of the City Planning Committee Meeting - City of Gold Coast · 6/14/2017 · ADOPTION BY COUNCIL 21 JUNE 2017 RESOLUTION G17.0621.012 moved Cr Caldwell seconded Cr Baildon That the

738

Adopted Report of the

City Planning Committee Meeting held

Wednesday 14 June 2017

at

9am

City of Gold Coast Council Chambers 135 Bundall Road, Surfers Paradise

Index Adopted Report of 738

City Planning Committee Meeting Wednesday 14 June 2017 at 9am

Item Direct Div: File Page Subject

City Planning Branch 1 PE CE196/440/36(P1) 5 Proposed adoption of the Our Natural City

Strategy Following Community Consultation

City Development Branch

2# Div 3 PN332246/01/DA4 85 Preliminary approval pursuant to section 242 of the sustainable planning act 2009 for making a material change of use to vary the effect of the local planning instrument for the land being development in accordance with the Coomera Master Plan Development Code (CMDC). - Lot 171 on SP267050 -Beattie Road, Coomera - Division 3

MCU 201600219

3# Div 10 PN348688/01/DA1 307 Development Permit For Material Change Of Use (Code Assessment) For Multiple Dwellings And Short Term Accommodation (Total Of 115 Units), Food And Drink Outlet And Shop - Lot 45 On SP291104 - 12 - 14 Elizabeth Avenue Broadbeach – Division 10

MCU201601725

4 PE PD113/1045/01/01(P1) 441 Decision Making Process for Development Applications Report

City Planning Branch Closed Session

5 PE PD98/1132/25/05(P2) 447 Gold Coast Marine Precinct Update

6 PE PD113/1303/05 509 Proposal To Initiate Statutory Process To Make A New City Plan Policy (Schedule 6) For A Coastal Resilience Assessment Guideline (To Support Major Coastal Hazards Update)

7 PE CM787/788/01/04(P1) 515 Endorsement of Draft Local Government Infrastructure Plan to Submit For State Review

738th Council Meeting 21 June 2017 City Planning Committee Meeting 14 June 2017

2 ADOPTED REPORT

Index Adopted Report of 738

City Planning Committee Meeting Wednesday 14 June 2017 at 9am

Closed Session 8# Div 2 PN232620/13DA1 526 Development Permit For a Material Change

Of Use (Impact Assessable) For a Parking Station (774 Car Parks) And a Development Permit For Operational Works For Changes To Ground Level, Vegetation Clearing, Works For Infrastructure, Landscaping and Vehicle Access Lot 2 on SP114768 -12 - 22 Michigan Drive, Oxenford

Open Session #Officer’s Recommendation changed by Committee

KEY: OCEO - Office of the Chief Executive Officer CI - City Infrastructure GCWW - Gold Coast Water & Waste CS - Community Services OS - Organisational Services EDMP - Economic Development & Major Projects PE - Planning & Environment


3 ADOPTED REPORT

ADOPTION BY COUNCIL 21 JUNE 2017 RESOLUTION G17.0621.012 moved Cr Caldwell seconded Cr Baildon That the Report of the City Planning Committee’s Recommendations of Wednesday, 14 June 2017, numbered CP17.0614.001 to CP17.0614.008, be adopted with the exception of:- Recommendation Numbers CP17.0614.001

CP17.0614.002 CP17.0614.003 CP17.0614.004 CP17.0614.005 and CP17.0614.008 which were specifically resolved.

CARRIED UNANIMOUSLY

ATTENDANCE Cr C M Caldwell Chairperson Cr D Gates Cr W M A Owen-Jones Cr P J Young Cr G Baildon Cr P A Taylor Cr H Vorster Cr G O'Neill Cr P C Young (Visitor) Mrs D Currie Director Planning & Environment Mr M Moran Acting Manager City Development Ms A Tzannes Manager City Planning Ms Zara Meha Manager Business Support Meeting adjourned at 10.02am and reconvened at 10.11am APOLOGY/LEAVE OF ABSENCE Nil PRESENTATIONS New Standard Development Conditions – presented by Mick Moran


4 ADOPTED REPORT

ITEM 1 CITY PLANNING PROPOSED ADOPTION OF THE OUR NATURAL CITY STRATEGY FOLLOWING COMMUNITY CONSULTATION CE196/440/36(P1)

