Frederick St. Apartments GA Section · amenities pool deck gym & amenities rl -6980 b3 level b2 carpark basement extension refer to plan rl -2600 rl -5300 rl -8000 rl 3250 rl 100

RL 14

220

04LE

VEL 4

RL 11

120

03LE

VEL 3

9620

7870 3150 2700

3100

RL 15

00

RL -4

280

B2LE

VEL B

2

RL -1

580

B1LE

VEL B

1

RL 15

0000

ULE

VEL 0

0 UPP

ER

RL 45

2001

LEVE

L 1 U

PPER

RL 77

2002

LEVE

L 2 U

PPER

RL 32

5001

LLE

VEL 0

1 LOW

ER

RL 60

8002

LLE

VEL 0

2 LOW

ER

RL 15

0620

48LE

VEL 4

8

CAR

PARK

CAR

PARK

CAR

PARK

CAR

PARK

APA

RTM

ENT

APA

RTM

ENT

AM

ENIT

IES

POO

L DE

CKG

YM &

AM

ENIT

IES

RL -6

980

B3LE

VEL B

2C

ARPA

RK

BAS

EMEN

T EX

TENS

ION

REF

ER T

O P

LAN

RL -8

000

RL -5

300

RL -2

600

RL 10

0

RL 32

50

RL 77

20

RL -1

580

RL -4

280

RL -6

980

RL -1

0000

RL -9

680

B4LE

VEL B

2

RL -9

005

32003400

RL 15

3720

49LE

VEL 4

9

RL 15

6820

50LE

VEL 5

0

RL 15

9920

51LE

VEL 5

1

RL 16

3020

52LE

VEL 5

2

RL 16

6120

53LE

VEL 5

3

RL 16

9220

54LE

VEL 5

4

RL 17

7920

56LE

VEL R

OOF

RL 17

2320

55LE

VEL 5

5

RL 17

320

05LE

VEL 5

RL 20

420

06LE

VEL 6

RL 23

520

07LE

VEL 7

RL 26

620

08LE

VEL 8

RL 29

720

09LE

VEL 9

RL 32

820

10LE

VEL 1

0

RL 35

920

11LE

VEL 1

1

RL 39

020

12LE

VEL 1

2

RL 42

120

13LE

VEL 1

3

RL 45

220

14LE

VEL 1

4

RL 48

320

15LE

VEL 1

5

RL 51

420

16LE

VEL 1

6

RL 54

520

17LE

VEL 1

7

RL 57

620

18LE

VEL 1

8

RL 60

720

19LE

VEL 1

9

RL 63

820

20LE

VEL 2

0

RL 66

920

21LE

VEL 2

1

RL 70

020

22LE

VEL 2

2

RL 73

120

23LE

VEL 2

3

RL 76

220

24LE

VEL 2

4

RL 79

320

25LE

VEL 2

5

RL 82

420

26LE

VEL 2

6

RL 85

520

27LE

VEL 2

7

RL 88

620

28LE

VEL 2

8

RL 91

720

29LE

VEL 2

9

RL 94

820

30LE

VEL 3

0

RL 97

920

31LE

VEL 3

1

RL 10

1020

32LE

VEL 3

2

RL 10

4120

33LE

VEL 3

3

RL 10

7220

34LE

VEL 3

4

RL 11

0320

35LE

VEL 3

5

RL 11

3420

36LE

VEL 3

6

RL 11

6520

37LE

VEL 3

7

RL 11

9620

38LE

VEL 3

8

RL 12

2720

39LE

VEL 3

9

RL 12

5820

40LE

VEL 4

0

RL 12

8920

41LE

VEL 4

1

RL 13

2020

42LE

VEL 4

2

RL 13

5120

43LE

VEL 4

3

RL 13

8220

44LE

VEL 4

4

RL 14

1320

45LE

VEL 4

5

RL 14

4420

46LE

VEL 4

6

RL 14

7520

47LE

VEL 4

7

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

RO

OF

PLAN

T

TM

RevisionSheet number

Project numberA1

Date

Client Project Sheet title Sheet sizeScale © Woods Bagot

A

1 : 250

03/04/2017

Luxe Private ResidencePty. Ltd.

Frederick St. Apartments GA Section 150201

1304A

737th Council Meeting 13 June 2017 City Planning Committee Meeting 7 June 2017

558 ADOPTED REPORT

RL 14

220

04LE

VEL 4

RL 11

120

03LE

VEL 3

270031507870

3100

RL -2

600

RL -5

300

B2 L

LEVE

L B2 L

OWER

RL -2

600

B1 L

LEVE

L B1 L

OWER

RL 10

000

LLE

VEL 0

0 LOW

ER

RL -4

280

B2LE

VEL B

2

RL -1

580

B1LE

VEL B

1

RL 15

0000

ULE

VEL 0

0 UPP

ER

RL 45

2001

LEVE

L 1 U

PPER

RL 77

2002

LEVE

L 2 U

PPER

RL 32

5001

LLE

VEL 0

1 LOW

ER

RL 60

8002

LLE

VEL 0

2 LOW

ER

27003080307031503400RL

1506

2048

LEVE

L 48

CAR

PARK

CAR

PARK

CAR

PARK

CAR

PARK

CAR

PARK

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

AM

ENIT

IES

POO

L DE

CK

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

RO

OF

PLAN

T

GYM

& A

MEN

ITIE

S

CAR

PAR

K EX

HAUS

T

2700

RL -6

980

B3LE

VEL B

2

RL -1

0010

RL -9

680

B4LE

VEL B

2

RL 15

3720

49LE

VEL 4

9

RL 15

6820

50LE

VEL 5

0

RL 15

9920

51LE

VEL 5

1

RL 16

3020

52LE

VEL 5

2

RL 16

6120

53LE

VEL 5

3

RL 16

9220

54LE

VEL 5

4

RL 17

7920

56LE

VEL R

OOF

RL 17

2320

55LE

VEL 5

5

RL 17

320

05LE

VEL 5

RL 20

420

06LE

VEL 6

RL 23

520

07LE

VEL 7

RL 26

620

08LE

VEL 8

RL 29

720

09LE

VEL 9

RL 32

820

10LE

VEL 1

0

RL 35

920

11LE

VEL 1

1

RL 39

020

12LE

VEL 1

2

RL 42

120

13LE

VEL 1

3

RL 45

220

14LE

VEL 1

4

RL 48

320

15LE

VEL 1

5

RL 51

420

16LE

VEL 1

6

RL 54

520

17LE

VEL 1

7

RL 57

620

18LE

VEL 1

8

RL 60

720

19LE

VEL 1

9

RL 63

820

20LE

VEL 2

0

RL 66

920

21LE

VEL 2

1

RL 70

020

22LE

VEL 2

2

RL 73

120

23LE

VEL 2

3

RL 76

220

24LE

VEL 2

4

RL 79

320

25LE

VEL 2

5

RL 82

420

26LE

VEL 2

6

RL 85

520

27LE

VEL 2

7

RL 88

620

28LE

VEL 2

8

RL 91

720

29LE

VEL 2

9

RL 94

820

30LE

VEL 3

0

RL 97

920

31LE

VEL 3

1

RL 10

1020

32LE

VEL 3

2

RL 10

4120

33LE

VEL 3

3

RL 10

7220

34LE

VEL 3

4

RL 11

0320

35LE

VEL 3

5

RL 11

3420

36LE

VEL 3

6

RL 11

6520

37LE

VEL 3

7

RL 11

9620

38LE

VEL 3

8

RL 12

2720

39LE

VEL 3

9

RL 12

5820

40LE

VEL 4

0

RL 12

8920

41LE

VEL 4

1

RL 13

2020

42LE

VEL 4

2

RL 13

5120

43LE

VEL 4

3

RL 13

8220

44LE

VEL 4

4

RL 14

1320

45LE

VEL 4

5

RL 14

4420

46LE

VEL 4

6

RL 14

7520

47LE

VEL 4

7

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

APA

RTM

ENT

TM


Project numberA1

Date


A

1 : 250

03/04/2017


Frederick St. Apartments GA Section 2 150201

1305


559 ADOPTED REPORT

UPRAMP1:20

UP RAMP1:20

UPRAMP1:20

UPRAMP1:20

DN

DN

UPRAMP1:20 UPRAMP

1:20

UPRAMP1:14

UP RAMP1:14

UP RAMP1:20

UP RAMP1:20

UPRAMP1:20

LIFT LOBBY

SITE BOUNDARY

SITE

BOU

NDAR

Y

RL -9680

RL -9680

TOTAL GFA = 679M²BASEMENT 3 EXTENSION

END OF DRIVEWAY

5800

5800

FIRESTAIR

5800

SITE BOUNDARYSITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

Y

LIFT LOBBY

5000

6400

5800

5800

5850

5800

RL -5300

RL -4280

RL -4280RL -5300

TOTAL GFA = 2,831 M²

ELEC

. & C

OMMS

RIS

ERGA

S &

WAT

ERRI

SER

L.D.B

TYPICAL BASEMENT LEVEL

RL 1120RL 1120

RL 1500

RL 1120

RL 100

RL 100

RL 1120

RL 1120

RL 1120RL 1120

RL 1120

RL 1120

RL 1120

LOCA

L DIS

T.BO

ARD

SPRINKLER BOOSTER4000 X 800 X 1800(H)

