5 5 15 11 1.8 ‐7 ‐20 31 21 31 21 31 21 Yes Yes Yes
Tota l 43 33 43 33 39 29 Yes Yes Yes
Receiver
Source Leq@1m
dB(A)
Correction
dB(A)*
Corrected Leq@
1m dB(A)
No. of events per 15min Day
Duration per event
Distance (m
)
Barrier screening dB
Building TL or shield dB
Topo
screening
dB
Dist atten. @
‐6dB
/dd
No. of events per 15min Eve
No. of events per 15min Nigh t
L Aeq adj,T int. dB(A) Night
LAeq 15 min
Compl iance
L Aeq adj,T ext. dB(A) Day
L Aeq adj,T int. dB(A) Day
L Aeq adj,T ext. dB(A) Eve
L Aeq adj,T int. dB(A) Eve
L Aeq adj,T ext. dB(A) Night
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
532 Adopted Report
2015443 R02 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2015
Page 27
Cri teria 60 55 49
Rec area inc pool 78 2 80 1 1 900 13 1.4 ‐15 ‐23 39 29 39 29 0 ‐10 Yes Yes n/a
4 Common Dining 75 0 75 1 1 1 900 22 0 ‐20 ‐27 28 18 28 18 28 18 Yes Yes Yes
Terrace Lvl 4 70 0 70 1 1 1 900 31 0 ‐15 ‐30 25 15 25 15 25 15 Yes Yes Yes
Terrace Lvl 5 70 0 70 1 1 1 900 19 0 ‐10 ‐26 34 24 34 24 34 24 Yes Yes Yes
Lounge Area 70 0 70 1 1 1 900 22 0 ‐20 ‐27 23 13 23 13 23 13 Yes Yes Yes
Car door closure 75 2 77 5 5 5 2 5 1.8 ‐9 ‐14 34 24 34 24 34 24 Yes Yes Yes
Car start 74 2 76 3 3 3 2 5 1.8 ‐9 ‐14 31 21 31 21 31 21 Yes Yes Yes
Car passby 69 0 69 5 5 5 15 7 1.8 ‐8 ‐17 33 23 33 23 33 23 Yes Yes Yes
Tota l 43 33 43 33 40 30 Yes Yes Yes
Cri teria 60 55 49
Rec area inc pool 78 2 80 1 1 900 33 ‐7 ‐31 39 29 39 29 0 ‐10 Yes Yes n/a
5 Common Dining 75 0 75 1 1 1 900 39 0 ‐20 ‐32 23 13 23 13 23 13 Yes Yes Yes
Terrace Lvl 4 70 0 70 1 1 1 900 51 0 ‐15 ‐34 21 11 21 11 21 11 Yes Yes Yes
Terrace Lvl 5 70 0 70 1 1 1 900 36 0 ‐31 39 29 39 29 39 29 Yes Yes Yes
Lounge Area 70 0 70 1 1 1 900 39 0 ‐20 ‐32 18 8 18 8 18 8 Yes Yes Yes
Car door closure 75 2 77 5 5 5 2 32 0 ‐30 27 17 27 17 27 17 Yes Yes Yes
Car start 74 2 76 3 3 3 2 32 0 ‐30 24 14 24 14 24 14 Yes Yes Yes
Car passby 69 0 69 5 5 5 15 34 0 ‐31 28 18 28 18 28 18 Yes Yes Yes
Tota l 42 32 42 32 40 30 Yes Yes Yes
Cri teria 60 55 49
Rec area inc pool 78 2 80 1 1 900 77 0 ‐15 ‐38 24 14 24 14 0 ‐10 Yes Yes n/a
6 Common Dining 75 0 75 1 1 1 900 68 0 ‐20 ‐37 18 8 18 8 18 8 Yes Yes Yes
Terrace Lvl 4 70 0 70 1 1 1 900 64 0 ‐36 34 24 34 24 34 24 Yes Yes Yes
Terrace Lvl 5 70 0 70 1 1 1 900 72 0 ‐15 ‐37 18 8 18 8 18 8 Yes Yes Yes
Lounge Area 70 0 70 1 1 1 900 68 0 ‐20 ‐37 13 3 13 3 13 3 Yes Yes Yes
Car door closure 75 2 77 5 5 5 2 76 0 ‐15 ‐38 5 ‐5 5 ‐5 5 ‐5 Yes Yes Yes
Car start 74 2 76 3 3 3 2 76 0 ‐15 ‐38 2 ‐8 2 ‐8 2 ‐8 Yes Yes Yes
Car passby 69 0 69 5 5 5 15 77 0 ‐15 ‐38 5 ‐5 5 ‐5 5 ‐5 Yes Yes Yes
Tota l 35 25 35 25 34 24 Yes Yes Yes
Cri teria 60 55 49
Rec area inc pool 78 2 80 1 1 900 81 0 ‐15 ‐39 23 13 23 13 0 ‐10 Yes Yes n/a
7 Common Dining 75 0 75 1 1 1 900 79 0 ‐20 ‐38 17 7 17 7 17 7 Yes Yes Yes
Terrace Lvl 4 70 0 70 1 1 1 900 61 0 ‐36 34 24 34 24 34 24 Yes Yes Yes
Terrace Lvl 5 70 0 70 1 1 1 900 83 0 ‐15 ‐38 17 7 17 7 17 7 Yes Yes Yes
Lounge Area 70 0 70 1 1 1 900 79 0 ‐20 ‐38 12 2 12 2 12 2 Yes Yes Yes
Car door closure 75 2 77 5 5 5 2 93 0 ‐15 ‐39 3 ‐7 3 ‐7 3 ‐7 Yes Yes Yes
Car start 74 2 76 3 3 3 2 93 0 ‐15 ‐39 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes
Car passby 69 0 69 5 5 5 15 94 0 ‐15 ‐39 4 ‐6 4 ‐6 4 ‐6 Yes Yes Yes
Tota l 35 25 35 25 35 25 Yes Yes Yes *Correction due to tonality and impulsiveness as per AS1055:1997. Noise levels are predicted to comply with the criteria for activities associated with the development.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
533 Adopted Report
2015443 R02 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2015
Page 28
9. Recommendations
9.1 Road Traffic Noise All building treatments for residential units shall be determined at the Building Approval stage in accordance with the assessment requirements of the Queensland Building Code Mandatory Part 4.4. For reference, noise categories are nominated in Section 9.1.1.
9.1.1 Glazing & Noise Category
Calculations were conducted in accordance with Queensland Building Code Part 4.4 to ensure compliance of internal noise levels with the QDC. The results, including glazing treatments and the noise category for each room, are presented in Table 13 below. The minimum glazing treatments presented in Table 13 are required to comply with the following:
The minimum glass thickness specified shall not be reduced regardless of the Rw performance of the glazing system.
If compliance cannot be achieved with the minimum Rw ratings, the glass thickness shall be increased until compliance is achieved.
Glazing specified with acoustic seals requires a Q-lon seal or an equivalent product, mohair seals are not acceptable.
The glazier shall provide NATA test reports on request to verify compliance with the minimum Rw ratings. Generic reports are not acceptable.
Table 13: QDC Noise Category & Glazing Treatments
Unit Floor Location
QDC Rw Ratings QDC Glazing
Acou
stic
sea
ls
Wal
l
Roof
Win
dow
s
Entr
y do
or
Floo
rs
Win
dow
s
101 GF Kit/Liv/Din - - - - - standard no 101 GF Bed 1 - - - - - standard no 102 GF Kit/Liv/Din - - - - - standard no 102 GF Bed 1 - - - - - standard no 102 GF Bed 2 - - - - - standard no 103 GF Kit/Liv/Din 35 - 27 - - 4mm float yes 103 GF Bed 1 35 - 27 - - 4mm float yes 104 GF Kit/Liv/Din 41 38 35 - - 10.38 lam yes 104 GF Bed 1 41 - 35 - - 10.38 lam yes
105 GF Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
105 GF Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
106 GF Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
106 GF Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
107 GF Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
107 GF Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
534 Adopted Report
2015443 R02 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2015
Page 29
Unit Floor Location
QDC Rw Ratings QDC Glazing
Acou
stic
sea
ls
Wal
l
Roof
Win
dow
s
Entr
y do
or
Floo
rs
Win
dow
s
109 GF Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
109 GF Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
109 GF Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
109 GF Bed 3 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
111 GF Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
111 GF Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
112 GF Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
112 GF Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
112 GF Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
113 GF Kit/Liv/Din 41 - 35 - - 10.38 lam yes 113 GF Bed 1 41 - 35 - - 10.38 lam yes 114 GF Kit/Liv/Din 35 - 27 - - 4mm float yes 114 GF Bed 1 35 - 27 - - 4mm float yes 115 GF Kit/Liv/Din - - - - - standard no 115 GF Bed 1 - - - - - standard no 116 GF Kit/Liv/Din - - - - - standard no 116 GF Bed 1 - - - - - standard no 117 GF Kit/Liv/Din - - - - - standard no 117 GF Bed 1 - - - - - standard no 201 1.Fl Kit/Liv/Din - - - - - standard no 201 1.Fl Bed 1 - - - - - standard no 202 1.Fl Kit/Liv/Din - - - - - standard no 202 1.Fl Bed 1 - - - - - standard no 202 1.Fl Bed 2 - - - - - standard no 203 1.Fl Kit/Liv/Din 35 - 27 - - 4mm float yes 203 1.Fl Bed 1 35 - 27 - - 4mm float yes
204 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
204 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
205 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
205 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
206 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
206 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
207 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
207 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
208 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
208 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
209 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 yes
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
535 Adopted Report
2015443 R02 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2015
Page 30
Unit Floor Location
QDC Rw Ratings QDC Glazing
Acou
stic
sea
ls
Wal
l
Roof
Win
dow
s
Entr
y do
or
Floo
rs
Win
dow
s
lam
209 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
210 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
210 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
211 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
211 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
212 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
212 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
212 1.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
213 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
213 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
214 1.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes 214 1.Fl Bed 1 41 - 35 - - 10.38 lam yes 215 1.Fl Kit/Liv/Din - - - - - standard no 215 1.Fl Bed 1 - - - - - standard no 216 1.Fl Kit/Liv/Din - - - - - standard no 216 1.Fl Bed 1 - - - - - standard no 217 1.Fl Kit/Liv/Din - - - - - standard no 217 1.Fl Bed 1 - - - - - standard no 217 1.Fl Bed 2 - - - - - standard no 218 1.Fl Kit/Liv/Din - - - - - standard no 218 1.Fl Bed 1 - - - - - standard no 218 1.Fl Bed 2 - - - - - standard no 219 1.Fl Kit/Liv/Din - - - - - standard no 219 1.Fl Bed 1 - - - - - standard no 220 1.Fl Kit/Liv/Din - - - - - standard no 220 1.Fl Bed 1 - - - - - standard no 220 1.Fl Bed 2 - - - - - standard no 301 2.Fl Kit/Liv/Din - - - - - standard no 301 2.Fl Bed 1 - - - - - standard no 302 2.Fl Kit/Liv/Din - - - - - standard no 302 2.Fl Bed 1 - - - - - standard no 302 2.Fl Bed 2 - - - - - standard no 303 2.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes 303 2.Fl Bed 1 41 - 35 - - 10.38 lam yes
304 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
304 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
305 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
305 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
306 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
536 Adopted Report
2015443 R02 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2015
Page 31
Unit Floor Location
QDC Rw Ratings QDC Glazing
Acou
stic
sea
ls
Wal
l
Roof
Win
dow
s
Entr
y do
or
Floo
rs
Win
dow
s
306 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
307 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
307 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
308 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
308 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
309 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
309 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
310 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
310 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
311 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
311 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
312 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
312 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
312 2.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
313 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
313 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
314 2.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes 314 2.Fl Bed 1 41 - 35 - - 10.38 lam yes 315 2.Fl Kit/Liv/Din - - - - - standard no 315 2.Fl Bed 1 - - - - - standard no 316 2.Fl Kit/Liv/Din - - - - - standard no 316 2.Fl Bed 1 - - - - - standard no 317 2.Fl Kit/Liv/Din - - - - - standard no 317 2.Fl Bed 1 - - - - - standard no 317 2.Fl Bed 2 - - - - - standard no 318 2.Fl Kit/Liv/Din - - - - - standard no 318 2.Fl Bed 1 - - - - - standard no 318 2.Fl Bed 2 - - - - - standard no 319 2.Fl Kit/Liv/Din - - - - - standard no 319 2.Fl Bed 1 - - - - - standard no 320 2.Fl Kit/Liv/Din - - - - - standard no 320 2.Fl Bed 1 - - - - - standard no 320 2.Fl Bed 2 - - - - - standard no 401 3.Fl Kit/Liv/Din - - - - - standard no 401 3.Fl Bed 1 - - - - - standard no 402 3.Fl Kit/Liv/Din - - - - - standard no 402 3.Fl Bed 1 - - - - - standard no 402 3.Fl Bed 2 - - - - - standard no 403 3.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
537 Adopted Report
2015443 R02 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2015
Page 32
Unit Floor Location
QDC Rw Ratings QDC Glazing
Acou
stic
sea
ls
Wal
l
Roof
Win
dow
s
Entr
y do
or
Floo
rs
Win
dow
s
403 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
403 3.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
403 3.Fl Bed 3 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
405 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
405 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
405 3.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
407 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
407 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
407 3.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
408 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
408 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