Refer Attachment 1 – Our Natural City Strategy Community Engagement and Marketing Report (38 pages) Attachment 2 – Table of proposed refinements to the draft Our Natural City Strategy (1 page) Attachment 3 – Our Natural City Strategy for consideration for adoption (32 pages) 1 BASIS FOR CONFIDENTIALITY Not Applicable. 2 EXECUTIVE SUMMARY The City of Gold Coast (the City) conducted a public online survey on GC have your say from 2 to 16 May 2017 to create awareness of the draft Our Natural City Strategy (ONC) and obtain feedback on the strategic outcomes and actions. During this engagement, a complementary marketing and communication campaign was delivered to inform the community of the consultation and encourage participation. The survey which was promoted via radio, digital, social media and key stakeholder channels received 853 survey responses, approximately 900 open ended responses and 4 email submissions during the consultation period. Overall, the response to the survey questions indicated majority support (88.99%) for the 13 actions associated with the three strategic outcomes and indicated that the provision of places for nature (animals and plants); the preservation for future generations; and clean and healthy water, air and soil were the most important elements of why the city’s natural assets were important to them. The analysis of the quantitative data and commentary has generated a number of proposed refinements and improvements to the ONC Strategy which is now proposed for adoption. In addition, the feedback will support the development of the detailed ONC Strategy Implementation Plan and ONC Strategy Communication Plan. Where consultation feedback related to elements considered outside of the scope of the ONC Strategy, this was forwarded to the relevant business units for their information and future planning consideration. 3 PURPOSE OF REPORT The purpose of this report is to provide the community consultation feedback on the draft ONC Strategy; outline the proposed strategy refinements; and provide the final ONC Strategy for consideration for adoption. 4 PREVIOUS RESOLUTIONS G16.0624.002 2B Miscellaneous Recommendations of Special Budget Committee Adopted By Council B16.0620.010: Item 9 Special Budget Committee 3 & 7 June 2016 – Recommendations 4-5

4 That expenditure on the following items be subject to prior consideration and approval by the Council:- a. iNature $200,000


5 ADOPTED REPORT

ITEM 1 (Continued) PROPOSED ADOPTION OF THE OUR NATURAL CITY STRATEGY FOLLOWING COMMUNITY CONSULTATION CE196/440/36(P1)

b. Targeted Statutory Covenant $50,000

5 That the Mayor submit to the Council during 2016-17 a proposed ‘Our Natural City Strategy’, which shall be for the balance of the current Council term, together with an associated funding plan. Such funding plan to include relevant funding sources such as Open Space Preservation Levy, Reserves and other sources.

G17.0303.015

2 That the proposed Our Natural City Strategy proceeds to community consultation in May 2017.

Special Budget Committee recommendation of 29 May 2017:

2 That the Our Natural City Strategy funding plan for 2017-18 to 2019-20 be endorsed and updated annually for consideration as part of annual budget discussions.

5 DISCUSSION Background On 3 March 2017 the draft ONC Strategy was considered by Council where it was resolved to proceed to community consultation in May 2017 (G17.0303.015). The community consultation was undertaken between 2 May and 16 May 2017 through a GC ‘have your say’ survey which was tailored to gather community feedback on the level of support associated with the draft ONC Strategy outcomes and key priority actions. The survey also gathered baseline data on the overall importance of the city’s natural assets; any limitations on accessing natural assets; and identified how people would like to participate, partner and be informed about ONC project opportunities as the strategy is implemented. Community feedback derived from the survey has been collated in the ONC Strategy Community Engagement and Marketing Report (Attachment 1). These results have informed proposed refinements (Attachment 2) to the draft ONC Strategy and will also support the development of the ONC Strategy Implementation Plan and ONC Strategy Communication Plan. There is likely to be further opportunity for the community to have their say as specific key priority actions in the ONC Strategy are developed and delivered. Where consultation feedback was related to elements considered outside of the scope of the ONC Strategy, it was forwarded to the relevant business units for their information and future planning consideration. GC have your say community consultation and feedback The draft ONC Strategy community consultation survey campaign was promoted via radio, digital and social media; stakeholder channels including the GC have your say website, Mayor’s Facebook, Planning alert database; and distributed to the Land for Wildlife and Naturally GC membership.