RL 1120

RL 1120

RL 1120RL 100

RL 1120

SERV

ICE

DESK

CONCIERGE

U.A. LIFT

22 BIKES

SECURITY GATE

MAINTENACE PATHMAINTENACE PATH

MAIN

TENA

CE P

ATH

ALFR

ESCO

SEA

TING

RL 1120

RL 1120

RL 1120

RL 1500

3000 X 3000 Landing

ROADWIDENING

LINE

RL 400

TOTAL GFA = 2,379 M²TOTAL LANDSCAPE AREA= 274 M²PODIUM GROUND LEVEL

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

Y

OUTDOOR DECK AREA = 152 M²58

00

5800

FIRESTAIR

VOID OVERRETAIL

SITE BOUNDARYSITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

Y

CARP

ARK

AISL

E EN

D

LIFT LOBBY

5800

5800

5800

5900

1000

RL 4520RL 3250

RL 3250

VOID OVER LOBBYPantry

GREENWALLPORTE COCHERE

2500

LOCAL DIST.BOARD

GREENWALL

1169

TOTAL GFA = 2,483 M²TOTAL NLA (EXCL BALC.) = 303 M²TOTAL NLA (INCL BALC.) = 346 M²

10 m²Balcony 9 m²

Balcony

PODIUM LEVEL 01

67 sqm 50 sqm50 sqm

56 sqm

80 sqm

8 m²Balcony

8 m²Balcony

8 m²Balcony

TM


Project numberA1

Date


A

1 : 200

03/04/2017


Frederick St. Apartments GFA CALCULATIONS 150201

1600


560 ADOPTED REPORT

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

Y

LEVEL 04

59 sqm62 sqm60 sqm

61 sqm 103 sqm96 sqm

57 sqm

56 sqm

92 sqm 62 sqm 103 sqm

85sqm

10 sqm

10 sqm 12sqm

10 sqm

12 sqm

8 sqm

8 sqm

8 sqm

8 sqm

TOTAL NLA (EXCL BALC.) = 896 M²TOTAL NLA (INCL BALC.)= 982 M²

TOWER + LOFT

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

Y

Lift 1 Lift 2

Lift 3 Lift 4

TOTAL GFA = 2,539 M² TOTAL NLA (EXCL BALC.) = 617 M²

TOTAL NLA (INCL BALC.)= 868 M²

INDOOR LOUNGE / GOLFFACILITIES

GYM

SAUNA

YOGA

LANDSCAPE AREA = 396 M²TOTAL COMMUNAL AREA= 1193M²

103 sqm


85sqm

PODIUM LEVEL 02

55 sqm59 sqm58 sqm

9 SQM 11SQM 27SQM

45 SQM

63 SQM

43 SQM20SQM

32SQM

ROOF OFCAR PARK EXHAUSTPLENUM DUCT

SWIMMING POOL

OUTDOOR COMMUMAL AREA= 531M²

INDOOR COMMUMAL AREA= 266M²

AHU AHU

AHU AHU

AHU

AHUAHU

61 sqm 103 sqm96 sqm

57 sqm

56 sqm


85sqm

10 sqm

10 sqm 12sqm

10 sqm

12 sqm

8 sqm

8 sqm

8 sqm

8 sqm

SITE BOUNDARY

SITE BOUNDARY

SITE

BOU

NDAR

Y

TOTAL NLA (EXCL BALC.) = 715 M²TOTAL NLA (INCL BALC.)= 801 M²

TOTAL GFA = 969 M²TYPICAL LEVEL

TM


Project numberA1

Date


A

1 : 200

03/04/2017


Frederick St. Apartments GFA CALCULATIONS 150201

1601


561 ADOPTED REPORT

TM


Project numberA1

Date


A 03/04/2017


Frederick St. Apartments Shadow Study Equinox 150201

1701


562 ADOPTED REPORT

TM


Project numberA1

Date


A 03/04/2017


Frederick St. Apartments Shadow Study Winter 150201

1702


563 ADOPTED REPORT

TM


Project numberA1

Date


A 03/04/2017


Frederick St. Apartments Shadow Study Summer 150201

1703


564 ADOPTED REPORT

Document: #62172624 Page 1 of 6

Infrastructure Charge Notice To: LUXE PRIVATE RESIDENCES PTY LTD

C/- JAKE STOREY 12 / 1 NERANG STREET NERANG QLD 4211

Cc: LUXE PRIVATE RESIDENCES PTY LTD

UNIT 4 / 32 POWER STREET SOUTHBANK VIC 3006 BODY CORPORATE FOR MAJORCA CTS 12383 C/-AUSTRALIAN UNIT ADMINISTRATION PO BOX 554 MERMAID BEACH QLD 4218 BODY CORPORATE FOR MABROUKA CTS 12663 C/- BCCAS PTY LTD PO BOX 8959 GOLD COAST MAIL CENTRE QLD 9726

Land to which charges apply

The land to which the charges in this notice apply is.

Property description LOT0 BUP2475, LOT0 BUP2761, LOT12 SP211905, LOT 77 - 78 RP21845

Property address 18 GARFIELD TERRACE SURFERS PARADISE Total levied charge payable $ 8,255,608.37 +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.

Attachment 2 (page 1 of 6)


565 ADOPTED REPORT


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 the Sustainable Planning Act 2009 and Council’s Charges Resolution. If applicable, details of the offset are provided 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.

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].


566 ADOPTED REPORT


Infrastructure Charge Notice

Thursday, 18 May 2017 Application PN70869/01/DA1 Site address 18 GARFIELD TERRACE, SURFERS PARADISE Application number & code 201601445 MCU Application description MULTIPLE DWELLINGS, SHORT TERM ACCOMMODATION +

FOOD & DRINK OUTLET (CAFE) Officer name Megan Nott

Charge calculation

Charges Resolution No.2 of 2016 Qty Rate Gross Charge Amount Commercial (Retail) 149 sq m Gross Floor Area @ $ 182.00 $ 27,118.00 Impervious Area 204 Square Metres @ $ 10.10 $ 2,060.40 Multiple Dwelling 1 Bedroom 132 Dwellings @ $ 20,222.30 $ 2,669,343.60 Multiple Dwelling 2 Bedroom 99 Dwellings @ $ 20,222.30 $ 2,002,007.70 Multiple Dwelling 3+ Bedroom 71 Dwellings @ $ 28,311.20 $ 2,010,095.20 Short Term Accommodation (1 Bedroom)

80 Dwellings @ $ 10,111.15 $ 808,892.00

Short Term Accommodation (2 Bedroom)

61 Dwellings @ $ 10,111.15 $ 616,780.15

Short Term Accommodation (3+ Bedroom)

43 Dwellings @ $ 14,155.60 $ 608,690.80

$ 8,744,987.85

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

$ 8,744,987.85 $ 489,379.48 $ 8,255,608.37 Applied Credit Amount Standard lot credit applied to Lot12 SP211905, L77 RP21845 & L78 RP21845. BUP2761 10 Units dwellings at 1 / 2 bedroom per unit and BUP2475 10 units dwellings at 1 / 2 bedrooms per unit.

Office Use Only $ 4,582,779.46 OTHINF $ 2,773,191.47 SEWINF

$ 899,637.44 WTRINF $ 8,255,608.37


567 ADOPTED REPORT


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.


568 ADOPTED REPORT


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.


569 ADOPTED REPORT


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) Payment by credit card will incur a 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


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ITEM 4 CITY PLANNING CITYWIDE STREETSCAPE DESIGN PRINCIPLES PD113/81/06(P1)

Refer 4 page Attachment A 1 EXECUTIVE SUMMARY Not Applicable. 2 PURPOSE OF REPORT This paper presents, for Council’s endorsement, new Citywide Streetscape Design Principles for all urban centres which may inform a future City Plan major policy update. 3 PREVIOUS RESOLUTIONS Council resolution G16.1031.013 resolved that an introductory paper on Streetscape Design Guidelines and City Plan work be noted. Council-endorsed projects that previously recommended improved streetscape design policy and guidelines include the Gold Coast Light Rail Corridor Study 2011 (Council resolution G11.0912.012) and the Gold Coast Landscape Character Study 2014 (Council resolution G14.0603.015). 4 DISCUSSION Background Significant growth is anticipated on the Gold Coast over the next 20 years, mainly through infill development in existing centres and along major transport corridors. With this growth the quality of the public realm will become more critical to the city’s image, as well maintaining our enviable lifestyle. Referring to streets in centres, the City Plan Strategic Framework states:

A strong focus on cultural heritage and urban design excellence also forms a vital element of any worldclass city. Buildings and streets in centres create an active, attractive, safe and pedestrian focused environment.

Streets make up a large percentage of the city’s public realm and are critical to the way residents, workers and tourists perceive the Gold Coast’s urban areas. Everyday hundreds of thousands of people move through and experience the city through its streets. Many of the streets in older centres require improved visual outcomes to address the following issues:

multiple pavement finishes contributing to inconsistent appearance individual development streetscape treatments encroaching onto the public realm multiple furniture types utilised in the same street or area eroded grass strips due to narrow footpaths in high use pedestrian areas no or minimal street trees causing sun exposure and urban heat island impacts.

Survey work carried out by the urban design team in a number of the city’s urban centres revealed fragmented streetscape treatments that have been applied over decades with each new development or City project. For example, a survey of the Southport Priority Development Area (PDA) core area (measuring only about 400 x 400 m) identified:

21 different paving types;


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ITEM 4 (Continued) CITYWIDE STREETSCAPE DESIGN PRINCIPLES PD113/81/06(P1)

25 different seat types; and 17 different bin types.

The data collected in Southport demonstrates a level of inconsistency which does not align with the urban outcomes of an aspiring world-class city. The problems with our streetscapes are not limited to aesthetic issues but also impact the way in which the City does business in the following ways:

due to the limited guidance, the current iterative process of a developer led streetscape solution as part of the development assessment process results in time delays;

the City’s requirement to maintain multiple pavement and furniture types is neither cost-effective nor operationally efficient.

The Citywide Streetscape Design Principles At the City Planning Committee Meeting held on 26 October 2016, an agenda item was presented to introduce a program of streetscape design guidelines and policy work being undertaken by the Office of the City Architect. The Citywide Streetscape Design Principles document described here is one item from that program of work being presented now for Council’s consideration. The proposed Citywide Streetscape Design Principles aim to provide:

clear objectives for the City on streetscape design; a policy setting to inform City Plan updates; and a basis upon which to roll out streetscape design guidelines for specific areas of the

city (like the Southport PDA Streetscape Design Guidelines endorsed by Council in 2014).

The demand for this guideline was recognised following the successful implementation of the ‘Southport Priority Development Area (PDA) Streetscape Design Guidelines’, after which Office of the City Architect has received requests from development assessment (DA) officers and applicants to provide similar guidance for other areas of the city. Therefore, the proposed Citywide Streetscape Design Principles have been prepared to provide a policy setting for the city as a whole to:

inform City Plan updates and strengthened streetscape related policy provisions in the City Plan; and

enable area-specific streetscape design guidelines to be rolled out to across the city.

Draft streetscape design guidelines are currently being prepared for Broadbeach and Surfers Paradise and will be brought to the City Plan Committee for its consideration in due course. Overview The proposed Citywide Streetscape Design Principles are presented in a four page illustrated booklet (refer to Attachment A – Citywide Streetscape Design Principles). The key design principles described in the attached document are summarised under four headings:


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Street Life - The street should provide for engaging street life These design principles address visual consistency, the selection of materials and finishes, the spatial arrangement and people’s use of the streetscape in order to provide engaging street life. Safety - The street must provide a safe environment for all users These design principles address multiple aspects of safety, including Crime Prevention Through Environmental Design (CPTED) guidelines, compliance with G:link’s operation requirements (for projects along the light rail corridor) and the need to protect users from solar radiation. Accessibility - The street should provide access for all These design principles address accessibility, giving provisions for active travel and public transport, preference for a clear access zone along building frontages to give a shoreline to people with visual impairment and provide seamless access to commercial frontages. Sustainability - The street should be green, comfortable and clean These design principles address the need for deep-planted street trees to attain optimum growth levels to shade and cool streets, as well as other design solutions that have low maintenance requirements and minimise environmental impacts. Cost Benefits The proposed Citywide Streetscape Design Principles are supported by City Infrastructure officers on the basis of the cost and operational benefits arising from the proposed streetscape materials and furniture rationalisation. It is not envisaged that there will be higher cost implications for developments as a result of this work which, in general terms, advocates greater consistency rather than a higher level of expenditure on materials and products. For example, it would be preferable for adjacent developments in an area of the city to all use a lower quality paving finish, such as in situ coloured concrete, to create visual consistency, rather than for some developments to use a higher cost material such as stone paving. Overall the install cost of the paving across all developments would be less and the cost for the City to maintain the asset would also be less. Next Steps The proposed Citywide Streetscape Design Principles, if endorsed by Council, may:

inform future updates to City Plan and obtain better streetscape outcomes for the City through development;

be used internally to guide the City’s program of streetscape improvement works and street tree planting; and

provide a framework for the preparation of centre specific streetscape design guidelines (for Surfers Paradise, Broadbeach, etc.).