408 3.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
409 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
409 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
409 3.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
410 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
410 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
411 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
411 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
412 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
412 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
412 3.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
413 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
413 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
413 3.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
413 3.Fl Bed 3 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
415 3.Fl Kit/Liv/Din - - - - - standard no 415 3.Fl Bed 1 - - - - - standard no 416 3.Fl Kit/Liv/Din - - - - - standard no 416 3.Fl Bed 1 - - - - - standard no 417 3.Fl Kit/Liv/Din - - - - - standard no
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
538 Adopted Report
2015443 R02 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2015
Page 33
Unit Floor Location
QDC Rw Ratings QDC Glazing
Acou
stic
sea
ls
Wal
l
Roof
Win
dow
s
Entr
y do
or
Floo
rs
Win
dow
s
417 3.Fl Bed 1 - - - - - standard no 417 3.Fl Bed 2 - - - - - standard no 418 3.Fl Kit/Liv/Din - - - - - standard no 418 3.Fl Bed 1 - - - - - standard no 418 3.Fl Bed 2 - - - - - standard no 419 3.Fl Kit/Liv/Din - - - - - standard no 419 3.Fl Bed 1 - - - - - standard no 420 3.Fl Kit/Liv/Din - - - - - standard no 420 3.Fl Bed 1 - - - - - standard no 420 3.Fl Bed 2 - - - - - standard no 501 4.Fl Kit/Liv/Din - - - - - standard no 501 4.Fl Bed 1 - - - - - standard no 502 4.Fl Kit/Liv/Din - - - - - standard no 502 4.Fl Bed 1 - - - - - standard no 502 4.Fl Bed 2 - - - - - standard no
503 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
503 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
503 4.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
503 4.Fl Bed 3 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
505 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
505 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
505 4.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
507 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
507 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
507 4.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
508 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
508 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
508 4.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
510 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
510 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
511 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
511 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
512 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
512 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
512 4.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
513 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 yes
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Unit Floor Location
QDC Rw Ratings QDC Glazing
Acou
stic
sea
ls
Wal
l
Roof
Win
dow
s
Entr
y do
or
Floo
rs
Win
dow
s
lam
513 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
513 4.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
513 4.Fl Bed 3 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
515 4.Fl Kit/Liv/Din - - - - - standard no 515 4.Fl Bed 1 - - - - - standard no 516 4.Fl Kit/Liv/Din - - - - - standard no 516 4.Fl Bed 1 - - - - - standard no 517 4.Fl Kit/Liv/Din - - - - - standard no 517 4.Fl Bed 1 - - - - - standard no 517 4.Fl Bed 2 - - - - - standard no 601 5.Fl Kit/Liv/Din - - - - - standard no 601 5.Fl Bed 1 - - - - - standard no 602 5.Fl Kit/Liv/Din - - - - - standard no 602 5.Fl Bed 1 - - - - - standard no 602 5.Fl Bed 2 - - - - - standard no
603 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
603 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
603 5.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
603 5.Fl Bed 3 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
605 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
605 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
605 5.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
606 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
606 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
606 5.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
607 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
607 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
607 5.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
610 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
610 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
611 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
611 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
612 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
612 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 yes
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Unit Floor Location
QDC Rw Ratings QDC Glazing
Acou
stic
sea
ls
Wal
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Roof
Win
dow
s
Entr
y do
or
Floo
rs
Win
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lam
612 5.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
613 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
613 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
613 5.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
613 5.Fl Bed 3 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
615 5.Fl Kit/Liv/Din - - - - - standard no 615 5.Fl Bed 1 - - - - - standard no 616 5.Fl Kit/Liv/Din - - - - - standard no 616 5.Fl Bed 1 - - - - - standard no 617 5.Fl Kit/Liv/Din - - - - - standard no 617 5.Fl Bed 1 - - - - - standard no 617 5.Fl Bed 2 - - - - - standard no 701 6.Fl Kit/Liv/Din - - - - - standard no 701 6.Fl Bed 1 - - - - - standard no 702 6.Fl Kit/Liv/Din - - - - - standard no 702 6.Fl Bed 1 - - - - - standard no 702 6.Fl Bed 2 - - - - - standard no
703 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
703 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
703 6.Fl Bed 2 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
703 6.Fl Bed 3 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
705 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
705 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
705 6.Fl Bed 2 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
706 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
706 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
706 6.Fl Bed 2 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
707 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
707 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
707 6.Fl Bed 2 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
710 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
710 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
711 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
711 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 yes
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Unit Floor Location
QDC Rw Ratings QDC Glazing
Acou
stic
sea
ls
Wal
l
Roof
Win
dow
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Entr
y do
or
Floo
rs
Win
dow
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lam
712 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
712 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
712 6.Fl Bed 2 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
713 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
713 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
713 6.Fl Bed 2 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
713 6.Fl Bed 3 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
715 6.Fl Kit/Liv/Din - - - - - standard no 715 6.Fl Bed 1 - - - - - standard no 716 6.Fl Kit/Liv/Din - - - - - standard no 716 6.Fl Bed 1 - - - - - standard no 717 6.Fl Kit/Liv/Din - - - - - standard no 717 6.Fl Bed 1 - - - - - standard no 717 6.Fl Bed 2 - - - - - standard no 718 6.Fl Kit/Liv/Din - - - - - standard no 718 6.Fl Bed 1 - - - - - standard no
Any locations not identified in Table 13 are nominated as QDC Noise Category 0 and require standard construction for road traffic noise.
9.1.2 Alternative Ventilation
To achieve the required internal noise levels for the development, all locations nominated in Table 13 with noise category 1-3 will require the provision for an alternative ventilation system similar to air-conditioning or mechanical ventilation.
9.1.3 Wall Construction
The proposed 190mm blockwork wall system is predicted to achieve Rw 47, meeting the requirements for Noise Categories 1-3.
9.1.4 Roof Construction
The proposed concrete slab roof system is predicted to achieve Rw 41, meeting the requirements for Noise Categories 1-3.
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9.2 Environmental Noise
9.2.1 Acoustic Barrier
Acoustic barriers are recommended to be constructed as shown in Figure 6 and Figure 7. The barriers shall be constructed using lapped timber (minimum 40% overlap), masonry, fibre cement sheet, Hebel, Perspex, glass, plywood, or other material with a minimum surface density of 10kg/m2. The fence shall be free of gaps and holes.
Figure 6: Recommended Acoustic Barrier - Ground Level
Acoustic Barrier, 1.8m high above ground level
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Figure 7: Recommended Acoustic Barrier - Pool Area
Acoustic Barrier, 1.4m high above floor level
9.2.2 Waste collection
Waste collection is recommended to occur during daytime hours where possible.
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10. Conclusion An environmental noise assessment has been conducted for the proposed development at 1486-1494 Gold Coast Highway Palm Beach. Acoustic treatments have been specified in order to satisfy the criteria. If you should have any queries please do not hesitate to contact us. Report Prepared By
Paul Lonard B.Env.Sc Senior Acoustic Consultant
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11. Appendices 11.1 Development Plans
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11.2 Noise Monitoring Charts
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Attachment 2 Revised Acoustic Assessment by Acoustic Works
PLANS AND DOCUMENTS referred to in the DEVELOPMENT APPROVAL
Date: .....................................
Approval no: ......................................SDA-0316-028750
24 May 2016
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Acoustic Works, 2/8 Castlemaine St, Coorparoo QLD 4151 Internet: www.acousticworks.com.au P.O. Box 1271 Coorparoo DC 4151 Phone (07) 3393 2222 Email: [email protected] ABN: 56 157 965 056 [email protected]
9th May 2016 Reference: 2015443 L02 1486-1494 Gold Coast Highway Palm Beach RFI acoustic response 160509.doc Brendon Walkinshaw Enhance Urban Planning 57 Thomas Drive Chevron Island Surfers Paradise QLD 4215 Dear Brendon, RE: 1486-1494 Gold Coast Highway, Palm Beach – Acoustics RFI Response The following letter is in response to Information Request SDA-0316-028750 dated 7 April 2016 by Department of Infrastructure, Local Government and Planning. In relation to the acoustic issues raised we provide the following responses. Request Item 1 – Module 1.1 Managing noise and vibration impacts from transport corridors state code (Module 1.1) of the State Development Assessment Provisions (SDAP) In order to comply with Performance Outcome (PO)1 of Module 1.1 of SDAP, further information is required to demonstrate how the noise criteria under PO1 will be met in terms of the passive recreation space and the private open space, including any mitigation measures that are required. It is recommended that an Acoustic Report be prepared by a suitably qualified engineer to demonstrate the abovementioned. Response With reference to Performance Outcome PO1 of SDAP Module 1.1 the relevant acceptable outcomes for private open space and passive recreation space are AO1.2 and AO1.3 respectively. It is virtually impossible for any multi-storey development immediately adjacent to a transport noise corridor to fully comply with AO1.2 and AO1.3. In most cases this would require a significant building setback from the transport corridor which would preclude the majority of residential development along such a corridor. The Department of Infrastructure, Local Government and Planning has acknowledged by phone in September 2015 that it is not possible to comply with the relevant external noise criteria for such developments near transport infrastructure.