6 ADOPTED REPORT


The GC have your say engagement process attracted 853 participants who completed the survey, with the highest response from Main Beach and Southport residents (3.99%). Additional email submissions (4) were also received and considered in the analysis. Overall, the response to the survey questions indicated majority support (88.99%) for the 13 actions associated with the three strategic outcomes. The survey indicated that the provision of places for nature (animals and plants); the preservation for future generations; and clean and healthy water, air and soil were the most important elements of why the city’s natural assets were important to the respondents. This feedback was further supported from a strategic outcome perspective, with respondents regarding ‘Places for nature’ as extremely important (71.75%), followed by ‘Partners with nature’ (46.78 %) and ‘People in nature’ (41.97 %). The ONC Strategy Community Engagement and Marketing Report (Attachment 1) provides a comprehensive account of the marketing and communication reach and engagement tools employed, as well as the survey results and key findings which are summarised below. Key findings: People in nature

67.41 % of respondents strongly support the ‘People in nature’ action - 1.4 Encourage community involvement in helping to care for the city’s water environments. This action had the highest level of support out of the four actions under ‘People for nature’.

As detailed in the Mayor’s foreword, respondents articulated the need for a balanced

approach to managing the natural environment.

The survey respondents highlighted that nature based recreation should be appropriately planned to minimise high impact activities and manage potential impacts in ecologically sensitive areas.

The survey respondents indicated support for increasing education, awareness and

involvement in the City's natural environment, and highlighted complementary links to lifestyle, health and wellbeing.

The survey commentary highlighted the need to identify links to the Gold Coast Regional Botanic Gardens and indigenous and non-indigenous history.

Places for nature

79.84 % of respondents strongly support the ‘Places for nature’ action - 2.3 Continue to implement environmental policies to protect native vegetation, habitats, corridors, wetlands and waterways. This action was the most supported of the 13 key priority actions.

The survey respondents indicated support for management actions to improve and safeguard the protection of priority natural areas, including urban biodiversity; to consolidate existing conservation reserves; improve water quality; protect wildlife


7 ADOPTED REPORT


habitat and corridors; secure places of beauty for future generations; and provide places for nature based recreation.

The survey highlighted the need for an increase in the city’s greenspace, both within urban areas and the hinterland through a suite of tools, including developer contributions, direct protection by the City and through environmental land purchase.

The survey respondents indicated the need to strengthen and clarify waterway policies to improve waterway health outcomes across the city.

Partners with nature

71.51 % of respondents strongly support the ‘Partners with nature’ action - 3.5 Work

with stakeholders to direct investment into securing the city’s critical wildlife corridors, core habitat areas and substantial remnants. This action had the highest level of support out of the five actions under ‘Partners with nature’.

Survey respondents indicated partnerships are critical to managing the city’s natural assets, with the City’s existing Conservation Partnership programs providing an important service delivery function. Feedback indicated that these programs can be better promoted.

Survey respondents indicated support for business, government and research

partnerships for both strategic habitat and priority species.

Respondents acknowledged the importance of a collaborative approach to natural

asset monitoring and research, to support informed management of the natural environment and guide future priorities.

Respondents expressed strong support for the management of pests, weeds and

bushfire with a whole of city focus rather than just specific to the hinterland.

Survey respondents indicated the need for the City to not only partner but provide a

leadership role. Proposed refinements to the draft ONC Strategy In response to the community consultation and subsequent assessment, proposed refinements to the draft ONC Strategy including the reason for change and proposed changes are provided in Attachment 2. These proposed refinements are summarised below:

Legend colours for the map on page 11 refined to provide greater clarity. Description associated with Action 1.2 refined to include reference to the ‘Gold Coast

Regional Botanic Gardens’ as an example of a place where people can connect with nature.

Action 1.3 refined to include the words ‘indigenous and non-indigenous’ when referring to our natural assets and connections to history.

Description associated with Action 2.2 refined to include the words ‘urban biodiversity and connectivity’ to reflect places for nature survey responses.


8 ADOPTED REPORT


Action 2.4 refined to provide further clarity to reflect places for nature survey responses to read ‘Continue to implement waterway policy to improve development and waterway health outcomes across the city’.

Action 3.1 and Action 3.3 including associated descriptions refined to provide clarity on partnering opportunities for both strategic habitat and priority species.

Action 3.4 refined to remove the words ‘rural’ and ‘hinterland’ to reflect the partners with nature feedback to have a city wide focus.

Include commentary on this GC have your say community consultation results in the Community Engagement section of the ONC Strategy.