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5 ALIGNMENT TO THE CORPORATE PLAN, CORPORATE STRATEGIES AND OPERATIONAL PLAN

Corporate Plan Theme: Place, Outcome: 1.6 Our modern centres create vibrant communities Signature action: Develop and implement the City Plan to provide mixed use activity centres that are pedestrian-oriented vibrant areas offering employment, community, cultural, retail and residential uses. City Transport Strategy 2031 Outcomes: Creating liveable places; encouraging more walking and cycling Operational Plan (Program 1: City Planning) Land Use and Urban Planning: Review the City Plan every 10 years and preparation of a Local Government Infrastructure Plan as per the Sustainable Planning Act 2009. Rolling City Plan amendment program, architectural and urban design advice to city wide projects and strategies. Streetscape: Successful delivery of urban renewal projects and evidence of physical, economic and social improvements in centres. Successful working relationships with project stakeholders. High quality urban design outcomes. Safer streets with reduction in crime. Improved city image. The Citywide Streetscape Design Principles may aid in the delivery of the Corporate Plan, the Transport Strategy and the Operational Plan by providing design guidance to developers and to City staff that will lead to streetscape improvements, increased street tree canopy, pedestrian-oriented and vibrant urban communities. 6 GOLD COAST 2018 COMMONWEALTH GAMES™ IMPACT The Office of the City Architect has provided design advice on GC2018 legacy projects, including streetscape upgrades improving access to GC2018 venues. This proposal will build upon the impetus provided by planned GC2018 streetscape upgrades by improving pedestrian accessibility and experience in those impacted urban centres beyond 2018. 7 FUNDING AND RESOURCING REQUIREMENTS Not applicable. 8 RISK MANAGEMENT Not applicable.

9 STATUTORY MATTERS The Citywide Streetscape Design Principles may inform a future City Plan major update, but they presently have no statutory effect in assessment of development applications. After proposed City Plan updates are endorsed by Council, they are required to follow the MALPI statutory amendment process before being included in the City Plan. 10 COUNCIL POLICIES Not applicable.


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11 DELEGATIONS Not applicable. 12 COORDINATION & CONSULTATION Title of the Stakeholder Consulted

Directorate Was the Stakeholder Consulted on the Content of the Report and Recommendations (Yes/No)

City Architect Office of the CEO yes Road Reserves Management Officer

City Infrastructure yes

Parks & Recreational Services Coordinator

Community Services yes

City Development Officer Planning & Environment yes Comm. Games Unit Officer Economic Development and

Major Projects yes

Senior Arts & Culture Officer Economic Development and Major Projects

yes

Senior Environmental Planner

Planning & Environment yes

Senior Strategic Planner Planning and Environment yes 13 STAKEHOLDER IMPACTS Not applicable at this time. 14 TIMING It is recommended that this body of work be included in a future City Plan major update. 15 CONCLUSION This report presents, for Council’s endorsement, the proposed Citywide Streetscape Design Principles for all urban centres which can inform City Plan policy updates. This is part of a program of work identified in an introductory paper presented at the City Planning Committee Meeting 26 October 2016. The intent of this guideline is to make streetscapes more visually consistent, more cost-effective in the long term, more efficient for developers to design and implement and easier for the City to manage. The proposed Citywide Streetscape Design Principles will provide design guidance to achieve a range of outcomes under the following headings:

Street Life – the street should provide for engaging street life. Safety – the street must provide a safe environment for all users. Accessibility – the street should provide access for all. Sustainability – the street should be green, comfortable and clean.

The proposed Citywide Streetscape Design Principles will reduce time applicants spend preparing streetscape designs as part of development applications. As such, it is intended


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that this guideline will be used internally to guide the City’s program of streetscape improvement works and street tree planting. In addition, this guideline will provide a basis for the preparation of future centre specific streetscape design guidelines. 16 RECOMMENDATION It is recommended that Council resolves as follows: That Attachment A: Citywide Streetscape Design Principles be endorsed to inform City Plan updates.

Author: Authorised by:

Alvin Kirby Dyan Currie Senior Urban Designer Director Planning and Environment 31 May 2017


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Committee Recommendation Adopted At Council 13 June 2017

COMMITTEE RECOMMENDATION CP17.0607.004 moved Cr Gates seconded Cr Vorster That Attachment A: Citywide Streetscape Design Principles be endorsed to inform City Plan updates.

CARRIED ADOPTED AT COUNCIL 13 JUNE 2017 RESOLUTION G17.0613.011 moved Cr Owen-Jones seconded Cr Caldwell

That Committee Recommendation CP17.0607.004 be adopted as printed which reads as follows:- That Attachment A: Citywide Streetscape Design Principles be endorsed to inform City Plan updates.

CARRIED


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Citywide Streetscape Design PrinciplesPurposeThe Streetscape Design Principles aim to provide clear direction to the development industry and Council on streetscape design for all urban centres on the Gold Coast. The intent is to make streetscapes more consistent and legible, better visually integrated and more cost-effective in the long term. It will enable the City to better coordinate streetscape outcomes across centres. It also aims to simplify streetscape delivery in the development approval process and make it easier for the City to maintain streetscapes.

Enhanced streetscapes across Gold Coast urban centre business environments will provide:

• attractive retail and business centres

• improved pedestrian experience

• greater economic opportunity for business

• greater efficiencies and more consistent use of materials

• increased tree canopy and a cooler, greener, healthier environment.

This framework provides a citywide overview of streetscape requirements and outlines the key design principles.

A program of work is being undertaken to deliver Streetscape Design Guidelines (SDG) for identified urban centres, to provide supplementary information that reflects the issues and qualities specific to those centres.

Current issues

Application of this framework across urban centres is intended to address the following range of issues currently affecting the streetscape:

• lack of clarity and guidance to development industry

• development encroachment onto the public realm

• inconsistent appearance (e.g. multiple paving treatments) across an urban centre

• cost of maintenance e.g. due to need to stock large variety of infill materials

• whole-of-life cost to the City due to high variability of outcomes

• lack of street trees and other vegetation.

Overarching principlesThe overarching principles for the framework are as follows:

• Simplicity – Clear direction regarding desired streetscape treatment for urban centres.

• Consistency – Defined ACCESS and UTILITY ZONES, and design treatments that visually unify urban centres.

• Economy – A specific and well considered materials palette that is durable, easily constructed and maintained.

Figure 1 Typical map showing three main streetscape types in an urban centre

A - CoreB - FringeC - Periphery

Streetscape hierachyUrban centres will typically be divided into two or three streetscape typologies - Core, Fringe and Periphery - which reflect differing levels of urban intensity, land use and activity occuring across the area. Larger centres, such as Broadbeach, will have three typologies whereas smaller centres, such as Tugun, will just have two. The diagram below illustrates how the streetscape hierachy might be mapped in an urban centre.

Legend

Attachment A (page 1 of 4)737th Council Meeting 13 June 2017 City Planning Committee Meeting 7 June 2017

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Streetscape typologiesA broad description of each typology is provided below.

Type A – CoreThe core of the urban centre is a pedestrian oriented urban environment with a high visual quality that reflects its importance as a commercial and retail centre. It is defined by the extent of the City Plan Centre Zones and its accessibility by public and active travel. This typology is suitable for the core of larger urban centres (e.g. Broadbeach).

• highest proportion of paved surface to maximise pedestrian movement and activation

• high specification paving from property boundary to kerb (either honed concrete unit concrete pavers or lightly exposed in situ coloured concrete paving, depending on the location)

• contiguous awning cover

• deep-planted street trees (with appropriate soil volumes to allow trees to achieve maximum size and maturity) in grates or permeable paving

• Urban Suite Street Furniture range (stainless steel framed, hardwood panelled) – refer to the Land development guidelines

• appropriate lighting solutions to promote night-time activiation with integral banners on designated streets.

Type B – FringeA subtropical environment that creates a balance between paved areas and street trees, whilst still providing the visual quality and functions required of highly urbanised mixed use/residential areas. This typology is suitable for the core of smaller urban centres (e.g. Tugun) as well as the fringe of larger urban centres (e.g. Broadbeach).

• high proportion of paved surface with some large planting beds for subtropical understorey planting

• standard broomed or exposed aggregate concrete paving from property boundary to kerb

• optional awning cover subject to Council approval

• deep-planted street trees (with appropriate soil volumes to allow trees to achieve maximum size and maturity) in grates or permeable paving

• Urban Suite Street Furniture range (stainless steel framed, hardwood panelled) – refer to the Land development guidelines

• appropriate lighting solutions to promote night-time activiation.

Type C – PeripheryAn urban village character that reflects the residential nature of the area, through an emphasis on street trees that complements its density.

• standard broomed or exposed aggregate concrete paving to typically 1.2-1.5m footpath) with turf or plant beds to either side

• optional awning cover subject to Council approval

• street trees in mulched beds, generally; or in planted beds at nodes/intersections

• some inclusion of street furniture, depending on the location and intensity of use

• some inclusion of pedestrian lighting, depending on the location and intensity of use.

For detailed design information, including materials and furniture palette and proposed street trees, contact the City and refer to Streetscape Design Guidelines for individual urban centres, as and when these become available.


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CLOSED SESSION LOCAL GOVERNMENT ACT 2009 AND SUPPORTING REGULATIONS PROCEDURAL MOTION Moved Cr Gates seconded Cr Owen-Jones That the Committee move into Closed Session pursuant to Section 275(1) of the Local Government Regulation 2012 for the consideration of the following item for the reason shown:-

Item Subject Reason

5 Options for reflecting the Employment Lands Planning Investigation Key Findings in the City Plan (Part 1)

Prejudicial Matter

6 Community Benefit Bonus Elements Policy Review – Phase 1 Prejudicial Matter

CARRIED PROCEDURAL MOTION Moved Cr Owen-Jones seconded Cr Vorster That the Committee move into Open Session. CARRIED Following resumption into Open Session, Items 5 and 6 were moved and carried as shown on the following pages.


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ITEM 5 CITY PLANNING OPTIONS FOR REFLECTING THE EMPLOYMENT LANDS PLANNING INVESTIGATION KEY FINDINGS IN THE CITY PLAN (PART 1) PD98/1132/04/38

Refer 6 page attachment

1 BASIS FOR CONFIDENTIALITY 1.1 It is recommended that this report be considered in Closed Session pursuant to

section 275 (1) of the Local Government Regulation 2012 for the reason that the matter involves (h) other business for which a public discussion would be likely to prejudice the

interests of the local government or someone else, or enable a person to gain a financial advantage.

1.2 It is recommended that the report/attachment be deemed non-confidential except for

those parts deemed by the Chief Executive Officer to remain confidential in accordance with sections 171 (3) and 200 (5) of the Local Government Act 2009.