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Acoustic Works 2/8 Castlemaine St, Coorparoo QLD 4151 P.O. Box 1271 Phone (07) 3393 2222 Page 2
With regard to passive recreation criteria, predicted noise levels at the recreation/pool area of the development comply with the AO1.3 criteria. Therefore no further recommendations would be required for this space. The private open spaces for at least half of the apartments within the development comply with the AO1.2 criterion. The remainder are those facing the Gold Coast Highway which are exposed to noise levels above the criteria. The facades of the development have been designed without any reliance on any noise attenuation from external acoustic treatments to private recreation spaces i.e. internal compliance would be achieved regardless of whether external treatments are present or not. However it is possible to provide a slight improvement in noise levels for private open spaces. The most effective method of treatment for private open space balconies is in the form of solid balustrades. 'Solid balustrades' means balustrades which are free of gaps, holes or openings. Small holes may be present to meet the minimum requirements for drainage, as well as small gaps between adjacent panes/elements for heat expansion if required. Suitable materials may include concrete, masonry, timber, glass or other material with surface density at least 12kg/m2. The provision of solid balustrades would enable the most cost effective method of treatment and we recommend that these should be conditioned accordingly. We trust this information meets with your current requirements. Should you have any queries or require further information or clarification, please contact this office. Yours faithfully,
Mark Enersen BSc MAAS Director
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Proposed Development 1486-1494 Gold Coast Highway
Palm Beach
ACOUSTIC REPORT
Client: JFC Development Pty Ltd Reference: Date Issued:2015443 R04 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc 9th May 2016
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Document Information Contact Details Acoustic Works 2/8 Castlemaine St Coorparoo QLD 4151 (07) 3393 2222 ABN: 56 157 965 056
PO Box 1271 Coorparoo QLD 4151
PO Box 1866 Kingscliff NSW 2487
Greg Pearce Ph: 0450 337 375 Email: [email protected]
Mark Enersen Ph: 0409 317 416 Email: [email protected]
Report Register Date Revision Author Reviewer
4/12/15 R02 Paul Lonard Mark Enersen
9/5/16 R04 Paul Lonard Mark Enersen
Disclaimer Reports produced by Acoustic Works are prepared for a particular Client’s objective and are based on a specific scope, conditions and limitations, as agreed between Acoustic Works and the Client. Under no circumstances shall information and/or report(s) prepared by Acoustic Works be used by other parties other than the Client without first obtaining written permission from Acoustic Works.
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TABLE OF CONTENTS 1.Introduction .................................................................................................................. 5 2.Site Description ............................................................................................................. 5
2.1 Site Location ............................................................................................................. 5 2.2 Proposal ................................................................................................................... 6 2.3 Acoustic Environment ................................................................................................ 6
3.Equipment ..................................................................................................................... 6 4.Noise Monitoring ........................................................................................................... 7
4.1 Receivers and Noise Monitoring Locations ................................................................... 7 4.2 Unattended Noise Monitoring ..................................................................................... 8
5.Existing Noise Levels ..................................................................................................... 9 5.1 Road Traffic and Ambient Noise Levels ....................................................................... 9
6.Noise Criteria ............................................................................................................... 10 6.1 Road Traffic Noise Criteria ....................................................................................... 10
6.1.1 State Development Assessment Provisions (SDAP) ............................................ 10 6.1.2 Queensland Design Code MP4.4 ....................................................................... 11
6.2 Environmental Noise Criteria .................................................................................... 11 6.2.1 Acoustic Quality Objectives .............................................................................. 11 6.2.2 Background Creep ........................................................................................... 11
7.Road Traffic Assessment ............................................................................................. 13 7.1 Traffic Volumes ....................................................................................................... 13 7.2 Road Traffic Noise Verification .................................................................................. 13 7.3 Predicted Road Traffic Noise Levels - 2025 ................................................................ 13
7.3.1 Unit Numbering ............................................................................................... 21 8.Environmental Assessment ......................................................................................... 25
8.1 Onsite Activities....................................................................................................... 25 8.2 Acoustic Quality Objectives ...................................................................................... 25 8.3 Background Creep ................................................................................................... 26
9.Recommendations ....................................................................................................... 28 9.1 Road Traffic Noise ................................................................................................... 28
9.1.1 Glazing & Noise Category ................................................................................. 28 9.1.2 Alternative Ventilation ...................................................................................... 36 9.1.3 Wall Construction ............................................................................................ 36 9.1.4 Roof Construction ............................................................................................ 36 9.1.5 Private balcony open space .............................................................................. 36
9.2 Environmental Noise ................................................................................................ 37 9.2.1 Acoustic Barrier ............................................................................................... 37 9.2.2 Waste collection .............................................................................................. 38
10. Conclusion ............................................................................................................ 39 11. Appendices............................................................................................................ 40
11.1 Development Plans .................................................................................................. 40 11.2 Noise Monitoring Charts ........................................................................................... 45
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TABLE INDEX
Table 1: Measured road traffic and ambient noise levels - all time periods ........................................ 9 Table 2: SDAP road traffic noise criteria ....................................................................................... 10 Table 3: Applicable SDAP road traffic noise criteria ....................................................................... 10 Table 4: Queensland Design Code Noise Categories ..................................................................... 11 Table 5: Acoustic Quality Objectives at Noise Sensitive Properties .................................................. 11 Table 6: Background creep noise limits ........................................................................................ 12 Table 7: Traffic Volumes ............................................................................................................ 13 Table 8: Comparison of Measured and Predicted Noise Levels ....................................................... 13 Table 9: Predicted road traffic noise impacts and ratings ............................................................... 13 Table 10: Communal Recreation Area – TMR Criteria .................................................................... 19 Table 11: Acoustic quality objective noise levels, 1 hour ............................................................... 25 Table 12: Predicted 15 minute compliance .................................................................................. 26 Table 13: QDC Noise Category & Glazing Treatments ................................................................... 28
FIGURE INDEX
Figure 1: Site Location (Not to Scale) ............................................................................................ 5 Figure 2: Receivers and Noise Monitoring Locations ........................................................................ 7 Figure 3: Predicted Noise Level - Ground Level ............................................................................. 20 Figure 4: Predicted Noise Level - Level 4(Inc. Pool Area) ............................................................... 20 Figure 5: Predicted Noise Level - Level 6...................................................................................... 21 Figure 6: Recommended Acoustic Barrier - Ground Level ............................................................... 37 Figure 7: Recommended Acoustic Barrier - Pool Area .................................................................... 38
............................................................................................................................................................
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1. Introduction The following report is in response to a request by JFP Development Pty Ltd for a noise impact assessment of a proposed residential development at 1486-1494 Gold Coast Highway, Palm Beach. The site is potentially affected by road traffic noise. Unattended noise monitoring was conducted, and assessments of noise impacts were produced. Based upon the predicted noise levels, recommendations regarding acoustic treatments are specified.
2. Site Description 2.1 Site Location The site is described by the following: 1486-1496 Gold Coast Highway, Palm Beach Lot 190 on RP91634, Lot 4 on RP97035, Lot 11 SP260587, Lot 1 on RP116507, Lot 23 on RP65819 and lot 201 on RP93659. Refer to Figure 1 for site location.
Figure 1: Site Location (Not to Scale)
Site
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A comprehensive site survey was conducted on the 16th November, 2015 and identified the following:
a) The site currently has a 2 storey brick residence, single storey brick units, single storey fibro building and a single storey fibro residence.
b) 3 storey residential units bound the site to the north and west with 2 storey dwellings on the south side of the development.
c) The Gold Coast Highway is located adjacent the eastern site boundary separating the development from multi-story residential apartments.
d) Nyrang Avenue is adjacent to the west boundary of lot 201 RP93659.
2.2 Proposal The proposal is to construct seven storey residential apartments comprised of the following:
Site area of 3,571m2.
112 residential apartments, comprising of 1,2, and 3 bedroom units.
Car parking: A total of 152 car parking spaces shall be provided over two basement levels and the ground floor.
A recreation/pool area and terrace will be located on level 4. Common dining room with terrace on level 5.
Site access is via Nyrang Avenue.
Refer to the Appendices for development plans.
2.3 Acoustic Environment The ambient noise environment at the site is primarily affected by traffic noise from the Gold Coast Highway. To ensure compliance of onsite activities to surrounding sensitive receivers, a detailed assessment was conducted, with the results presented in Section 8.
3. Equipment The following equipment was used to record noise levels:
Rion NL42 Environmental noise monitor (SN#221357).
BSWA Technology Co. Ltd Sound Calibrator (SN # 44095).
The noise monitor holds current NATA Laboratory Certification and was field calibrated before and after the monitoring period, with no significant drift from the reference signal recorded.
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4. Noise Monitoring
4.1 Receivers and Noise Monitoring Locations The nearest residential receiver locations were identified as follows;
1. A 2 storey residential dwelling is located adjacent the southern site boundary at – 1484 Gold Coast Highway approximately 2m from the site.
2. A 2 storey residential dwelling located adjacent the south west corner of the property boundary at – 3 Twentyeighth Avenue approximately 2m from the site.
3. 3 storey units located to the south west of site boundary at – 7 Nyrang Avenue approximately 1.5m from the site.
4. 3 storey units located north west of the site at – 3 Nyrang Avenue approximately 2.5m from the site.
5. 3 storey units north of the site at – 1498 Gold Coast Highway approximately 20m from site.
6. 3 storey units north east of the site at – 1499 Gold Coast Highway approximately 41m from site.
7. 4 storey units south east of the site at – 1479 Gold Coast Highway approximately 39m from site.
These locations were chosen as being representative of the nearest residential receivers to the proposed development. Refer to Figure 2 for these locations.
Figure 2: Receivers and Noise Monitoring Locations
N
1
Noise Monitor
4
3
5
2
6
7
Site
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4.2 Unattended Noise Monitoring A Rion NL42 environmental noise monitor was placed at 1486 Gold Coast Highway, 6m from the nearest lane of Gold Coast Highway to measure road traffic and ambient noise levels. The monitor was located in a free field position with the microphone approximately 1.4 metres above ground surface level. The noise monitor was set to record noise levels between the 16th and 23rd November 2015. Due to battery issues the logger stopped recording on the 21st of November. The environmental noise monitors were set to record noise levels in "A" Weighting, Fast response using 15 minute statistical intervals. Ambient noise monitoring was conducted generally in accordance with Australian Standard AS1055:1997 Acoustics – Description and measurement of environmental noise with road traffic conducted in accordance with Australian Standard AS2702:1984 ‘Acoustics - Methods for the measurement of road traffic noise’. Refer to Figure 2 for noise monitoring locations.
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5. Existing Noise Levels Section 5.1 presents the measured ambient noise levels from the unattended noise monitoring survey. Any periods of inclement weather or extraneous noise was omitted from the measured data prior to determining the results.
5.1 Road Traffic and Ambient Noise Levels The road traffic and ambient noise levels measured at the monitoring location are as follows;
Table 1: Measured road traffic and ambient noise levels - all time periods
Day Date L10 (18h)
L90 (18h)
L90 (8h)
L90 dB(A) Day Eve Night
Monday 16/11/15 - - - - 50 43 Tuesday 17/11/15 69 52 43 55 49 44
Wednesday 18/11/15 69 52 42 54 49 42 Thursday 19/11/15 69 52 43 55 50 43
Friday 20/11/15 70 53 44 56 51 44 Saturday 21/11/15 - - - - - -
Overall value 69 52 43 55 50 44
Road traffic data from the weekend was not utilised as it is not considered relevant to the assessment. Refer to the appendix for graphical representation.
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6. Noise Criteria
6.1 Road Traffic Noise Criteria As the development is located near a state controlled road (Gold Coast Highway), the SDAP criteria applies.