2 EXECUTIVE SUMMARY This report relates to Council’s endorsed actions from 7 December 2016 (G16.1207.016) for the Employment Land Planning Investigation and provides:

i. a summary of the endorsed actions for each item; ii. options to address the endorsed actions/key findings for each item; and iii. an overview of the recommended changes (preferred options) to the respective

sections of the City Plan. The key recommendations are as follows:


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ITEM 5 (Continued) OPTIONS FOR REFLECTING THE EMPLOYMENT LANDS PLANNING INVESTIGATION KEY FINDINGS IN THE CITY PLAN (PART 1) PD98/1132/04/38

It is proposed that the final drafted content arising from the Employment Lands Planning Investigation (parts 1 and 2) will be provided with the entire City Plan Major update 2 package for Council endorsement in November 2017, prior to submission to the Minister for Infrastructure, Local Government and Planning (the Minister) for its first State interest review. The work arising from the Employment Lands Planning Investigation forms part of a larger body of work around industry zones and land uses including:

a review into the Future industry precincts; and

the Emissions and Hazardous Activities Planning Investigation,

3 PURPOSE OF REPORT The purpose of this report is to present options for Council’s consideration in response to endorsed policy settings recommended by the Employment Lands Planning Investigation. These options have been prepared in accordance with the key findings and Council endorsed actions from 7 December 2016 (G16.1207.016). In principle support for recommended changes (preferred options) to City Plan is sought, noting final drafted content (as part of the complete City Plan Major update 2 package), will be provided to Council later this year for endorsement to proceed to State interest review. 4 PREVIOUS RESOLUTIONS On 22 July 2013, the City Plan 2015 Sub Committee Meeting resolution included an Employment Land Planning Investigation as part of the Future Amendment Scope List (G13.0806.020).


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ITEM 5 (Continued) OPTIONS FOR REFLECTING THE EMPLOYMENT LANDS PLANNING INVESTIGATION KEY FINDINGS IN THE CITY PLAN (PART 1) PD98/1132/04/38 Additionally, on 15 September 2016, an introductory paper on potential City Plan updates – Employment Lands, was noted by Council. Further to this, on 7 December 2016 Council resolved (G16.1207.016):

1 “That the report be deemed non-confidential except for those parts deemed by the Chief Executive Officer to remain confidential in accordance with sections171 (3) and 200 (5) of the Local Government Act.

2 That the Employment Lands Planning Investigation be received and noted.

3 That the regular monitoring of employment land supply be undertaken as part of the ongoing City Monitoring program to:

a Maintain the employment lands model; and

b Identify opportunities for Council to investigate new employment lands as opportunities arise.

4 That options to update City Plan be investigated and brought back to Council for consideration to address the recommendations identified in Attachment 3 of this report as amended, to include Low impact industry zoned land.”

On 30 May 2017, Council set scope and resolved to prepare City Plan Major update 2. The Employment Lands Planning Investigation was included in the scope. 5 DISCUSSION 5.1 Background The endorsed Employment Lands Planning Investigation (the Investigation) analysed whether the city has sufficient employment lands to accommodate the forecasted jobs required to support projected population growth for the next 20 years, as outlined in City Plan. The report presented to the City Planning Committee (Committee) on 5 December 2016 provided an economic assessment and comparison of the city’s employment growth with land supply, in relation to the employment land planning policy outlined in City Plan.


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The work arising from the Employment Lands Planning Investigation forms part of a larger body of work around industry zones and land uses including a review into the Future industry precincts and the Emissions and Hazardous Activities Planning Investigation, which is looking into amenity provisions for sensitive uses.


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5.1.2 Background/existing policy for industrial zones The City Plan currently applies a sliding scale approach to the level of assessment for industrial uses in industrial zones depending on anticipated severity of impacts and prescribed acceptable impacts for each industrial zone. For example, the level of assessment for Low impact industry in the Medium impact industry zone is Self assessable, on the basis that impacts of Low impact industry are minor compared to the impacts accommodated in the Medium impact industry zone. The City Plan seeks to facilitate industrial activities in their appropriate locations, accounting for reverse amenity on their operations and ensuring the amenity of nearby sensitive uses as identified in the Strategic intent, section 3.2.2 City shape and urban transformation of the Strategic framework:

“The City Plan will change how development is regulated in the city’s industrial areas….This will promote efficient and sustainable use of these scarce and economically important areas and ensure that residential or other sensitive uses do not adversely impact their safe and optimal operations. Similarly, these areas, site and facilities will not establish or intensify in areas where this would cause unacceptable environmental harm or nuisance to nearby sensitive places.”

The facilitation of industry while ensuring amenity of sensitive uses, is furthered in the strategic outcomes in section 3.5 Strengthening and diversifying the economy and the specific outcomes in 3.5.2 Element – industry and business areas:

“3.5.1 Strategic outcomes

(5) Industry and business areas, like specialist centres, are major locations for specialised employment and visually attractive investment and production activity and provide a reasonable level of amenity.

These areas have a distinct role and function to centres. They do not undermine the orderly development or viability of centres…

3.5.2 Element – Industry and business areas


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(8) General industry areas support a range of industrial activities, including manufacturing, processing, repair and storage. They are categorised as low impact industry areas, medium impact industry areas and high impact industry areas. They are visually attractive and provide an acceptable level of amenity. Low impact industry areas can be adjacent to residential neighbourhoods to act as a buffer to medium impact industry areas and high impact industry areas.

Additionally in 3.5.2 Element – Industry and business areas, Marine industry areas have more outcomes specific to its function and operation:

“… (13) Marine industry areas accommodate and support intensive boat building and related water-based industries. These unique water-based locations may interface with residential, tourist and public areas where there are no conflicting and competing interests. New proposals continue to provide primarily marine-based industry. A limited range of retail, medical, education and tourist activities are accommodated if they directly relate to the primary marine-based industry function. Other general industry uses are also established if these activities do not impact existing marine industry uses and the long-term use of marine industry land for its intended purpose.

(14) Development in marine industry areas:

(a) allows for public access to the waterfront for recreation, access and transport in appropriate locations;

(b) presents an attractive appearance when viewed from the waterway and land; and

(c) manages impacts to provide for an acceptable level of health and amenity to nearby residential and other sensitive uses…”

Additionally the Strategic framework has an element for environmental health and amenity (3.8.6), which deals with the health and amenity of existing or planned sensitive uses, through the separation, design and management of development.


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6 ALIGNMENT TO THE CORPORATE PLAN, CORPORATE STRATEGIES AND

OPERATIONAL PLAN The initiatives and goals of the Corporate Plan that have a specific impact on the future growth in employment and where that employment is located are outlined below. The Employment Lands Planning Investigation supports City Plan and the Economic Development Strategy which are key strategies in the Corporate Plan.

1. The best place to live and visit

1.6 Our modern centres create vibrant communities.

Key Strategy Develop and implement the new City Plan 2015 to provide mixed use activity

centres that are pedestrian oriented vibrant areas offering employment, community, cultural, retail and residential uses.

Performance Measures o Growth in the number of businesses across all four economic regions.

7 GOLD COAST 2018 COMMONWEALTH GAMES™ IMPACT Not Applicable.

8 FUNDING AND RESOURCING REQUIREMENTS Not Applicable.

9 RISK MANAGEMENT This activity supports the mitigation of the following corporate risk:

CO00510 – City Plan delivers inadequate and/or ineffective strategic development policy (e.g. poor planning, built form, growth, social and environmental outcomes – including flood impacts).

10 STATUTORY MATTERS


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ITEM 5 (Continued) OPTIONS FOR REFLECTING THE EMPLOYMENT LANDS PLANNING INVESTIGATION KEY FINDINGS IN THE CITY PLAN (PART 1) PD98/1132/04/38 Section 117(1) of the Sustainable Planning Act 2009 requires an update to a planning scheme to follow the process set out in the Statutory guideline 01/16, Making and amending local planning instruments, April 2016 (MALPI). The recommended changes to the City Plan constitute a ‘major amendment’ under MALPI. Council resolved, on 30 May 2017 to propose a major amendment (City Plan Major update 2) to the City Plan, of which the Employment lands Planning Investigation will form part of.

11 COUNCIL POLICIES Not applicable.

12 DELEGATIONS Not applicable.

13 COORDINATION & CONSULTATION

Name and/or Title of the Stakeholder Consulted

Directorate or Organisation

Is the Stakeholder Satisfied With Recommendations

Executive Coordinator Planning Assessment

Planning and Environment Supportive of preferred options updates to City Plan.

Principle Regional Planner & Coordinator Regional Planning

Planning and Environment Feedback has been reflected in report and preferred options to update City Plan.

Executive Coordinator Project Feasibility and Partnerships

Economic Development and Major Projects.

Feedback has been reflected in report and preferred options to update City Plan for the Waterfront and marine industry zone.

14 STAKEHOLDER IMPACTS The policy improvements to City Plan recommended by this report will form part of City Plan Major update 2. External / community stakeholder Impacts The community will be consulted when Major update 2 undergoes statutory public notification (with all submissions considered) prior to consideration of adoption. Additionally, it is proposed the Mayoral Technical Advisory Committee (MTAC) will review drafted outcomes. This will occur prior to City Plan update 2 being presented to Council for endorsement, to submit to the Minister for State interest review. Internal (Organisational) Stakeholder Impacts Internal stakeholders have been involved with this project since its inception, including input on initial findings and the options provided in this report. Internal stakeholders will continue to be consulted as the update progresses through the statutory process.


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ITEM 5 (Continued) OPTIONS FOR REFLECTING THE EMPLOYMENT LANDS PLANNING INVESTIGATION KEY FINDINGS IN THE CITY PLAN (PART 1) PD98/1132/04/38 15 TIMING This matter is proposed to be progressed as part of the City Plan Major update 2 package. Officers will present the complete package to Council later this year for endorsement to proceed to State Interest Review.

16 CONCLUSION This report presents options for Council’s consideration to address the revised policy settings in response to the Employment Lands Planning Investigation Council endorsed actions from 7 December 2016 (G16.1207.016).


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It is proposed that the final drafted content arising from the Employment Land Planning Investigation will be incorporated into the City Plan Major update 2 package, which will be presented to the Council for endorsement, prior to submission to the Minister for State interest review.

17 RECOMMENDATION It is recommended that Council resolves as follows: 1 That the report/attachment be deemed non-confidential except for those parts

deemed by the Chief Executive Officer to remain confidential in accordance with sections 171 (3) and 200 (5) of the Local Government Act 2009.

2 The recommended changes to City Plan (Attachment A) be endorsed to be included as part of City Plan Major update 2, including any consequential updates and alignment to Planning Act 2016 terminology.

3 That the proposed changes to the City Plan be brought back to the Council for endorsement prior to submission for State interest review.


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COMMITTEE RECOMMENDATION CP17.0607.005 moved Cr Vorster seconded Cr PJ Young 1 That the report/attachment be deemed non-confidential except for those parts


2 The recommended changes to City Plan (Attachment A) be endorsed to be included as part of City Plan Major update 2, including any consequential updates and alignment to Planning Act 2016 terminology.

3 That the proposed changes to the City Plan be brought back to the Council for endorsement prior to submission for State interest review.

CARRIED


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Attachment A (Confidential)

Attachment 1 (page 1 of 6)


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Transport code


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ITEM 6 CITY PLANNING COMMUNITY BENEFIT BONUS ELEMENTS POLICY REVIEW - PHASE 1 PD98/1132/04/40 1 BASIS FOR CONFIDENTIALITY 1.1 It is recommended that this report be considered in Closed Session pursuant to

section 275 (1) of the Local Government Regulation 2012 for the reason that the matter involves

(h) other business for which a public discussion would be likely to prejudice the


1.2 It is recommended that the report/attachment be deemed non-confidential except for

those parts deemed by the Chief Executive Officer to remain confidential in accordance with sections 171 (3) and 200 (5) of the Local Government Act 2009.

2 EXECUTIVE SUMMARY City Plan Policy – Community benefit bonus elements (the Policy) is not delivering the outcomes intended as originally drafted.

the limited application of the Policy since its introduction has highlighted the need for a review. A review of the Policy has been undertaken to determine its overall suitability, need and effectiveness, and to provide recommendations and options for the future of the Policy. This report presents the outcomes of Phase 1 of the review, and seeks endorsement to proceed to Phase 2 of the project, to prepare revised City Plan provisions in accordance with the proposed preferred option. Phase 1 has identified that

is not expected to deliver innovative and world class design across the City. Several options for the future of the Policy have been provided for City Planning Committee to consider. The strengths and weaknesses of each of these options have been considered, resulting in an Officer recommendation as follows:

Short term actions (to be investigated as part of Phase 2): o remove the existing Policy from City Plan; o incorporate additional design elements into the relevant City Plan codes; and o include a level of assessment trigger in City Plan for development that

exceeds the density on the Residential density overlay map. Longer term actions:

o prepare a Design and Urban Context Policy to be incorporated into City Plan; and

o investigate urban elements mapping identifying key desired features such as plaza and link locations, and how it could be implemented to guide outcomes for higher density development.

Removing the current Policy and codifying desired design elements will ensure the outcomes anticipated in the Policy can be delivered through stronger City Plan requirements. A level of assessment trigger will give Council the ability to review design and community benefit for proposals that exceed residential density with regard to the entire City Plan. Supporting these outcomes, a Design and Urban Context Policy and urban elements mapping will provide clear policy guidance for developers.


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ITEM 6 (Continued) COMMUNITY BENEFIT BONUS ELEMENTS POLICY REVIEW - PHASE 1 PD98/1132/04/40 The short term actions will be further investigated as part of Phase 2 of this project. It is anticipated amendments suggested as part of Phase 2 of the project will form part of Major update 2 to City Plan. Longer term actions will also be investigated and any amendments suggested will form part of a future update to City Plan. 3 PURPOSE OF REPORT The purpose of this report is to present to Council the key findings of the Community Benefit Bonus Elements Policy Review - Phase 1, and seek endorsement to proceed to Phase 2 of the project in accordance with the proposed preferred option. 4 PREVIOUS RESOLUTIONS Council resolved on 1 September 2015 (G15.0901.023) to include the Community Benefit Bonus Elements Policy Review within the scope for Major Update 1 of City Plan. An updated scope list was resolved at the Council meeting of 4 March 2016 (G16.0304.010), where the review of the Policy was deferred to allow for more stakeholder input in light of the Ministerial condition altering the Policy that was publicly advertised as part of City Plan version 1. Council resolved on 15 November 2016 (G16.1115.016) that the Introductory Paper – Community Benefit Bonus Elements Policy Review be noted. 5 DISCUSSION 5.1 Current state of play The Policy provides guidance on what constitutes a community benefit as envisaged by the housing form, scale and intensity overall outcomes in the Medium density residential, High density residential, Centre, Neighbourhood centre, Innovation and Mixed use zones. The Policy identifies the residential density bonus that would be contemplated in return for community benefits provided by the development, including:

ecologically sustainable development/green buildings; community facilities and improvements – public pedestrian accessibility

enhancements, public parks or streetscape works, public toilets and parents rooms, public art or artistic exterior lighting, monetary contributions to centre improvement programs; and

site amalgamation. The Policy identifies that any community benefits proposed, need to be demonstrably in excess of those that would normally be expected under the relevant provisions of City Plan or building regulations.


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ITEM 6 (Continued) COMMUNITY BENEFIT BONUS ELEMENTS POLICY REVIEW - PHASE 1 PD98/1132/04/40 5.2 Legislative application In accordance with s114 of the Sustainable Planning Act 2009 (SPA), a planning scheme policy may only provide a supporting role, such as providing guidelines or advice about satisfying assessment criteria in City Plan. There is a tension between implementing a bonus based approach, as provided in the current Policy, within a performance based system. There are limited other Queensland examples of bonus based systems being applied in a similar way. 5.3 Ministerial correspondence There have been a number of key matters in the development of the Policy. Of note is the following Ministerial correspondence:

The Policy was amended to be considered optional in accordance with the Ministerial condition of 16 November 2015. 5.4 Application of the Community Benefit Bonus Elements Policy A review of development applications lodged since City Plan commenced in February 2016, has found that only one development application exceeding the planned residential density has applied the Policy. Applicants have instead opted out of applying the Policy, and have relied upon demonstrating compliance with the other Overall outcomes relating to orderly and economically efficient settlement pattern, housing needs, design and amenity, and environment. Developments have been able to meet these tests with no conflict with City Plan created. 5.5 Phase 1 of the project A consultant was commissioned to determine the Policy’s overall suitability, need and effectiveness, and provide options for the future of the Policy. This involved:

analysis to understand the relationship between the Policy and City Plan; policy testing (architectural assessment, relative impact assessment, urban design

and planning assessment) to understand the application of the Policy; benchmarking of other bonus policies in Australia and internationally; review of development applications to understand extent and success of Policy use

under previous and current policy regimes; targeted stakeholder consultation to obtain views and insights of the industry; determination of advantages and disadvantages of the Policy and its application

under City Plan; and identification of options and recommendations.


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ITEM 6 (Continued) COMMUNITY BENEFIT BONUS ELEMENTS POLICY REVIEW - PHASE 1 PD98/1132/04/40 5.6 Key findings The work undertaken has found there is limited stakeholder support for the current Policy and its application pursuant to the current City Plan framework. The fact that the Policy is not utilised makes it difficult to identify advantages in its current operation, and highlights the need for a review of the Policy and its application to ensure the delivery of community benefit and world class design. Disadvantages of the Policy and current framework include the following:

The Policy is unused, and will continue to be unused while it remains optional; therefore, there is no realistic basis to obtaining any of the benefit elements identified within the Policy.

The benefit elements within the Policy do not necessarily contribute meaningfully to high quality design and public realm outcomes for the City.

The Policy does not necessarily have any impact on architectural design outcomes. A building could comply with the Policy and deliver a poor architectural design; conversely, a building could ignore the Policy and still deliver architectural excellence.

The utilisation of bonus elements pursuant to the Policy may result in a negative impact on the viability of a development due to the high cost of delivering the elements, compared to the modest value of the increased residential density - there is a misalignment between the value earned and the cost of each bonus element.

Even if the Policy was consistently applied, broad scale take up would likely result in duplication of bonus elements such as pedestrian links and plazas in unnecessary locations.

The SPA provides for ‘sufficient grounds’ to justify a decision, despite any conflict with a relevant planning instrument. Grounds are routinely used to justify development outcomes that seek something more than the planning scheme nominates in its provisions. As such, there is a potential for a broader range of grounds to be used to justify alternative densities, if necessary, rather than to use the Policy. The SPA will be replaced by the Planning Act 2016 (PA) in July. Under the PA, the ability to justify a decision through sufficient grounds is no longer available. However, a development proposal that does not comply with elements of City Plan may still be approved, with a statement of reasons to outline why approval has been granted.

5.7 Options, recommendations and opportunities Having regard to the advantages, disadvantages and key findings of the project, the following options have been suggested.


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ITEM 6 (Continued) COMMUNITY BENEFIT BONUS ELEMENTS POLICY REVIEW - PHASE 1 PD98/1132/04/40


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5.8 Officer recommendation

have reviewed the recommendations, and support the preferred option, with the addition of including a level of assessment trigger for development that exceeds the prescribed density. Officers consider that including a level of assessment trigger for development that exceeds density will enable thorough assessment against the entire City Plan. With strengthened drafting and codified design outcomes included as part of the proposed preferred option, development that proposes increased density will be subject to a higher test and must demonstrate compliance with the strategic aims of City Plan. This will provide Council with a stronger basis for enforcing the delivery of community benefit and design excellence.

The Officer recommendation is as follows: Action Short term Remove the existing Policy from City Plan

Incorporate additional design elements into the relevant City Plan Codes

Include a level of assessment trigger in City Plan for development that exceeds density on the Residential density overlay map


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ITEM 6 (Continued) COMMUNITY BENEFIT BONUS ELEMENTS POLICY REVIEW - PHASE 1 PD98/1132/04/40 Action Long term Prepare a Design and Urban Context Policy to be incorporated into City Plan

Investigate urban elements mapping identifying key desired features such as plaza and link locations, and how it could be implemented to guide outcomes for higher density development.

The short term actions will be further investigated as part of Phase 2 of this project. It is anticipated amendments suggested as part of Phase 2 of the project will form part of Major update 2 to City Plan. Longer term actions will also be investigated and any amendments suggested will form part of a future update to City Plan. 6 ALIGNMENT TO THE CORPORATE PLAN, CORPORATE STRATEGIES AND

OPERATIONAL PLAN The City Plan is identified as a key deliverable in ensuring the themes of the Corporate Plan are achieved. Accordingly, all the themes (the best place to live and visit, prosperity built on a strong diverse economy and people contribute to a strong community spirit) of the Corporate Plan are applicable. A robust City Plan is essential to achieve the desired outcomes detailed in the Corporate Plan. The City Plan is an initiative in the Operational Plan. 7 GOLD COAST 2018 COMMONWEALTH GAMES™ IMPACT Not applicable. 8 FUNDING AND RESOURCING REQUIREMENTS Not applicable. 9 RISK MANAGEMENT This activity supports the mitigation of Planning and Environment Directorate Risk number CO000510:

‘City Plan delivers inadequate and/or ineffective strategic/development policy (e.g. poor planning, built form, growth, social and environmental outcomes - including flood impacts).’


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ITEM 6 (Continued) COMMUNITY BENEFIT BONUS ELEMENTS POLICY REVIEW - PHASE 1 PD98/1132/04/40 10 STATUTORY MATTERS The recommendations for future City Plan updates presently have no statutory effect in assessment of development applications. A work program will be developed to deliver the policy positions recommended by this report. Should Council seek to update City Plan, section 117(1) of the Sustainable Planning Act 2009 requires an update to a planning scheme to follow the process set out in Statutory guideline 01/16, Making and amending local planning instruments, April 2016 (MALPI). Recommended updates to City Plan would constitute a ‘major amendment’. 11 COUNCIL POLICIES Not applicable. 12 DELEGATIONS Not applicable. 13 COORDINATION & CONSULTATION The following people were consulted in relation to the progress of the Community Benefit Bonus Elements Policy Review through internal working group meetings and requests for comments/feedback on the draft report. Title of the Stakeholder Consulted


Comments

Manager City Planning Planning and Environment Consulted & agree with officers recommendation

Manager City Development Planning and Environment Consulted & agree with officers recommendation

Executive Coordinator City and Regional Planning

Planning and Environment Consulted & agree with officers recommendation

Executive Coordinator Major Assessment


Executive Coordinator Planning Assessment


City Architect Office of the CEO Consulted & agree with officers recommendation

14 STAKEHOLDER IMPACTS Any policy improvements recommended as part of Phase 2 of this project may form part of a future City Plan major update package. 14.1 Internal stakeholders Internal stakeholders have been and will continue to be consulted as the update progresses through the statutory process.