6.1.1 State Development Assessment Provisions (SDAP)
The criteria applied are in accordance with Module 1 of the “State Development Assessment Provisions” (SDAP) Version 1.7 dated 23rd November 2015 by the Department of State Development, Infrastructure and Planning. The policy sets out matters of interest for development assessment of developments near state controlled roads or multi-modal corridors. The applicable criteria for the development in the year 2025 (ten year planning horizon) requires road traffic noise to be assessed in accordance with Table 1.1.1 of the policy statement as follows;
Table 2: SDAP road traffic noise criteria
Activity Criteria
All facades of accommodation activities or residential care facilities
≤60 dB(A) L10 (18h) façade corrected If measured L90 (8h) free field between 10pm and 6am is ≤40dB(A)
≤63 dB(A) L10 (18h) façade corrected If measured L90 (8h) free field between 10pm and 6am is >40dB(A)
All private open spaces of accommodation activities and residential care facilities (free field)
≤57 dB(A) L10 (18h) free field If measured L90 (18h) free field between 6am and 12 midnight is ≤45dB(A)
≤60 dB(A) L10 (18h) free field If measured L90 (18h) free field between 6am and 12 midnight is >45dB(A)
Passive recreation areas of accommodation activities
≤63 dB(A) L10 (12h) free field Between 6am and 6pm
Based on the measured noise levels at the location, the applicable criteria for the development are as follows;
Table 3: Applicable SDAP road traffic noise criteria
Activity Criteria All facades of accommodation activities or residential care facilities LA10(18hr) 63 dB(A)
All open spaces and recreation areas of accommodation activities and residential care facilities (free field)
LA10(18hr) 60 dB(A)
Passive recreation areas of accommodation activities
≤63 dB(A) L10 (12h) free field Between 6am and 6pm
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6.1.2 Queensland Design Code MP4.4
The noise categories as specified in the code are as follows;
Table 4: Queensland Design Code Noise Categories
Category Noise level L10(18hr) dB(A) (including façade correction)
Category 4 ≥ 73 Category 3 68-72 Category 2 63-67 Category 1 58-62 Category 0 ≤ 57
6.2 Environmental Noise Criteria The noise criteria as applied by Gold Coast City Council are as follows;
6.2.1 Acoustic Quality Objectives
Table 5 below presents the acoustic quality objectives at noise sensitive receptors as detailed in Schedule 1 of the EPP (Noise) 2008.
Table 5: Acoustic Quality Objectives at Noise Sensitive Properties
Sensitive Receptor Time of Day Acoustic Quality Objectives, dB(A)
LAeq,adj,1hr LA10,adj,1hr LA1,adj,1hr
Dwelling (outdoors)
Day and Evening (7am – 10pm) 50 55 65
Dwelling (Indoors)
Day and Evening (7am – 10pm) 35 40 45
Night (10pm – 7am) 30 35 40
6.2.2 Background Creep
The Background Creep criteria are as follows;
Time-varying noise: LAeq,adj,T, ≤ Ambient LA90,T + 5dB(A)
Steady-state noise:
LA90,T ≤ Ambient LA90,T The time period (T) is a time interval of at least 15 minutes, or if the noise continues for less than 15 minutes, the duration of the noise source. Based on the results of ambient noise monitoring, the project specific background creep noise limits are shown in Table 6.
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Table 6: Background creep noise limits
Time Period Noise Level Limits SPL dB(A)
LAeq,T LA90,T
Day 7am – 6pm 60 55 Evening 6pm – 10pm 55 50 Night 10pm – 7am 49 44
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7. Road Traffic Assessment Road traffic noise associated with the Gold Coast Highway for a ten year planning horizon was assessed at the development to determine compliance with GCCC criteria.
7.1 Traffic Volumes Existing traffic volumes were obtained from TMR data dated 2013-2014. The data provided a growth rate of 2.95% which was used to calculate future traffic volumes.
Table 7: Traffic Volumes
Location 2014 AADT 2015 Predicted AADT
2025 Predicted AADT
Percentage of Heavy Vehicles
Gold Coast Highway 34,068 35,073 46,907 5.5
7.2 Road Traffic Noise Verification To ensure the CoRTN noise model is accurate, a verification model of the predicted LA10(18hr) was created and compared to the measured noise level based on the data provided in Section 7.1. The CoRTN method allows a 2dB(A) variation from the predicted and measured level, if the variation exceeds 2dB(A) a correction to the predicted level is required.
Table 8: Comparison of Measured and Predicted Noise Levels
Location Measured LA10(18hr) dB(A)
Predicted LA10(18hr) dB(A) Correction
Gold Coast Highway 69.2 69.9 0
7.3 Predicted Road Traffic Noise Levels - 2025 Road traffic noise modelling for the proposed development was based on the following information:
Gold Coast Highway speed limit of 70km/h.
A Dense Graded Asphalt (DGA) surface on the Gold Coast Highway, resulting in a 0 dB(A) correction in accordance with TMR requirements.
Receiver heights based on 1.5m above finished floor level.
Site layout and floor plans provided by BDA Architecture, Project No. 382200, drawings A1.102, A2.101-109 and A4.101, Issue A dated 1.12.2015.
A façade correction of +2.5 dB(A)
Table 9 presents the predicted noise impacts and acoustic ratings with respect to traffic noise.
Table 9: Predicted road traffic noise impacts and ratings
(1)Unit Floor Location LA10 18hr dB(A)
QDC Category
101 GF Kit/Liv/Din 37 0 101 GF Bed 1 37 0
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(1)Unit Floor Location LA10 18hr dB(A)
QDC Category
102 GF Kit/Liv/Din 36 0 102 GF Bed 1 36 0 102 GF Bed 2 36 0 103 GF Kit/Liv/Din 60 1 103 GF Bed 1 60 1 104 GF Kit/Liv/Din 67 2 104 GF Bed 1 67 2 105 GF Kit/Liv/Din 68 3 105 GF Bed 1 68 3 106 GF Kit/Liv/Din 68 3 106 GF Bed 1 68 3 107 GF Kit/Liv/Din 68 3 107 GF Bed 1 68 3 109 GF Kit/Liv/Din 69 3 109 GF Bed 1 69 3 109 GF Bed 2 69 3 109 GF Bed 3 69 3 111 GF Kit/Liv/Din 69 3 111 GF Bed 1 69 3 112 GF Kit/Liv/Din 68 3 112 GF Bed 1 68 3 112 GF Bed 2 68 3 113 GF Kit/Liv/Din 66 2 113 GF Bed 1 66 2 114 GF Kit/Liv/Din 62 1 114 GF Bed 1 62 1 115 GF Kit/Liv/Din 37 0 115 GF Bed 1 37 0 116 GF Kit/Liv/Din 37 0 116 GF Bed 1 37 0 117 GF Kit/Liv/Din 37 0 117 GF Bed 1 37 0 201 1.Fl Kit/Liv/Din 37 0 201 1.Fl Bed 1 37 0 202 1.Fl Kit/Liv/Din 36 0 202 1.Fl Bed 1 36 0 202 1.Fl Bed 2 36 0 203 1.Fl Kit/Liv/Din 62 1 203 1.Fl Bed 1 62 1 204 1.Fl Kit/Liv/Din 69 3 204 1.Fl Bed 1 69 3 205 1.Fl Kit/Liv/Din 70 3 205 1.Fl Bed 1 70 3 206 1.Fl Kit/Liv/Din 70 3 206 1.Fl Bed 1 70 3 207 1.Fl Kit/Liv/Din 70 3 207 1.Fl Bed 1 70 3 208 1.Fl Kit/Liv/Din 71 3 208 1.Fl Bed 1 71 3 209 1.Fl Kit/Liv/Din 71 3 209 1.Fl Bed 1 71 3 210 1.Fl Kit/Liv/Din 71 3 210 1.Fl Bed 1 71 3 211 1.Fl Kit/Liv/Din 71 3
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(1)Unit Floor Location LA10 18hr dB(A)
QDC Category
211 1.Fl Bed 1 71 3 212 1.Fl Kit/Liv/Din 71 3 212 1.Fl Bed 1 71 3 212 1.Fl Bed 2 71 3 213 1.Fl Kit/Liv/Din 69 3 213 1.Fl Bed 1 69 3 214 1.Fl Kit/Liv/Din 64 2 214 1.Fl Bed 1 64 2 215 1.Fl Kit/Liv/Din 37 0 215 1.Fl Bed 1 37 0 216 1.Fl Kit/Liv/Din 37 0 216 1.Fl Bed 1 37 0 217 1.Fl Kit/Liv/Din 37 0 217 1.Fl Bed 1 37 0 217 1.Fl Bed 2 37 0 218 1.Fl Kit/Liv/Din 36 0 218 1.Fl Bed 1 36 0 218 1.Fl Bed 2 36 0 219 1.Fl Kit/Liv/Din 43 0 219 1.Fl Bed 1 43 0 220 1.Fl Kit/Liv/Din 48 0 220 1.Fl Bed 1 48 0 220 1.Fl Bed 2 48 0 301 2.Fl Kit/Liv/Din 37 0 301 2.Fl Bed 1 37 0 302 2.Fl Kit/Liv/Din 37 0 302 2.Fl Bed 1 37 0 302 2.Fl Bed 2 37 0 303 2.Fl Kit/Liv/Din 63 2 303 2.Fl Bed 1 63 2 304 2.Fl Kit/Liv/Din 69 3 304 2.Fl Bed 1 69 3 305 2.Fl Kit/Liv/Din 71 3 305 2.Fl Bed 1 71 3 306 2.Fl Kit/Liv/Din 71 3 306 2.Fl Bed 1 71 3 307 2.Fl Kit/Liv/Din 71 3 307 2.Fl Bed 1 71 3 308 2.Fl Kit/Liv/Din 71 3 308 2.Fl Bed 1 71 3 309 2.Fl Kit/Liv/Din 71 3 309 2.Fl Bed 1 71 3 310 2.Fl Kit/Liv/Din 71 3 310 2.Fl Bed 1 71 3 311 2.Fl Kit/Liv/Din 71 3 311 2.Fl Bed 1 71 3 312 2.Fl Kit/Liv/Din 71 3 312 2.Fl Bed 1 71 3 312 2.Fl Bed 2 71 3 313 2.Fl Kit/Liv/Din 69 3 313 2.Fl Bed 1 69 3 314 2.Fl Kit/Liv/Din 65 2 314 2.Fl Bed 1 65 2 315 2.Fl Kit/Liv/Din 37 0
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(1)Unit Floor Location LA10 18hr dB(A)
QDC Category
315 2.Fl Bed 1 37 0 316 2.Fl Kit/Liv/Din 37 0 316 2.Fl Bed 1 37 0 317 2.Fl Kit/Liv/Din 37 0 317 2.Fl Bed 1 37 0 317 2.Fl Bed 2 37 0 318 2.Fl Kit/Liv/Din 38 0 318 2.Fl Bed 1 38 0 318 2.Fl Bed 2 38 0 319 2.Fl Kit/Liv/Din 45 0 319 2.Fl Bed 1 45 0 320 2.Fl Kit/Liv/Din 49 0 320 2.Fl Bed 1 49 0 320 2.Fl Bed 2 49 0 401 3.Fl Kit/Liv/Din 38 0 401 3.Fl Bed 1 38 0 402 3.Fl Kit/Liv/Din 38 0 402 3.Fl Bed 1 38 0 402 3.Fl Bed 2 38 0 403 3.Fl Kit/Liv/Din 63 2 403 3.Fl Bed 1 69 3 403 3.Fl Bed 2 69 3 403 3.Fl Bed 3 69 3 405 3.Fl Kit/Liv/Din 70 3 405 3.Fl Bed 1 70 3 405 3.Fl Bed 2 70 3 407 3.Fl Kit/Liv/Din 70 3 407 3.Fl Bed 1 70 3 407 3.Fl Bed 2 70 3 408 3.Fl Kit/Liv/Din 71 3 408 3.Fl Bed 1 71 3 408 3.Fl Bed 2 71 3 409 3.Fl Kit/Liv/Din 71 3 409 3.Fl Bed 1 71 3 409 3.Fl Bed 2 71 3 410 3.Fl Kit/Liv/Din 71 3 410 3.Fl Bed 1 71 3 411 3.Fl Kit/Liv/Din 71 3 411 3.Fl Bed 1 71 3 412 3.Fl Kit/Liv/Din 71 3 412 3.Fl Bed 1 71 3 412 3.Fl Bed 2 71 3 413 3.Fl Kit/Liv/Din 69 3 413 3.Fl Bed 1 69 3 413 3.Fl Bed 2 69 3 413 3.Fl Bed 3 69 3 415 3.Fl Kit/Liv/Din 38 0 415 3.Fl Bed 1 38 0 416 3.Fl Kit/Liv/Din 38 0 416 3.Fl Bed 1 38 0 417 3.Fl Kit/Liv/Din 38 0 417 3.Fl Bed 1 38 0 417 3.Fl Bed 2 38 0 418 3.Fl Kit/Liv/Din 39 0
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(1)Unit Floor Location LA10 18hr dB(A)
QDC Category
418 3.Fl Bed 1 39 0 418 3.Fl Bed 2 39 0 419 3.Fl Kit/Liv/Din 45 0 419 3.Fl Bed 1 45 0 420 3.Fl Kit/Liv/Din 50 0 420 3.Fl Bed 1 50 0 420 3.Fl Bed 2 50 0 501 4.Fl Kit/Liv/Din 40 0 501 4.Fl Bed 1 40 0 502 4.Fl Kit/Liv/Din 40 0 502 4.Fl Bed 1 40 0 502 4.Fl Bed 2 40 0 503 4.Fl Kit/Liv/Din 69 3 503 4.Fl Bed 1 69 3 503 4.Fl Bed 2 69 3 503 4.Fl Bed 3 69 3 505 4.Fl Kit/Liv/Din 70 3 505 4.Fl Bed 1 70 3 505 4.Fl Bed 2 70 3 507 4.Fl Kit/Liv/Din 70 3 507 4.Fl Bed 1 70 3 507 4.Fl Bed 2 70 3 508 4.Fl Kit/Liv/Din 70 3 508 4.Fl Bed 1 70 3 508 4.Fl Bed 2 70 3 510 4.Fl Kit/Liv/Din 70 3 510 4.Fl Bed 1 70 3 511 4.Fl Kit/Liv/Din 70 3 511 4.Fl Bed 1 70 3 512 4.Fl Kit/Liv/Din 70 3 512 4.Fl Bed 1 70 3 512 4.Fl Bed 2 70 3 513 4.Fl Kit/Liv/Din 69 3 513 4.Fl Bed 1 69 3 513 4.Fl Bed 2 69 3 513 4.Fl Bed 3 69 3 515 4.Fl Kit/Liv/Din 40 0 515 4.Fl Bed 1 40 0 516 4.Fl Kit/Liv/Din 40 0 516 4.Fl Bed 1 40 0 517 4.Fl Kit/Liv/Din 40 0 517 4.Fl Bed 1 40 0 517 4.Fl Bed 2 40 0 601 5.Fl Kit/Liv/Din 42 0 601 5.Fl Bed 1 42 0 602 5.Fl Kit/Liv/Din 42 0 602 5.Fl Bed 1 42 0 602 5.Fl Bed 2 42 0 603 5.Fl Kit/Liv/Din 68 3 603 5.Fl Bed 1 68 3 603 5.Fl Bed 2 68 3 603 5.Fl Bed 3 68 3 605 5.Fl Kit/Liv/Din 70 3 605 5.Fl Bed 1 70 3
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(1)Unit Floor Location LA10 18hr dB(A)
QDC Category
605 5.Fl Bed 2 70 3 606 5.Fl Kit/Liv/Din 70 3 606 5.Fl Bed 1 70 3 606 5.Fl Bed 2 70 3 607 5.Fl Kit/Liv/Din 70 3 607 5.Fl Bed 1 70 3 607 5.Fl Bed 2 70 3 610 5.Fl Kit/Liv/Din 70 3 610 5.Fl Bed 1 70 3 611 5.Fl Kit/Liv/Din 70 3 611 5.Fl Bed 1 70 3 612 5.Fl Kit/Liv/Din 70 3 612 5.Fl Bed 1 70 3 612 5.Fl Bed 2 70 3 613 5.Fl Kit/Liv/Din 69 3 613 5.Fl Bed 1 69 3 613 5.Fl Bed 2 69 3 613 5.Fl Bed 3 69 3 615 5.Fl Kit/Liv/Din 43 0 615 5.Fl Bed 1 43 0 616 5.Fl Kit/Liv/Din 43 0 616 5.Fl Bed 1 43 0 617 5.Fl Kit/Liv/Din 43 0 617 5.Fl Bed 1 43 0 617 5.Fl Bed 2 43 0 701 6.Fl Kit/Liv/Din 45 0 701 6.Fl Bed 1 45 0 702 6.Fl Kit/Liv/Din 46 0 702 6.Fl Bed 1 46 0 702 6.Fl Bed 2 46 0 703 6.Fl Kit/Liv/Din 68 3 703 6.Fl Bed 1 68 3 703 6.Fl Bed 2 68 3 703 6.Fl Bed 3 68 3 705 6.Fl Kit/Liv/Din 69 3 705 6.Fl Bed 1 69 3 705 6.Fl Bed 2 69 3 706 6.Fl Kit/Liv/Din 70 3 706 6.Fl Bed 1 70 3 706 6.Fl Bed 2 70 3 707 6.Fl Kit/Liv/Din 70 3 707 6.Fl Bed 1 70 3 707 6.Fl Bed 2 70 3 710 6.Fl Kit/Liv/Din 70 3 710 6.Fl Bed 1 70 3 711 6.Fl Kit/Liv/Din 70 3 711 6.Fl Bed 1 70 3 712 6.Fl Kit/Liv/Din 70 3 712 6.Fl Bed 1 70 3 712 6.Fl Bed 2 70 3 713 6.Fl Kit/Liv/Din 68 3 713 6.Fl Bed 1 68 3 713 6.Fl Bed 2 68 3 713 6.Fl Bed 3 68 3
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(1)Unit Floor Location LA10 18hr dB(A)
QDC Category
715 6.Fl Kit/Liv/Din 46 0 715 6.Fl Bed 1 46 0 716 6.Fl Kit/Liv/Din 46 0 716 6.Fl Bed 1 46 0 717 6.Fl Kit/Liv/Din 46 0 717 6.Fl Bed 1 46 0 717 6.Fl Bed 2 46 0 718 6.Fl Kit/Liv/Din 45 0 718 6.Fl Bed 1 45 0
(1) Unit numbering is provided in Section 7.3.1 Based on the predicted noise impacts, additional treatments are required to ensure compliance for internal areas with SDAP assessment requirements. Refer to Section 9 for recommendations regarding standard construction. To ensure compliance of the communal recreational areas with SDAP criteria, an assessment was conducted with the results presented in Table 10.
Table 10: Communal Recreation Area – TMR Criteria
Location TMR Criteria dB(A) LA10(18hr)
Predicted dB(A) LA10(18hr)
Recreational/Pool Area 63 40
Lvl 4 Terrace 63 70
Predicted noise levels in the Recreational Pool Area comply with SDAP criteria; therefore all residents would have access to an external area which is screened from traffic noise.
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Figure 3: Predicted Noise Level - Ground Level
Figure 4: Predicted Noise Level - Level 4(Inc. Pool Area)
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Figure 5: Predicted Noise Level - Level 6
7.3.1 Unit Numbering
79 11 12 13
15 16 17 14 1 2 3
456
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18
19
20
71011 12 13
15 16 1714 1 23
4
5689
18
19
20
71011 12 13
15 16 1714 1 23
4
5689
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18
19
20
71011 12
13
15 16 17 1 23
589
71011 12
13
15 16 17 1 2
3
58
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810 11 1213
15 16 1714 1 2 3
467
18
71011 12
13
1516
171 2
3
58
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8. Environmental Assessment
8.1 Onsite Activities Noise associated with vehicle activity and people in the level 4 communal areas have been assessed based on previous measurements of similar activities. The calculations assume that the activities are located at the closest point within the development site to each receiver location in each case. Any relevant shielding or building transmission loss are taken into account for these activities.
8.2 Acoustic Quality Objectives The average maximum noise source levels and predicted levels at the receiver locations, without acoustic treatments, are shown in Table 11 as follows. Note: LA10 and LA1 results are not shown in cases where the total duration of the events is less than the minimum time required e.g. LA10(1hr) requires noise events to occur for at least 360 seconds of an hour long period. LAeq results are not shown where the calculated total is less than 0dBA.