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ITEM 6 (Continued) COMMUNITY BENEFIT BONUS ELEMENTS POLICY REVIEW - PHASE 1 PD98/1132/04/40 14.2 External / community stakeholders Under the statutory process, City Plan Major update 2 will be required to undergo a public consultation period (with all submissions considered) prior to its adoption. 15 TIMING Any policy improvements recommended as part of Phase 2 of this project would form part of a City Plan update package. 16 CONCLUSION Phase 1 of the review of the Community Benefit Bonus Elements Policy has been completed, with several options provided for consideration. Given that the current Policy is optional and is not being applied, the Officer recommendation is:

Short term actions (to be investigated as part of Phase 2): o remove the existing Policy from City Plan; o incorporate additional design elements into the relevant City Plan codes; and o include a level of assessment trigger in City Plan for development that

exceeds the density on the Residential density overlay map. Longer term actions:

o prepare a Design and Urban Context Policy to be incorporated into City Plan; and

o investigate urban elements mapping identifying key desired features such as plaza and link locations, and how it could be implemented to guide outcomes for higher density development.

It is recommended that Phase 2 of the project continue to develop the short term actions, which is anticipated to be included as part of Major update 2 to City Plan. Longer term actions will also be investigated and any amendments suggested may form part of a future update to City Plan. 17 RECOMMENDATION It is recommended that Council resolves as follows: 1 That the report/attachment be deemed non-confidential except for those parts


2 That the following option be endorsed with City Plan changes to be investigated as part of Phase 2 of the project: a remove the existing Policy from City Plan; b incorporate additional design elements into the relevant City Plan Codes;

and c include a level of assessment trigger in City Plan for development that

exceeds density on the Residential density overlay map. 3 That a Design and Urban Context Policy be prepared and presented to Council at

a future meeting.


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ITEM 6 (Continued) COMMUNITY BENEFIT BONUS ELEMENTS POLICY REVIEW - PHASE 1 PD98/1132/04/40 4 That urban elements mapping be investigated and presented to Council at a

future meeting to determine how it could be implemented to guide outcomes for higher density development.

5 That Phase 2 of the project commence and be presented to Council at a future meeting as part of Major update 2.

Authorised by:

Lisa Kubler Dyan Currie Senior Planner Director Planning and Environment 30 May 2017


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COMMITTEE RECOMMENDATION CP17.0607.006 moved Cr Baildon seconded Cr Gates 1 That the report/attachment be deemed non-confidential except for those parts


2 That the following option be endorsed with City Plan changes to be investigated as part of Phase 2 of the project:

a remove the existing Policy from City Plan;

b incorporate additional design elements into the relevant City Plan Codes; and

c include a level of assessment trigger in City Plan for development that exceeds density on the Residential density overlay map.

3 That a Design and Urban Context Policy be prepared and presented to Council at a future meeting.

4 That urban elements mapping be investigated and presented to Council at a future meeting to determine how it could be implemented to guide outcomes for higher density development.

5 That Phase 2 of the project commence and be presented to Council at a future meeting as part of Major update 2.

CARRIED


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ITEM 7 CITY PLANNING CITY PLAN IMPROVEMENT SUGGESTIONS AND RECOMMENDED ACTIONS – JUNE 2017 REPORT PD98/1132/05/03(P1)

Refer 4 page attachment 1 BASIS FOR CONFIDENTIALITY 1.1 I recommend that this report be considered in Closed Session pursuant to section

275 (1) of the Local Government Regulation 2012 for the reason that the matter involves (h) other business for which a public discussion would be likely to prejudice the


1.2 I recommend that the report/attachment be deemed non-confidential except for those

parts deemed by the Chief Executive Officer to remain confidential in accordance with sections 171 (3) and 200 (5) of the Local Government Act 2009.

2 EXECUTIVE SUMMARY This report provides a list of improvement suggestions in relation to City Plan. These items are additional to those items previously reported in March 2017. It is recommended the position outlined in Attachment A for each item is endorsed, and officers progress relevant updates as part of the ongoing City Plan updates program. Items identified for further action will be brought back to the City Planning Committee with detailed information on the recommended updates. It is proposed that officers continue to provide a regular report to City Planning Committee with newly received items. 3 PURPOSE OF REPORT The purpose of this report is to provide a list of the new improvement suggestions received in relation to the City Plan, between late-February 2017 and mid-May 2017, with preliminary analysis and recommendations for each. Further, this report seeks endorsement to progress as per the positions included in Attachment A. 4 PREVIOUS RESOLUTIONS Council resolved on 28 March 2017 (G17.0328.025) to endorse the March 2017 City Plan improvement suggestions report. 5 DISCUSSION Since late-February 2017, a total of 25 improvement suggestions have been received. Attachment A provides a list of the new improvement suggestions received with preliminary analysis and recommendations for each. The items are additional to those items previously reported in March 2017. These items have been received predominately through the ‘Improve our City Plan’ feedback register. ‘Improve our City Plan’ is a forum open for internal officers and external stakeholders to provide improvement suggestions to be considered for possible updates to the City Plan. The majority of these suggested improvements have been received from our internal stakeholders (such as City Development).


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ITEM 7 (Continued) CITY PLAN IMPROVEMENT SUGGESTIONS AND RECOMMENDED ACTIONS – JUNE 2017 REPORT PD98/1132/05/03(P1)

City officers have undertaken a preliminary review of the items to recommend a course of action,

Following this preliminary review, the items are proposed to be dealt with in the following manner:

Minor and Administrative update Of the 25 items raised, 14 items have been determined to be minor or administrative in nature. Seven (7) of these items were actioned in Minor and Administrative Update 3, endorsed by Council on 17 May 2017. Another 7 are able to be actioned as part of the next minor and administrative package. Major update 2 One (1) item relates to the investigation of the future industry precinct within industrial zones. This directly relates to an existing project, being the Employment lands planning

84%

16%

Internal stakeholders

External stakeholders

36%

28%

28%

4%4%

Future update

Minor and administrative update 3

Minor and administrative update 4

No further action

Major Update 2

4 items

9 items

7 items

7 items

1 item

21 items

1 item


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ITEM 7 (Continued) CITY PLAN IMPROVEMENT SUGGESTIONS AND RECOMMENDED ACTIONS – JUNE 2017 REPORT PD98/1132/05/03(P1) investigation. This item will be considered as part of that project. Council has previously endorsed to include updates resulting from this project in Major update 2. This investigation will be presented to City Planning Committee for consideration at a later date. No further action One (1) item has been recommended for no further action. This item suggests changing the definition of high order road to include state controlled roads. This is not considered appropriate given the way this term is used within City Plan. This is further discussed in Attachment A. Future update There are 9 ‘Future update’ items that fall into the ‘major’ category and do not relate to an existing project. These are discussed in further detailed in Attachment A and include:

Pimpama district centre outcomes; Supply of industrial land to support the city; Capacity of roads for ‘A double’ trucks; Review of zoning and height designations for a neighbourhood centre in Robina; Lack of criteria for environmental health amenity impacts; Provisions needed to protect natural landform of ridges; Missing provisions in the Reconfiguring a lot code relating to service road standards; Acceptable solution updates for the height of retaining walls; and Noise buffers for waste transfer stations and recycling centres.

Future work program

the ‘future update’ items are subject to the following process:

1. Items are grouped into related subject matter. 2. Officers consider the magnitude of work involved in each item, and determine

whether it warrants the creation of a new project, or if it can be addressed via a simple assessment or review.

3. It is then allocated to an appropriate update package depending upon: a. expected timing for completion; b. consequences of the suggestion not being resolved; and c. time and resourcing required/available.

4. Recommended groupings of items will then be presented to City Planning Committee for consideration to inform future update packages.

Progress of improvement suggestions

noted that there were 454 items identified which will inform future City Plan updates. This included projects


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ITEM 7 (Continued) CITY PLAN IMPROVEMENT SUGGESTIONS AND RECOMMENDED ACTIONS – JUNE 2017 REPORT PD98/1132/05/03(P1) and general text and mapping updates. A summary of the progress since that date is as follows:

December 2016 March 2017 report June 2017 report

New items 72 25

Actioned 4 117

Running total 454 522 430

The 117 items actioned in the June 2017 report period, related to the following:

Minor and Administrative Update 3 – 92 Planning Act Alignment – 2 Resolved / recommend no further action – 23.


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ITEM 7 (Continued) CITY PLAN IMPROVEMENT SUGGESTIONS AND RECOMMENDED ACTIONS – JUNE 2017 REPORT PD98/1132/05/03(P1) 6 ALIGNMENT TO THE CORPORATE PLAN, CORPORATE STRATEGIES AND

OPERATIONAL PLAN The City Plan aligns with the Corporate Plan, specifically with the following vision statements and objectives:

Our city provides a choice of liveable places; Our city is safe; We are proud of our city; Our community is inclusive and supportive; We plan for the future of the city; and We manage the city responsibly.

7 GOLD COAST 2018 COMMONWEALTH GAMES™ IMPACT Not applicable. 8 FUNDING AND RESOURCING REQUIREMENTS The resourcing requirements will depend on the scope of each update package. The development of work programs and scope for each update package will consider the capacity of the City Plan team and other internal stakeholders. 9 RISK MANAGEMENT CO000510 - City Plan delivers inadequate and/or effective strategic/development policy. 10 STATUTORY MATTERS City Plan update packages will be undertaken in accordance with the relevant statutory process. Under the current Sustainable Planning Act 2009, the process is contained in Statutory Guideline 01/16 ‘Making and amending local planning instruments’ (MALPI). Under the Planning Act 2016 (expected to commence on 3 July 2017), there will be a new process, outlined within the Minister’s Guidelines and Rules. Endorsement to progress packages through the relevant statutory process will be the subject of separate reports to City Planning Committee. 11 COUNCIL POLICIES Not applicable. 12 DELEGATIONS Not applicable. 13 COORDINATION & CONSULTATION Stakeholders will be appropriately consulted and engaged as part of the preparation of each City Plan update.