Table 11: Acoustic quality objective noise levels, 1 hour Receivers ### 10 10 10 10 10 10 10 10 10
1. 1484 Gold Coast Highway
2. 3 Twentyeigth Avenue
3. 7 Nyrang Avenue
4. 3 Nyrang Avenue
5. 1498 Gold Coast Highway
6. 1499 Gold Coast Highway
7. 1479 Gold Coast Highway Barrier (height (m))
Description No
Day / eve
Day / eve
indoor
Night indoo
r
Day / eve
Day / eve
indoor
Night indoo
r
Day / eve
Day / eve
indoor
Night indoo
r
Cri teria 50 35 30 55 40 35 65 45 40
Rec area inc pool 78 2 80 2 2 0 900 64 0 ‐15 0 ‐37 25 15 25 15 0 ‐10 30 20 30 20 0 ‐10 37 27 37 27 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
1 Common Dining 75 0 75 4 4 4 900 55 0 ‐20 0 ‐35 20 10 20 10 20 10 20 10 20 10 20 10 20 10 20 10 20 10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 4 70 0 70 4 4 4 900 39 0 ‐15 0 ‐32 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 5 70 0 70 4 4 900 57 0 ‐15 0 ‐35 19 9 19 9 0 ‐10 19 9 19 9 0 ‐10 19 9 19 9 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
Lounge Area 70 0 70 4 4 4 900 55 0 ‐20 0 ‐35 15 5 15 5 15 5 15 5 15 5 15 5 15 5 15 5 15 5 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car door closure 75 2 77 20 20 20 2 58 0 ‐15 0 ‐35 6 ‐4 6 ‐4 6 ‐4 0 ‐10 0 ‐10 0 ‐10 12 2 12 2 12 2 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car start 74 2 76 12 12 12 2 58 0 ‐15 0 ‐35 3 ‐7 3 ‐7 3 ‐7 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car passby 69 0 69 20 20 20 15 58 0 ‐15 0 ‐35 7 ‐3 7 ‐3 7 ‐3 0 ‐10 0 ‐10 0 ‐10 12 2 12 2 12 2 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Tota l 29 19 29 19 26 16 32 22 32 22 25 15 37 27 37 27 26 16 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cri teria 50 35 30 55 40 35 65 45 40
Rec area inc pool 78 2 80 2 2 900 47 0 ‐15 0 ‐34 28 18 28 18 0 ‐10 33 23 33 23 0 ‐10 40 30 40 30 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
2 Common Dining 75 0 75 4 4 4 900 52 0 ‐20 0 ‐34 21 11 21 11 21 11 21 11 21 11 21 11 21 11 21 11 21 11 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 4 70 0 70 4 4 4 900 40 0 ‐15 0 ‐32 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 5 70 0 70 4 4 900 50 0 0 0 ‐34 36 26 36 26 0 ‐10 36 26 36 26 0 ‐10 36 26 36 26 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
Lounge Area 70 0 70 4 4 4 900 52 0 ‐20 0 ‐34 16 6 16 6 16 6 16 6 16 6 16 6 16 6 16 6 16 6 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car door closure 75 2 77 20 20 20 2 48 0 ‐15 0 ‐34 9 ‐1 9 ‐1 9 ‐1 0 ‐10 0 ‐10 0 ‐10 15 5 15 5 15 5 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car start 74 2 76 12 12 12 2 48 0 ‐15 0 ‐34 6 ‐4 6 ‐4 6 ‐4 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car passby 69 0 69 20 20 20 15 52 0 ‐15 0 ‐34 9 ‐1 9 ‐1 9 ‐1 0 ‐10 0 ‐10 0 ‐10 14 4 14 4 14 4 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Tota l 37 27 37 27 26 16 38 28 38 28 26 16 42 32 42 32 26 16 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cri teria 50 35 30 55 40 35 65 45 40
Rec area inc pool 78 2 80 2 2 900 11 1.4 ‐16 0 0 ‐21 40 30 40 30 0 ‐10 45 35 45 35 0 ‐10 52 42 52 42 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
3 Common Dining 75 0 75 4 4 4 900 16 0 ‐20 0 ‐24 31 21 31 21 31 21 31 21 31 21 31 21 31 21 31 21 31 21 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 4 70 0 70 4 4 4 900 19 0 ‐15 0 ‐25 30 20 30 20 30 20 30 20 30 20 30 20 30 20 30 20 30 20 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 5 70 0 70 4 4 900 17 0 ‐11 0 0 ‐24 35 25 35 25 0 ‐10 35 25 35 25 0 ‐10 35 25 35 25 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
Lounge Area 70 0 70 4 4 4 900 16 0 ‐20 0 ‐24 26 16 26 16 26 16 26 16 26 16 26 16 26 16 26 16 26 16 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car door closure 75 2 77 20 20 20 2 8 1.8 ‐8 0 0 ‐18 31 21 31 21 31 21 0 ‐10 0 ‐10 0 ‐10 37 27 37 27 37 27 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car start 74 2 76 12 12 12 2 8 1.8 ‐8 0 0 ‐18 28 18 28 18 28 18 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car passby 69 0 69 20 20 20 15 11 1.8 ‐7 0 0 ‐20 31 21 31 21 31 21 0 ‐10 0 ‐10 0 ‐10 36 26 36 26 36 26 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Tota l 43 33 43 33 38 28 46 36 46 36 34 24 52 42 52 42 41 31 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cri teria 50 35 30 55 40 35 65 45 40
Rec area inc pool 78 2 80 2 2 900 13 1.4 ‐15 0 0 ‐23 39 29 39 29 0 ‐10 44 34 44 34 0 ‐10 51 41 51 41 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
4 Common Dining 75 0 75 4 4 4 900 22 0 ‐20 0 ‐27 28 18 28 18 28 18 28 18 28 18 28 18 28 18 28 18 28 18 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 4 70 0 70 4 4 4 900 31 0 ‐15 0 ‐30 25 15 25 15 25 15 25 15 25 15 25 15 25 15 25 15 25 15 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 5 70 0 70 4 4 900 19 0 ‐10 0 0 ‐26 34 24 34 24 0 ‐10 34 24 34 24 0 ‐10 34 24 34 24 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
Lounge Area 70 0 70 4 4 4 900 22 0 ‐20 0 ‐27 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car door closure 75 2 77 20 20 20 2 5 1.8 ‐9 0 0 ‐14 34 24 34 24 34 24 0 ‐10 0 ‐10 0 ‐10 40 30 40 30 40 30 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car start 74 2 76 12 12 12 2 5 1.8 ‐9 0 0 ‐14 31 21 31 21 31 21 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car passby 69 0 69 20 20 20 15 7 1.8 ‐8 0 0 ‐17 33 23 33 23 33 23 0 ‐10 0 ‐10 0 ‐10 38 28 38 28 38 28 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Tota l 43 33 43 33 39 29 45 35 45 35 31 21 52 42 52 42 43 33 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cri teria 50 35 30 55 40 35 65 45 40
Rec area inc pool 78 2 80 2 2 900 33 ‐7 0 0 ‐31 39 29 39 29 0 ‐10 44 34 44 34 0 ‐10 51 41 51 41 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
5 Common Dining 75 0 75 4 4 4 900 39 0 ‐20 0 ‐32 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 23 13 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 4 70 0 70 4 4 4 900 51 0 ‐15 0 ‐34 21 11 21 11 21 11 21 11 21 11 21 11 21 11 21 11 21 11 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 5 70 0 70 4 4 900 36 0 0 0 ‐31 39 29 39 29 0 ‐10 39 29 39 29 0 ‐10 39 29 39 29 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
Lounge Area 70 0 70 4 4 4 900 39 0 ‐20 0 ‐32 18 8 18 8 18 8 18 8 18 8 18 8 18 8 18 8 18 8 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car door closure 75 2 77 20 20 20 2 32 0 0 0 ‐30 27 17 27 17 27 17 0 ‐10 0 ‐10 0 ‐10 33 23 33 23 33 23 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car start 74 2 76 12 12 12 2 32 0 0 0 ‐30 24 14 24 14 24 14 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car passby 69 0 69 20 20 20 15 34 0 0 0 ‐31 28 18 28 18 28 18 0 ‐10 0 ‐10 0 ‐10 33 23 33 23 33 23 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Tota l 42 32 42 32 33 23 45 35 45 35 26 16 51 41 51 41 36 26 Yes Yes Yes Yes Yes Yes Yes Yes Yes
No. of events per 1hr Eve
No. of events per 1hr Night
LAeq
adj,1hr ext. dB(A) Eve
LAeq
adj,1hr int. dB(A) Eve
LAeq
adj,1hr ext. dB(A) Night
Duration per event
Distance (m
)
Barrier screening
dB
Building TL or shield dB
Topo
screening
dB
Dist atten. @
‐6dB
/dd
LAeq
adj,1hr ext. dB(A) Day
LAeq
adj,1hr int. dB(A) Day
LAeq
adj,1hr int. dB(A) Nigh t
LA10 adj,1hr ext. dB(A) Eve
Receiver
Source Leq@1m dB(A)
Correction
dB(A)*
Corrected Leq@
1m dB(A)
No. of events per 1hr Day
LA10
Compl iance
LA1
Compl iance
LA10 adj,1hr ext. dB(A) Day
LA10 adj,1hr int. dB(A) Day
LA1 adj,1hr ext. dB(A) Day
LA1 adj,1hr int. dB(A) Day
Amenity
LAeq
Compl iance
LA10 adj,1hr int. dB(A) Eve
LA10 adj,1hr ext. dB(A) Night
LA10 adj,1hr int. dB(A) Night
LA1 adj,1hr ext. dB(A) Eve
LA1 adj,1hr int. dB(A) Eve
LA1 adj,1hr ext. dB(A) Night
LA1 adj,1hr int. dB(A) Night
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
581 Adopted Report
2015443 R04 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2016
Page 26
Cri teria 50 35 30 55 40 35 65 45 40
Rec area inc pool 78 2 80 2 2 900 77 0 ‐15 0 ‐38 24 14 24 14 0 ‐10 29 19 29 19 0 ‐10 36 26 36 26 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
6 Common Dining 75 0 75 4 4 4 900 68 0 ‐20 0 ‐37 18 8 18 8 18 8 18 8 18 8 18 8 18 8 18 8 18 8 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 4 70 0 70 4 4 4 900 64 0 0 0 ‐36 34 24 34 24 34 24 34 24 34 24 34 24 34 24 34 24 34 24 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 5 70 0 70 4 4 900 72 0 ‐15 0 ‐37 18 8 18 8 0 ‐10 18 8 18 8 0 ‐10 18 8 18 8 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
Lounge Area 70 0 70 4 4 4 900 68 0 ‐20 0 ‐37 13 3 13 3 13 3 13 3 13 3 13 3 13 3 13 3 13 3 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car door closure 75 2 77 20 20 20 2 76 0 ‐15 0 ‐38 5 ‐5 5 ‐5 5 ‐5 0 ‐10 0 ‐10 0 ‐10 11 1 11 1 11 1 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car start 74 2 76 12 12 12 2 76 0 ‐15 0 ‐38 2 ‐8 2 ‐8 2 ‐8 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car passby 69 0 69 20 20 20 15 77 0 ‐15 0 ‐38 5 ‐5 5 ‐5 5 ‐5 0 ‐10 0 ‐10 0 ‐10 10 0 10 0 10 0 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Tota l 35 25 35 25 34 24 35 25 35 25 34 24 38 28 38 28 34 24 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Cri teria 50 35 30 55 40 35 65 45 40
Rec area inc pool 78 2 80 2 2 900 81 0 ‐15 0 ‐39 23 13 23 13 0 ‐10 28 18 28 18 0 ‐10 35 25 35 25 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
7 Common Dining 75 0 75 4 4 4 900 79 0 ‐20 0 ‐38 17 7 17 7 17 7 17 7 17 7 17 7 17 7 17 7 17 7 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 4 70 0 70 4 4 4 900 61 0 0 0 ‐36 34 24 34 24 34 24 34 24 34 24 34 24 34 24 34 24 34 24 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Terrace Lvl 5 70 0 70 4 4 900 83 0 ‐15 0 ‐38 17 7 17 7 0 ‐10 17 7 17 7 0 ‐10 17 7 17 7 0 ‐10 Yes Yes n/a Yes Yes n/a Yes Yes n/a
Lounge Area 70 0 70 4 4 4 900 79 0 ‐20 0 ‐38 12 2 12 2 12 2 12 2 12 2 12 2 12 2 12 2 12 2 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car door closure 75 2 77 20 20 20 2 93 0 ‐15 0 ‐39 3 ‐7 3 ‐7 3 ‐7 0 ‐10 0 ‐10 0 ‐10 9 ‐1 9 ‐1 9 ‐1 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car start 74 2 76 12 12 12 2 93 0 ‐15 0 ‐39 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Car passby 69 0 69 20 20 20 15 94 0 ‐15 0 ‐39 4 ‐6 4 ‐6 4 ‐6 0 ‐10 0 ‐10 0 ‐10 9 ‐1 9 ‐1 9 ‐1 Yes Yes Yes Yes Yes Yes Yes Yes Yes
Tota l 35 25 35 25 34 24 35 25 35 25 34 24 38 28 38 28 34 24 Yes Yes Yes Yes Yes Yes Yes Yes Yes *Correction due to tonality and impulsiveness as per AS1055:1997. Noise levels are predicted to comply with the criteria for activities associated with the development.
8.3 Background Creep Based on assessment of all time periods, the noise source levels and predicted levels at the receiver locations are shown as follows;
Table 12: Predicted 15 minute compliance
Receivers ## 900 900 900 900 900 10 10 10
1. 1484 Gold Coast Highway
2. 3 Twentyeigth Avenue
3. 7 Nyrang Avenue
4. 3 Nyrang Avenue
5. 1498 Gold Coast Highway
6. 1499 Gold Coast Highway
7. 1479 Gold Coast Highway Barrier (height (m
))
Description Inc
Day Eve Night
Cri teria 60 55 49
Rec area inc pool 78 2 80 1 1 900 64 0 ‐15 ‐37 25 15 25 15 0 ‐10 Yes Yes n/a
1 Common Dining 75 0 75 1 1 1 900 55 0 ‐20 ‐35 20 10 20 10 20 10 Yes Yes Yes
Terrace Lvl 4 70 0 70 1 1 1 900 39 0 ‐15 ‐32 23 13 23 13 23 13 Yes Yes Yes
Terrace Lvl 5 70 0 70 1 1 1 900 57 0 ‐15 ‐36 19 9 19 9 19 9 Yes Yes Yes
Lounge Area 70 0 70 1 1 1 900 55 0 ‐20 ‐35 15 5 15 5 15 5 Yes Yes Yes
Car door closure 75 2 77 5 5 5 2 58 0 ‐15 ‐36 6 ‐4 6 ‐4 6 ‐4 Yes Yes Yes
Car start 74 2 76 3 3 3 2 58 0 ‐15 ‐36 3 ‐7 3 ‐7 3 ‐7 Yes Yes Yes
Car passby 69 0 69 5 5 5 15 58 0 ‐15 ‐36 7 ‐3 7 ‐3 7 ‐3 Yes Yes Yes
Tota l 29 19 29 19 26 16 Yes Yes Yes
Cri teria 60 55 49
Rec area inc pool 78 2 80 1 1 900 47 0 ‐15 ‐34 28 18 28 18 0 ‐10 Yes Yes n/a
2 Common Dining 75 0 75 1 1 1 900 52 0 ‐20 ‐34 21 11 21 11 21 11 Yes Yes Yes
Terrace Lvl 4 70 0 70 1 1 1 900 40 0 ‐15 ‐32 23 13 23 13 23 13 Yes Yes Yes
Terrace Lvl 5 70 0 70 1 1 1 900 50 0 ‐34 36 26 36 26 36 26 Yes Yes Yes
Lounge Area 70 0 70 1 1 1 900 52 0 ‐20 ‐34 16 6 16 6 16 6 Yes Yes Yes
Car door closure 75 2 77 5 5 5 2 48 0 ‐15 ‐34 9 ‐1 9 ‐1 9 ‐1 Yes Yes Yes
Car start 74 2 76 3 3 3 2 48 0 ‐15 ‐34 6 ‐4 6 ‐4 6 ‐4 Yes Yes Yes
Car passby 69 0 69 5 5 5 15 52 0 ‐15 ‐34 9 ‐1 9 ‐1 9 ‐1 Yes Yes Yes
Tota l 37 27 37 27 36 26 Yes Yes Yes
Cri teria 60 55 49
Rec area inc pool 78 2 80 1 1 900 11 1.4 ‐16 ‐21 40 30 40 30 0 ‐10 Yes Yes n/a
3 Common Dining 75 0 75 1 1 1 900 16 0 ‐20 ‐24 31 21 31 21 31 21 Yes Yes Yes
Terrace Lvl 4 70 0 70 1 1 1 900 19 0 ‐15 ‐25 30 20 30 20 30 20 Yes Yes Yes
Terrace Lvl 5 70 0 70 1 1 1 900 17 0 ‐11 ‐24 35 25 35 25 35 25 Yes Yes Yes
Lounge Area 70 0 70 1 1 1 900 16 0 ‐20 ‐24 26 16 26 16 26 16 Yes Yes Yes
Car door closure 75 2 77 5 5 5 2 8 1.8 ‐8 ‐18 31 21 31 21 31 21 Yes Yes Yes
Car start 74 2 76 3 3 3 2 8 1.8 ‐8 ‐18 28 18 28 18 28 18 Yes Yes Yes
Car passby 69 0 69 5 5 5 15 11 1.8 ‐7 ‐20 31 21 31 21 31 21 Yes Yes Yes
Tota l 43 33 43 33 39 29 Yes Yes Yes
Receiver
Source Leq@1m
dB(A)
Correction
dB(A)*
Corrected Leq@
1m dB(A)
No. of events per 15min Day
Duration per event
Distance (m
)
Barrier screening dB
Building TL or shield dB
Topo
screening
dB
Dist atten. @
‐6dB
/dd
No. of events per 15min Eve
No. of events per 15min Nigh t
L Aeq adj,T int. dB(A) Night
LAeq 15 min
Compl iance
L Aeq adj,T ext. dB(A) Day
L Aeq adj,T int. dB(A) Day
L Aeq adj,T ext. dB(A) Eve
L Aeq adj,T int. dB(A) Eve
L Aeq adj,T ext. dB(A) Night
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
582 Adopted Report
2015443 R04 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2016
Page 27
Cri teria 60 55 49
Rec area inc pool 78 2 80 1 1 900 13 1.4 ‐15 ‐23 39 29 39 29 0 ‐10 Yes Yes n/a
4 Common Dining 75 0 75 1 1 1 900 22 0 ‐20 ‐27 28 18 28 18 28 18 Yes Yes Yes
Terrace Lvl 4 70 0 70 1 1 1 900 31 0 ‐15 ‐30 25 15 25 15 25 15 Yes Yes Yes
Terrace Lvl 5 70 0 70 1 1 1 900 19 0 ‐10 ‐26 34 24 34 24 34 24 Yes Yes Yes
Lounge Area 70 0 70 1 1 1 900 22 0 ‐20 ‐27 23 13 23 13 23 13 Yes Yes Yes
Car door closure 75 2 77 5 5 5 2 5 1.8 ‐9 ‐14 34 24 34 24 34 24 Yes Yes Yes
Car start 74 2 76 3 3 3 2 5 1.8 ‐9 ‐14 31 21 31 21 31 21 Yes Yes Yes
Car passby 69 0 69 5 5 5 15 7 1.8 ‐8 ‐17 33 23 33 23 33 23 Yes Yes Yes
Tota l 43 33 43 33 40 30 Yes Yes Yes
Cri teria 60 55 49
Rec area inc pool 78 2 80 1 1 900 33 ‐7 ‐31 39 29 39 29 0 ‐10 Yes Yes n/a
5 Common Dining 75 0 75 1 1 1 900 39 0 ‐20 ‐32 23 13 23 13 23 13 Yes Yes Yes
Terrace Lvl 4 70 0 70 1 1 1 900 51 0 ‐15 ‐34 21 11 21 11 21 11 Yes Yes Yes
Terrace Lvl 5 70 0 70 1 1 1 900 36 0 ‐31 39 29 39 29 39 29 Yes Yes Yes
Lounge Area 70 0 70 1 1 1 900 39 0 ‐20 ‐32 18 8 18 8 18 8 Yes Yes Yes
Car door closure 75 2 77 5 5 5 2 32 0 ‐30 27 17 27 17 27 17 Yes Yes Yes
Car start 74 2 76 3 3 3 2 32 0 ‐30 24 14 24 14 24 14 Yes Yes Yes
Car passby 69 0 69 5 5 5 15 34 0 ‐31 28 18 28 18 28 18 Yes Yes Yes
Tota l 42 32 42 32 40 30 Yes Yes Yes
Cri teria 60 55 49
Rec area inc pool 78 2 80 1 1 900 77 0 ‐15 ‐38 24 14 24 14 0 ‐10 Yes Yes n/a
6 Common Dining 75 0 75 1 1 1 900 68 0 ‐20 ‐37 18 8 18 8 18 8 Yes Yes Yes
Terrace Lvl 4 70 0 70 1 1 1 900 64 0 ‐36 34 24 34 24 34 24 Yes Yes Yes
Terrace Lvl 5 70 0 70 1 1 1 900 72 0 ‐15 ‐37 18 8 18 8 18 8 Yes Yes Yes
Lounge Area 70 0 70 1 1 1 900 68 0 ‐20 ‐37 13 3 13 3 13 3 Yes Yes Yes
Car door closure 75 2 77 5 5 5 2 76 0 ‐15 ‐38 5 ‐5 5 ‐5 5 ‐5 Yes Yes Yes
Car start 74 2 76 3 3 3 2 76 0 ‐15 ‐38 2 ‐8 2 ‐8 2 ‐8 Yes Yes Yes
Car passby 69 0 69 5 5 5 15 77 0 ‐15 ‐38 5 ‐5 5 ‐5 5 ‐5 Yes Yes Yes
Tota l 35 25 35 25 34 24 Yes Yes Yes
Cri teria 60 55 49
Rec area inc pool 78 2 80 1 1 900 81 0 ‐15 ‐39 23 13 23 13 0 ‐10 Yes Yes n/a
7 Common Dining 75 0 75 1 1 1 900 79 0 ‐20 ‐38 17 7 17 7 17 7 Yes Yes Yes
Terrace Lvl 4 70 0 70 1 1 1 900 61 0 ‐36 34 24 34 24 34 24 Yes Yes Yes
Terrace Lvl 5 70 0 70 1 1 1 900 83 0 ‐15 ‐38 17 7 17 7 17 7 Yes Yes Yes
Lounge Area 70 0 70 1 1 1 900 79 0 ‐20 ‐38 12 2 12 2 12 2 Yes Yes Yes
Car door closure 75 2 77 5 5 5 2 93 0 ‐15 ‐39 3 ‐7 3 ‐7 3 ‐7 Yes Yes Yes
Car start 74 2 76 3 3 3 2 93 0 ‐15 ‐39 0 ‐10 0 ‐10 0 ‐10 Yes Yes Yes
Car passby 69 0 69 5 5 5 15 94 0 ‐15 ‐39 4 ‐6 4 ‐6 4 ‐6 Yes Yes Yes
Tota l 35 25 35 25 35 25 Yes Yes Yes *Correction due to tonality and impulsiveness as per AS1055:1997. Noise levels are predicted to comply with the criteria for activities associated with the development.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
583 Adopted Report
2015443 R04 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2016
Page 28
9. Recommendations
9.1 Road Traffic Noise All building treatments for residential units shall be determined at the Building Approval stage in accordance with the assessment requirements of the Queensland Building Code Mandatory Part 4.4. For reference, noise categories are nominated in Section 9.1.1.
9.1.1 Glazing & Noise Category
Calculations were conducted in accordance with Queensland Building Code Part 4.4 to ensure compliance of internal noise levels with the QDC. The results, including glazing treatments and the noise category for each room, are presented in Table 13 below. The minimum glazing treatments presented in Table 13 are required to comply with the following:
The minimum glass thickness specified shall not be reduced regardless of the Rw performance of the glazing system.
If compliance cannot be achieved with the minimum Rw ratings, the glass thickness shall be increased until compliance is achieved.
Glazing specified with acoustic seals requires a Q-lon seal or an equivalent product, mohair seals are not acceptable.
The glazier shall provide NATA test reports on request to verify compliance with the minimum Rw ratings. Generic reports are not acceptable.