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ITEM 7 (Continued) CITY PLAN IMPROVEMENT SUGGESTIONS AND RECOMMENDED ACTIONS – JUNE 2017 REPORT PD98/1132/05/03(P1) 14 STAKEHOLDER IMPACTS Not applicable. 15 TIMING The items included in Attachment A have variable timeframes depending upon the type of update package being targeted. The specific details regarding the timing of each update package will be discussed as they are brought to City Planning Committee. 16 CONCLUSION This report has discussed the list and recommendations for improvement suggestions received between late-February and mid-May in relation to City Plan. These items are additional to those items previously distributed for consideration on 15 March 2017. These items have undergone a preliminary review to determine if further review is required, and have been grouped with other current related projects, programs of work and indicative update packages. Recommended positions are provided for each item. Where items have been identified for further action, they will be brought back to City Planning Committee with more detailed information on the recommended updates to City Plan. The timing of this will depend on the type of update (e.g. administrative, minor or major) and whether it relates to an existing project. It is recommended the position outlined in Attachment A for each item is endorsed, and officers progress relevant updates as part of the ongoing updates program. 17 RECOMMENDATION It is recommended that Council resolves as follows: 1 That the report/attachment be deemed non-confidential except for those parts


2 That Attachment A: City Plan – Improvement suggestions – June 2017 report, be endorsed.

3 That officers progress the items as per the recommendations detailed in Attachment A.

4 That officers be authorised to communicate the recommendation in Attachment A with the respective submitter.


Katherine Berlin Dyan Currie Senior Planner Director Planning and Environment


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ITEM 7 (Continued) CITY PLAN IMPROVEMENT SUGGESTIONS AND RECOMMENDED ACTIONS – JUNE 2017 REPORT PD98/1132/05/03(P1)

COMMITTEE RECOMMENDATION CP17.0607.007 moved Cr Gates seconded Cr Vorster 1 That the report/attachment be deemed non-confidential except for those parts


2 That Attachment A: City Plan – Improvement suggestions – June 2017 report, be endorsed.

3 That officers progress the items as per the recommendations detailed in Attachment A.

4 That officers be authorised to communicate the recommendation in Attachment A with the respective submitter.

CARRIED


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City Plan - Improvement suggestions - June 2017 report

Line # Topic OriginRelevant City Plan section

Description Preliminary analysis and recommendationAmendment typde

Existing project/related item (if applicable)

Target update package

1 Incorrect reference Internal 8.2.4 Coastal erosion hazard overlay code

PO11 of the Coastal erosion hazard overlay code includes a note that refers to the 'Nature conservation overlay code' - this should refer to the 'Environmental significance overlay code'.

This item was addressed in Minor and administrative update 3. Administrative amendment

Minor and Administrative 3

2 Word missing in name of precinct

Internal Table 5.5.6(2): Sport and recreation zone (Bundall equestrian precinct)

Title of Table 5.5.6(2):Sport and recreation zone (Bundall equestrian precinct) should be (Bundall equestrian area precinct) consistent with the rest of the scheme



3 Outdated terminology - matters of environmental significance

Internal Various The Landscape work code and City Plan Policy - Landscape work need updating to align with the SPP - that is refer to 'matters of environmental significance' rather than old terminology.



4 Update City Plan to improve use of colours in Mudgeeraba village character overlay code

Internal 8.2.12 Mudgeeraba Village character overlay code

Request to remove reference to ‘commercially available’ colour chart. There is now less certainty about the colours the acceptable outcome allows. This provision was originally written around a limited selection of colours - when only 1 or 2 companies had a 'heritage' colour chart, now multiple brands now have their own.

Also, suggest a review current colours and update/correct references to correct Australian Standard colours.

This item was addressed in Minor and administrative update 3. Minor amendment


5 Amend overlay code numbering

Internal 8.1 Preliminary The Water resource catchment overlay code is numbered 8.2.17, but should be 8.2.16.



6 Discrepancies between Table of Assessment and Overlay Code

Internal 8.2.2 Airport environs overlay code

The levels of assessment for the Airport environs overlay does not align with the code provisions. The levels of assessment trigger the code for land within the 25-40 ANEF contour of the Airport environs - Australian Noise Exposure Forecast (ANEF) contour overlay map, however, the code provides for development inside the 20-40 ANEF contours.

This item was addressed in Minor and administrative update 3. Minor amendment


7 Descrepancies between AO and reference to PO

Internal 9.4.5 Healthy waters code

The note within AO4 incorrectly references AO6. This item was addressed in Minor and administrative update 3. Administrative amendment


8 Future industry areas that are sufficiently serviced

External SC2.4 Zone maps Concerned that there is Future industrial land within Yatala Enterprise Area that is appropriately serviced, but development on this land still triggers impact assessment. This is having a direct impact on market confidence and investment in the area.

It is suggested that it should be taken out of the Future Industrial precinct if appropriately serviced.

It is recommended that this matter be investigated and presented to City Planning Committee for further consideration as part of Major update 2.

Major amendment

Employment Lands Planning Investigation

Major 2

9 Correction to terminology Internal 8.2.9 Heritage overlay code

Suggest a review of the Heritage overlay code to amend terminology where required.

The term 'listed' is incorrect and should be replaced with 'entered'. The Queensland Heritage Act 1992 refers to ‘entry of places in local heritage registers’ and ‘local government may propose to enter a place in its local heritage register’. The term 'entry' should be used for heritage registers.

Recommend this be addressed in the next Minor and Administrative Update.

Administrative amendment


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10 Incorrect State department name

Internal SC6.4 City Plan policy - Coastal dune management

Section 6.4.8.3 (6) refers to an old State government department name, and should be updated to read as follows:

"At sand deposit locations trucks access the beach to deposit sand in the swash zone. See Department of Infrastructure, Local Government and Planning permission and footprint of locations..."




11 Incorrect reference to codes in City Plan policies

Internal SC6.10 City Plan policy - Landscape work

Reference to the part number of 9.4.12 Vegetation management code in the Landscape work policy is incorrect. Suggest removing all part number references in the schedules to be consistent.




12 Incorrect reference to ROL code in City Plan policies

Internal Various Reconfiguration of a lot code' is incorrect in the some policies, should be 'Reconfiguring a lot code'.




13 Administrative definition update

Internal SC1.2 Administrative definitions

Suggest including a new administrative definition in Schedule 1 Definitions for Environmental Offsets Act 2014.




14 Terminology - lawful point of discharge

Internal Various The term 'legal point of discharge' is incorrect, and should be replaced with 'lawful point of discharge'. This aligns with Queensland Urban Drainage Manual (QUDM) by Department of Energy and Water Supply. Definition also needs to be updated, as it is not accurate. It is suggested this simply refer to QUDM.Update needed to:- AO2.2 of Table 9.4.151: Works for infrastructure code - SC1.2 Administrative definitions




15 Typographical error - missing 'n.e.i'

Internal Table 5.5.1: Low density residential zone (where not in the Large lot precinct)

The listing of 'Health care services' as impact assessment in the Low density residential zone Table of assessment needs to have 'n.e.i' added to the end, as there is also a listing of 'Health care services' as code assessment, subject to criteria.




16 Pimpama district centre outcomes

Internal Various Suggest reviewing the built form and character outcomes for the Pimpama district centre concerning the presumed location of a future heavy rail station at Pimpama.

It is noted that the location shown for the future heavy rail station at Pimpama, in the Centre zone code, does not match the location nominated in the State Planning Policy mapping (updated after City Plan was drafted).

From a preliminary review, it is agreed that the overall outcomes andfigures should be updated to better align with the State's planning. The rail station location shown in the Centre zone underpins a number of the other outcomes (such as, the location of the 'main street' extension). As such, it is recommended that all outcomes that apply to the Pimpama centre be reviewed, rather than just removing the reference to the rail station.

It is recommended that this matter be investigated and presented to City Planning Committee for further consideration as part of a future Major update.

Major amendment

Future update

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17 Supply of industrial land to support the City

External SC2.4 Zone maps Concerned regarding the supply of industrial land in the city.

Recommend extending the Yatala Enterprise Area to the east, taking into consideration the management of environmental and hydraulic constraints.

A review of the Future industry precinct is currently being undertaken. The extent of the Yatala Enterprise Area may be considered as part of this review.

Further, an investigation area over the canelands area has been established to investigate the future use of this area.


Major amendment

Future update

18 Capacity of roads for "A double" trucks

External Various “A double” routes are a new service vehicle that needs to be accommodated for. Recommend City Plan accommodate vehicle routes.

From a preliminary review, it is considered appropriate to review this matter further, to ensure relevant requirements are included in the City Plan.


Major amendment

Future update

19 Review of zoning and height designations for Neighbourhood centre at the corner of Cheltenham Dr and Ron Penhaligon Way, Robina

Internal Various Request review of zoning and height for the neighbourhood centre on the corner of Cheltenham and Ron Penhaligon Way, Robina.

It is recommended that this matter be investigated and presented to City Planning Committee for further consideration.

Major amendment

Future update

20 Lack of criteria for environmental amenity impacts (i.e. noise, air, odour etc)

Internal Various Suggest improvements to assist in regulation of environmental health amenity impacts such as noise, air and odour.

Currently, the POs of the General development provisions code requires the mitigation of negative effects from a number of potential sources, including noise, vibration and odour and emissions. The code does not provide any acceptable outcomes in terms of associated criteria and assessment requirements.

Assessment of such potential sources can be extremely complex and technical.

Currently, it is not uncommon to receive impact assessment reports for similar developments, from different consultants that quote differing criteria, assessment methods and vastly different report structures. Not having such requirements detailed in the City Plan makes requesting amendments or challenging consultants very difficult and time consuming for both Council and the Applicant.

It is also considered the level of internal assessment and mitigation of potential amenity impacts would be vastly improved with the implementation of clear assessment criteria and requirements via guiding document/s.

From a preliminary review, it is considered appropriate to investigate and improve the regulation of environmental healthy amenity impacts.

Providing supporting information that outlines Council's standards and expectations will provide greater certainty to the development industry, assessment officers and the broader community. It should result in improved reporting and less information requests during development assessment.


Major amendment

Future update

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21 Provisions needed to protect natural landform of ridges

Internal Various Suggest amending the Ridges and significant hills overlay to include provisions to protect the natural landform of ridges within the city. Currently there are no provisions in the City Plan to protect deep excavation on ridges if the cut is certified by a geotechnical engineer as being low risk.

Also suggest investigating including provisions requiring a geotechnical report for deep excavations within flood affected areas and outside the Landslide hazard overlay.

From a preliminary review, it is agreed that this could be reviewed to improve protection of the ridges within the city.


Major amendment

Future update

22 Missing provision Internal 9.4.8 Reconfiguring a lot code

Suggest reviewing the Reconfiguring a lot code to include an additional provision for service road standards. These standards are already contained within the Land Development Guidelines.

From a preliminary review, it is considered appropriate to make this update to this code.

It is recommended that this matter be investigated and presented to City Planning Committee for further consideration as part of a future update.

Major amendment

Future update

23 Acceptable solution for height of retaining walls

Internal 9.4.4 General development provisions code

Suggest updating AO9 to specify an acceptable height for retaining walls, rather than referring to the Land Development Guidelines.

From a preliminary review, it is considered appropriate to make this update.


Major amendment

Future update

24 Noise buffers for waste transfer stations and recycling centres

Internal Various Recommend establishing noise buffer areas around waste transfer stations and recycling centres due to noise complaints being received regarding heavy machinery operating in and around some of Council's waste facilities (similar to the odour buffers areas mapped in the City Plan around Sewage treatment plants).

The City Plan currently includes provisions requiring development proximate to Sewerage treatment plants to consider the amenity impacts from those plants. Similar provisions could be included in areas around waste transfer stations and recycling centres.


Major amendment

Future update

25 Definition of high order road External SC1.2 Administrative definitions

Suggest including state controlled roads in the definition for high order road to allow for the reduced level of assessment for small scale commercial land uses in residential zones. Currently, the definition only refers to sub-arterial road and distributor roads.

Recommend no change to the administrative definition. The term is used to allow some land uses along busy roads that would not be encouraged more broadly throughout the zone, for example, Health care services in the Low density residential zone. These uses are generally not suitable on the busiest roads (State controlled roads), due to the additional vehicle access points and vehicle numbers.

It is recommended officers review the terminology to ensure the City Plan is not implying these uses are suitable on State controlled roads.

No further action N/A

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ITEM 8 CITY PLANNING MAJOR UPDATE 2 – DESIGNING FOR FLOOD PD113/1303(P1)

1 BASIS FOR CONFIDENTIALITY 1.1 I recommend that this report be considered in Closed Session pursuant to section

275 (1) of the Local Government Regulation 2012 for the reason that the matter involves

(h) other business for which a public discussion would be likely to prejudice the


1.2 I recommend that the report/attachment be deemed non-confidential except for those

parts deemed by the Chief Executive Officer to remain confidential in accordance with sections 171 (3) and 200 (5) of the Local Government Act 2009.

2 EXECUTIVE SUMMARY The Queensland State Planning Policy April 2016 (SPP) seeks to ensure that all natural hazards are properly considered in all levels of the planning system. A key component of addressing this State interest is related to decreasing the burden for emergency management as part of a disaster management response. The Flood overlay code in the City Plan addresses this State interest through flood free access provisions, which supports the self-evacuation of residents. However, following the peak of rare flood events, there are parts of the city, where access via the existing road network is impractical. Therefore, City officers have been undertaking a systematic policy investigation to develop alternative solutions to support flood resilient development. Given the existing infrastructure constraints, the investigation has highlighted the concept of sheltering-in-place as a viable and safe alternative to evacuation, with this emerging planning approach being considered nationally. In addition to this proposed policy approach, City officers are considering refinements and administrative improvements to better integrate the Flood overlay code as part of the scope for Major Update 2. 3 PURPOSE OF REPORT The purpose of this report is to:

Outline options for development where flood free access is not available, and seek Council’s endorsement of a policy direction relating to sheltering-in-place.

Recommend officers undertake further work to the Flood overlay code to:

o undertake administrative amendments to improve the functionality and integration of the Flood overlay code with the City Plan.

4 PREVIOUS RESOLUTIONS Council resolved on 30 May 2017 to include ‘Designing for Flood’ updates within the scope for City Plan Major Update 2.


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ITEM 8 (Continued) MAJOR UPDATE 2 – DESIGNING FOR FLOOD PD113/1303(P1) Council also resolved on 28 March 2017 that the introductory paper on “update on natural hazard project” to be noted. This report provided Council with an outline of the proposed update to Council’s flood free access policy stance, set out in the Flood overlay code in the City Plan. 5 DISCUSSION Background The Queensland State Government’s interest in natural hazard risk and resilience as detailed in the SPP seeks to ensure natural hazards are properly considered in all levels of the planning system. This consideration includes avoiding or mitigating the risks associated with natural hazards to an acceptable or tolerable level. It should be noted the Planning Minister has made a new SPP which will commence 3 July 2017. One of the state interests relevant to the proposed Council policy direction is:

“Development supports and does not hinder disaster management response or recovery capacity and capabilities.”

A key policy position for the integration of this State interest is in relation to provisions in a planning scheme that require development to support, and not unduly burden, disaster management response or recovery capacity and capabilities. The Flood overlay code provided in the City Plan addresses this State interest though the following performance outcome.

“Development in flood affected areas, must not increase the level of risk to life, or be to the detriment of flood evacuation procedures.”

Currently the acceptable outcome (AO) in the Flood overlay code to achieve this Performance outcome (PO) is through the provision of flood free access to the proposed development site. This policy position is to ensure any new development has the potential for self-evacuation of residents (not relying on assisted-evacuation), and therefore not burdening the city’s disaster response capacity.


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ITEM 8 (Continued) MAJOR UPDATE 2 – DESIGNING FOR FLOOD PD113/1303(P1) Flood free access policy options City officers have been undertaking a systematic policy investigation to develop alternative acceptable solutions to support (as practically as possible) flood resilient developments in areas of the city, which are flood affected and have no access to a flood free road network during the peak of rare flood events. This investigation has also included a review of national best practice on this topic. Given the existing infrastructure constraints the investigation has highlighted the concept of sheltering-in-place as a viable and safe alternative to evacuation. This proposed approach will provide a framework for implementing on-site emergency management as an alternative to the existing flood free access policy. This will reduce the cost and time associated with the assessment of such development applications, and will provide a flood-cognisant solution for achieving strategic objectives of City Plan with respect to growth and meeting relevant State Interests. This principle of sheltering-in-place as an alternative to evacuation is now on the national agenda, with the Australian Emergency Management Handbook 4 (prepared by the Australian Emergency Management Institute, Attorney-General’s Department, Australian Government) acknowledging the principle of sheltering-in-place as a viable and safe alternative to evacuation, stating:

“…….On some occasions it may be assessed that people would be safer to stay and shelter in place rather than evacuate. Shelter in place should be considered as an alternative when the risk associated with evacuation is seen as greater than that of sheltering in place; for example, cyclones or hazardous materials plumes or where time does not permit for a safe evacuation……...”

In addition, recent communication with the authors of the proposed National Best Practice in Flood Risk Management indicates that this concept is now being considered by many cities across the country. Clarification and update of Flood overlay code In addition to updating the existing flood free access policy approach, City officers are continuing to work on the following aspects of the Flood overlay code, which are also intended to form part of Major Update 2:

administrative refinements to the Flood overlay code.

There are minor refinements and administrative corrections that are required to ensure better integration of the Flood overlay code in the City Plan.


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ITEM 8 (Continued) MAJOR UPDATE 2 – DESIGNING FOR FLOOD PD113/1303(P1) A report will be brought to a future City Planning Committee meeting for consideration of these policy positions. Following this, it is intended that the proposed drafted content will be presented to the Mayoral Technical Advisory Committee for review prior to progressing to State Interest review. 6 ALIGNMENT TO THE CORPORATE PLAN, CORPORATE STRATEGIES AND

OPERATIONAL PLAN Gold Coast 2020 outcome 3.1, “Our City is Safe”. 7 GOLD COAST 2018 COMMONWEALTH GAMES™ IMPACT Not Applicable. 8 FUNDING AND RESOURCING REQUIREMENTS No additional budget or resources will be required. 9 RISK MANAGEMENT Risk No CO000644.

Natural Hazards Resilience – The City is not adequately resilient to natural hazards shocks resulting in loss of life, cessation of Council business, reputational damage and economic downturn. 10 STATUTORY MATTERS State Planning Policy 2016, Natural Hazards, Risk and Resilience. 11 COUNCIL POLICIES

Not Applicable. 12 DELEGATIONS

Not Applicable. 13 COORDINATION & CONSULTATION Name and/or Title of the Stakeholder Consulted


Is the Stakeholder Satisfied With Content of Report and Recommendations (Yes/No) (comment as appropriate)

Supervising Engineer Hydraulics & Water Quality

Planning and Environment Yes

Coordinator City Plan Planning and Environment Yes Executive Coordinator Legal Services Yes


641 ADOPTED REPORT

ITEM 8 (Continued) MAJOR UPDATE 2 – DESIGNING FOR FLOOD PD113/1303(P1) 14 STAKEHOLDER IMPACTS External / community stakeholder Impacts

The ultimate outcome of this work is community safety through the provision of viable

solution for flood-cognisant development. Internal (Organisational) Stakeholder Impacts

This policy will assist and improve the assessment process, reducing the cost of

development assessment for the Council. 15 TIMING This will form part of the scope for the Major Update 2 package as endorsed by Council on 30 May 2017. 16 CONCLUSION A key component of the Queensland State Government’s interest in natural hazard risk and resilience as detailed in the SPP is related to “development that supports and does not hinder disaster management response or recovery capacity and capabilities.” The existing Council policy requires amendment to ensure the ability for self-evacuation through the provision of flood free access roads to the development site. Additionally, the City’s transport infrastructure does not provide flood free access at all times. This has resulted in a number of issues between the Industry and the Council, requiring further investigation. Council officers have identified a viable alternative to the existing flood free access policy set out in the Flood overlay code. This alternative is based on the concept of sheltering-in-place.

17 RECOMMENDATION It is recommended that Council resolves as follows: 1 That the report be deemed non-confidential except for those parts deemed by the

Chief Executive Officer to remain confidential in accordance with section 171 (3) and 200 (5) of the Local Government Act.

2 The City Plan be updated, as part of the ‘Designing for Flood’ scope item in Major Update 2, to include additional policy outcomes relating to a sheltering-in-place approach as an alternative to evacuation.

3 City officers will bring a report to a future City Planning Committee meeting, addressing additional proposed updates to the Flood overlay code as part of the ‘Designing for Flood’ scope item Major Update 2.

4 That the Mayoral Technical Advisory Committee be consulted on proposed content prior to progressing to State interest review.


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ITEM 8 (Continued) MAJOR UPDATE 2 – DESIGNING FOR FLOOD PD113/1303(P1) 5 The details of these updates be further considered as part of a consolidated

update package (upon completion of drafting) when ready for submission for State interest review.


Hamid Mirfenderesk Dyan Currie Coordinator Natural Hazards Director Planning and Environment 30/05/2017


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ITEM 8 (Continued) MAJOR UPDATE 2 – DESIGNING FOR FLOOD PD113/1303(P1)

COMMITTEE RECOMMENDATION CP17.0607.008 moved Cr Gates seconded Cr Vorster 1 That the report be deemed non-confidential except for those parts deemed by the

Chief Executive Officer to remain confidential in accordance with section 171 (3) and 200 (5) of the Local Government Act.

2 The City Plan be updated, as part of the ‘Designing for Flood’ scope item in Major Update 2, to include additional policy outcomes relating to a sheltering-in-place approach as an alternative to evacuation.

3 City officers will bring a report to a future City Planning Committee meeting, addressing additional proposed updates to the Flood overlay code as part of the ‘Designing for Flood’ scope item Major Update 2.

4 That the Mayoral Technical Advisory Committee be consulted on proposed content prior to progressing to State interest review.

5 The details of these updates be further considered as part of a consolidated update package (upon completion of drafting) when ready for submission for State interest review.

CARRIED There being no further business, the meeting closed at 10.12am.


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These Pages

Numbered 1 to 645

Constitute The Adopted Report Of The Meeting

Of The City Planning Committee

Held Wednesday 7 June 2017


645 ADOPTED REPORT

Documents

Frederick St. Apartments GA Section · amenities pool deck gym & amenities rl -6980 b3 level b2 carpark basement extension refer to plan rl -2600 rl -5300 rl -8000 rl 3250 rl 100