Table 13: QDC Noise Category & Glazing Treatments
Unit Floor Location
QDC Rw Ratings QDC Glazing
Acou
stic
sea
ls
Wal
l
Roof
Win
dow
s
Entr
y do
or
Floo
rs
Win
dow
s
101 GF Kit/Liv/Din - - - - - standard no 101 GF Bed 1 - - - - - standard no 102 GF Kit/Liv/Din - - - - - standard no 102 GF Bed 1 - - - - - standard no 102 GF Bed 2 - - - - - standard no 103 GF Kit/Liv/Din 35 - 27 - - 4mm float yes 103 GF Bed 1 35 - 27 - - 4mm float yes 104 GF Kit/Liv/Din 41 38 35 - - 10.38 lam yes 104 GF Bed 1 41 - 35 - - 10.38 lam yes
105 GF Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
105 GF Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
106 GF Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
106 GF Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
107 GF Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
107 GF Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
584 Adopted Report
2015443 R04 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2016
Page 29
Unit Floor Location
QDC Rw Ratings QDC Glazing
Acou
stic
sea
ls
Wal
l
Roof
Win
dow
s
Entr
y do
or
Floo
rs
Win
dow
s
109 GF Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
109 GF Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
109 GF Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
109 GF Bed 3 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
111 GF Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
111 GF Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
112 GF Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
112 GF Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
112 GF Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
113 GF Kit/Liv/Din 41 - 35 - - 10.38 lam yes 113 GF Bed 1 41 - 35 - - 10.38 lam yes 114 GF Kit/Liv/Din 35 - 27 - - 4mm float yes 114 GF Bed 1 35 - 27 - - 4mm float yes 115 GF Kit/Liv/Din - - - - - standard no 115 GF Bed 1 - - - - - standard no 116 GF Kit/Liv/Din - - - - - standard no 116 GF Bed 1 - - - - - standard no 117 GF Kit/Liv/Din - - - - - standard no 117 GF Bed 1 - - - - - standard no 201 1.Fl Kit/Liv/Din - - - - - standard no 201 1.Fl Bed 1 - - - - - standard no 202 1.Fl Kit/Liv/Din - - - - - standard no 202 1.Fl Bed 1 - - - - - standard no 202 1.Fl Bed 2 - - - - - standard no 203 1.Fl Kit/Liv/Din 35 - 27 - - 4mm float yes 203 1.Fl Bed 1 35 - 27 - - 4mm float yes
204 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
204 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
205 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
205 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
206 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
206 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
207 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
207 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
208 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
208 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
209 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 yes
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
585 Adopted Report
2015443 R04 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2016
Page 30
Unit Floor Location
QDC Rw Ratings QDC Glazing
Acou
stic
sea
ls
Wal
l
Roof
Win
dow
s
Entr
y do
or
Floo
rs
Win
dow
s
lam
209 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
210 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
210 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
211 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
211 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
212 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
212 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
212 1.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
213 1.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
213 1.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
214 1.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes 214 1.Fl Bed 1 41 - 35 - - 10.38 lam yes 215 1.Fl Kit/Liv/Din - - - - - standard no 215 1.Fl Bed 1 - - - - - standard no 216 1.Fl Kit/Liv/Din - - - - - standard no 216 1.Fl Bed 1 - - - - - standard no 217 1.Fl Kit/Liv/Din - - - - - standard no 217 1.Fl Bed 1 - - - - - standard no 217 1.Fl Bed 2 - - - - - standard no 218 1.Fl Kit/Liv/Din - - - - - standard no 218 1.Fl Bed 1 - - - - - standard no 218 1.Fl Bed 2 - - - - - standard no 219 1.Fl Kit/Liv/Din - - - - - standard no 219 1.Fl Bed 1 - - - - - standard no 220 1.Fl Kit/Liv/Din - - - - - standard no 220 1.Fl Bed 1 - - - - - standard no 220 1.Fl Bed 2 - - - - - standard no 301 2.Fl Kit/Liv/Din - - - - - standard no 301 2.Fl Bed 1 - - - - - standard no 302 2.Fl Kit/Liv/Din - - - - - standard no 302 2.Fl Bed 1 - - - - - standard no 302 2.Fl Bed 2 - - - - - standard no 303 2.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes 303 2.Fl Bed 1 41 - 35 - - 10.38 lam yes
304 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
304 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
305 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
305 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
306 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
586 Adopted Report
2015443 R04 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2016
Page 31
Unit Floor Location
QDC Rw Ratings QDC Glazing
Acou
stic
sea
ls
Wal
l
Roof
Win
dow
s
Entr
y do
or
Floo
rs
Win
dow
s
306 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
307 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
307 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
308 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
308 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
309 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
309 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
310 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
310 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
311 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
311 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
312 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
312 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
312 2.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
313 2.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
313 2.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
314 2.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes 314 2.Fl Bed 1 41 - 35 - - 10.38 lam yes 315 2.Fl Kit/Liv/Din - - - - - standard no 315 2.Fl Bed 1 - - - - - standard no 316 2.Fl Kit/Liv/Din - - - - - standard no 316 2.Fl Bed 1 - - - - - standard no 317 2.Fl Kit/Liv/Din - - - - - standard no 317 2.Fl Bed 1 - - - - - standard no 317 2.Fl Bed 2 - - - - - standard no 318 2.Fl Kit/Liv/Din - - - - - standard no 318 2.Fl Bed 1 - - - - - standard no 318 2.Fl Bed 2 - - - - - standard no 319 2.Fl Kit/Liv/Din - - - - - standard no 319 2.Fl Bed 1 - - - - - standard no 320 2.Fl Kit/Liv/Din - - - - - standard no 320 2.Fl Bed 1 - - - - - standard no 320 2.Fl Bed 2 - - - - - standard no 401 3.Fl Kit/Liv/Din - - - - - standard no 401 3.Fl Bed 1 - - - - - standard no 402 3.Fl Kit/Liv/Din - - - - - standard no 402 3.Fl Bed 1 - - - - - standard no 402 3.Fl Bed 2 - - - - - standard no 403 3.Fl Kit/Liv/Din 41 - 35 - - 10.38 lam yes
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
587 Adopted Report
2015443 R04 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2016
Page 32
Unit Floor Location
QDC Rw Ratings QDC Glazing
Acou
stic
sea
ls
Wal
l
Roof
Win
dow
s
Entr
y do
or
Floo
rs
Win
dow
s
403 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
403 3.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
403 3.Fl Bed 3 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
405 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
405 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
405 3.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
407 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
407 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
407 3.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
408 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
408 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
408 3.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
409 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
409 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
409 3.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
410 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
410 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
411 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
411 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
412 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
412 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
412 3.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
413 3.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
413 3.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
413 3.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
413 3.Fl Bed 3 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
415 3.Fl Kit/Liv/Din - - - - - standard no 415 3.Fl Bed 1 - - - - - standard no 416 3.Fl Kit/Liv/Din - - - - - standard no 416 3.Fl Bed 1 - - - - - standard no 417 3.Fl Kit/Liv/Din - - - - - standard no
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Unit Floor Location
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417 3.Fl Bed 1 - - - - - standard no 417 3.Fl Bed 2 - - - - - standard no 418 3.Fl Kit/Liv/Din - - - - - standard no 418 3.Fl Bed 1 - - - - - standard no 418 3.Fl Bed 2 - - - - - standard no 419 3.Fl Kit/Liv/Din - - - - - standard no 419 3.Fl Bed 1 - - - - - standard no 420 3.Fl Kit/Liv/Din - - - - - standard no 420 3.Fl Bed 1 - - - - - standard no 420 3.Fl Bed 2 - - - - - standard no 501 4.Fl Kit/Liv/Din - - - - - standard no 501 4.Fl Bed 1 - - - - - standard no 502 4.Fl Kit/Liv/Din - - - - - standard no 502 4.Fl Bed 1 - - - - - standard no 502 4.Fl Bed 2 - - - - - standard no
503 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
503 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
503 4.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
503 4.Fl Bed 3 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
505 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
505 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
505 4.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
507 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
507 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
507 4.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
508 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
508 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
508 4.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
510 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
510 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
511 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
511 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
512 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
512 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
512 4.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
513 4.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 yes
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
589 Adopted Report
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Unit Floor Location
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513 4.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
513 4.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
513 4.Fl Bed 3 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
515 4.Fl Kit/Liv/Din - - - - - standard no 515 4.Fl Bed 1 - - - - - standard no 516 4.Fl Kit/Liv/Din - - - - - standard no 516 4.Fl Bed 1 - - - - - standard no 517 4.Fl Kit/Liv/Din - - - - - standard no 517 4.Fl Bed 1 - - - - - standard no 517 4.Fl Bed 2 - - - - - standard no 601 5.Fl Kit/Liv/Din - - - - - standard no 601 5.Fl Bed 1 - - - - - standard no 602 5.Fl Kit/Liv/Din - - - - - standard no 602 5.Fl Bed 1 - - - - - standard no 602 5.Fl Bed 2 - - - - - standard no
603 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
603 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
603 5.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
603 5.Fl Bed 3 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
605 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
605 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
605 5.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
606 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
606 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
606 5.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
607 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
607 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
607 5.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
610 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
610 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
611 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
611 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
612 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
612 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 yes
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
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Unit Floor Location
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612 5.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
613 5.Fl Kit/Liv/Din 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
613 5.Fl Bed 1 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
613 5.Fl Bed 2 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
613 5.Fl Bed 3 47 - 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
615 5.Fl Kit/Liv/Din - - - - - standard no 615 5.Fl Bed 1 - - - - - standard no 616 5.Fl Kit/Liv/Din - - - - - standard no 616 5.Fl Bed 1 - - - - - standard no 617 5.Fl Kit/Liv/Din - - - - - standard no 617 5.Fl Bed 1 - - - - - standard no 617 5.Fl Bed 2 - - - - - standard no 701 6.Fl Kit/Liv/Din - - - - - standard no 701 6.Fl Bed 1 - - - - - standard no 702 6.Fl Kit/Liv/Din - - - - - standard no 702 6.Fl Bed 1 - - - - - standard no 702 6.Fl Bed 2 - - - - - standard no
703 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
703 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
703 6.Fl Bed 2 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
703 6.Fl Bed 3 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
705 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
705 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
705 6.Fl Bed 2 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
706 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
706 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
706 6.Fl Bed 2 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
707 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
707 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
707 6.Fl Bed 2 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
710 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
710 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
711 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
711 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 yes
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
591 Adopted Report
2015443 R04 1486-1494 Gold Coast Highway Palm Beach RTN ENV.doc © AcousticWorks 2016
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Unit Floor Location
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712 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
712 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
712 6.Fl Bed 2 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
713 6.Fl Kit/Liv/Din 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
713 6.Fl Bed 1 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
713 6.Fl Bed 2 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
713 6.Fl Bed 3 47 41 38 - - 12.5 Vlam or 13.52 lam or 14.38 lam yes
715 6.Fl Kit/Liv/Din - - - - - standard no 715 6.Fl Bed 1 - - - - - standard no 716 6.Fl Kit/Liv/Din - - - - - standard no 716 6.Fl Bed 1 - - - - - standard no 717 6.Fl Kit/Liv/Din - - - - - standard no 717 6.Fl Bed 1 - - - - - standard no 717 6.Fl Bed 2 - - - - - standard no 718 6.Fl Kit/Liv/Din - - - - - standard no 718 6.Fl Bed 1 - - - - - standard no
Any locations not identified in Table 13 are nominated as QDC Noise Category 0 and require standard construction for road traffic noise.
9.1.2 Alternative Ventilation
To achieve the required internal noise levels for the development, all locations nominated in Table 13 with noise category 1-3 will require the provision for an alternative ventilation system similar to air-conditioning or mechanical ventilation.
9.1.3 Wall Construction
The proposed 190mm blockwork wall system is predicted to achieve Rw 47, meeting the requirements for Noise Categories 1-3.
9.1.4 Roof Construction
The proposed concrete slab roof system is predicted to achieve Rw 41, meeting the requirements for Noise Categories 1-3.
9.1.5 Private balcony open space
To provide a slight improvement in noise levels for private open spaces, we recommend incorporating solid balustrades into the noise-affected apartments of the development. 'Solid balustrades' means balustrades which are free of gaps, holes or openings. Small holes may be present to meet the minimum requirements for drainage, as well as small gaps between adjacent panes/elements for heat expansion if required. Suitable materials may include concrete, masonry, timber, glass or other material with surface density at least 12kg/m2.
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9.2 Environmental Noise
9.2.1 Acoustic Barrier
Acoustic barriers are recommended to be constructed as shown in Figure 6 and Figure 7. The barriers shall be constructed using lapped timber (minimum 40% overlap), masonry, fibre cement sheet, Hebel, Perspex, glass, plywood, or other material with a minimum surface density of 10kg/m2. The fence shall be free of gaps and holes.
Figure 6: Recommended Acoustic Barrier - Ground Level
Acoustic Barrier, 1.8m high above ground level
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
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Figure 7: Recommended Acoustic Barrier - Pool Area
Acoustic Barrier, 1.4m high above floor level
9.2.2 Waste collection
Waste collection is recommended to occur during daytime hours where possible.
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
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10. Conclusion An environmental noise assessment has been conducted for the proposed development at 1486-1494 Gold Coast Highway Palm Beach. Acoustic treatments have been specified in order to satisfy the criteria. If you should have any queries please do not hesitate to contact us. Report Prepared By
Paul Lonard B.Env.Sc Senior Acoustic Consultant
719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
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11. Appendices 11.1 Development Plans
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719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
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719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
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719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
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11.2 Noise Monitoring Charts
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719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
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719th Council Meeting 26 July 2016 City Planning Committee Meeting 20 July 2016
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