These changes have been incorporated into the ONC Strategy (Attachment 3) which is provided for consideration for adoption. Next steps: Strategy implementation Following strategy endorsement, a detailed ONC Strategy Implementation Plan will be progressed to support and:

outline the governance framework

confirm milestones, timeframes, key deliverables and responsibilities for implementation

identify and manage issues and risk, and

track performance and measurement of strategy outcomes.

The ONC Strategy Implementation Plan will be progressed to support action implementation and be reported back to Council within 6 months and updated annually in accordance with Council’s budget cycles. Strategy communications Effective stakeholder engagement and communication activities are critical to the successful implementation of the ONC Strategy and a number of its actions. Stakeholder engagement, marketing and communication activities will be progressed and detailed in the ONC Strategy Communications Plan, forming part of the detailed implementation plan. 6 ALIGNMENT TO THE CORPORATE PLAN, CORPORATE STRATEGIES AND

OPERATIONAL PLAN The ONC Strategy builds on, complements and supports City initiatives such as the

Corporate Plan, City Plan, Economic Development Strategy, Culture Strategy, Ocean Beaches Strategy and the Nature Based Recreation Plan.

7 GOLD COAST 2018 COMMONWEALTH GAMES™ IMPACT An opportunity exists to celebrate our natural assets on the world stage and ensure

our reputation as a top global destination (12 million visitors per year). The City’s GC2018 benefits profile contains the benefit ‘We retain and protect our enduring natural assets’.


9 ADOPTED REPORT


8 FUNDING AND RESOURCING REQUIREMENTS Budget/Funding Considerations The draft ONC Strategy consultation survey campaign reached 3,266,084 people

over a three week period at a cost of $16,873. The advertising, media and public relations value received was $146,474.

The marketing campaign was driven via paid channels of radio, digital and social media. Complementary City channels provided additional reach and exposure at no cost (e.g Mayor’s Community Newsletter, GC have your say website City Panel, Planning Alert database and NaturallyGC database).

9 RISK MANAGEMENT The mitigation and control actions of the below risks are actions that are contained within the ONC Strategy. CO000675 A reduction in the extent and quality of the City’s natural asset network, green space and community access opportunities, resulting in a possible decline in city liveability, image and economic potential. CO000446 Inadequate management of medium-high bushfire hazard areas in prioritised Council owned/managed natural areas potentially resulting in loss of human life, property and negative impact on the environment (this could occur even in a non-extreme bushfire event). CO000427 Failure to diversify the economy leading to an over reliance on the construction and tourism industries to generate economic growth and prosperity. CO000497 Failure to maximise the legacy and community development opportunities associated with the Gold Coast 2018 Commonwealth Games. CO000672 Directorate Risk - Critical Species Management - City wide critical species continue to decline resulting in domestic and international reputational damage impacting the economy, environment and City image. 10 STATUTORY MATTERS Although the ONC Strategy is non-statutory, it builds on, complements and supports the endorsed Corporate Plan, City Plan, Economic Development Strategy, Culture Strategy, Ocean Beaches Strategy and the Nature Based Recreation Plan. 11 COUNCIL POLICIES N/A 12 DELEGATIONS N/A

13 COORDINATION & CONSULTATION


10 ADOPTED REPORT


Review of the GC have your say community feedback and proposed refinements to the draft ONC Strategy involved consultation with the following key stakeholders:

Name and/or Title of the Stakeholder Consulted

Directorate or Organisation

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

Manager, Parks and Recreational Services

Community Services Yes

Team Leader Community Research and Engagement

Office of the CEO Yes

Executive Coordinator Corporate Communication

Office of the CEO Yes

14 STAKEHOLDER IMPACTS External / community stakeholder Impacts The proposed refinements to the draft ONC Strategy reflect community feedback

received as part of the community consultation process conducted in May 2017. Internal (Organisational) Stakeholder Impacts Internal stakeholders have been closely engaged during development of the draft

ONC Strategy, the analysis of survey responses and refinement of the proposed ONC Strategy for consideration for adoption.

15 TIMING It is proposed the ONC Strategy implementation commences following adoption, prior to the end of 2016-17 financial year. 16 CONCLUSION Community consultation on the draft ONC Strategy was undertaken between 2 May and 16 May 2017 through a GC have your say survey. This was designed to raise awareness of the draft ONC Strategy and gather community feedback on the level of support associated with the proposed strategic outcomes and key priority actions. The community engagement resulted in 853 survey responses, approximately 900 open ended comments and 4 email submissions during the consultation period. The community feedback indicated strong overall support for the proposed actions and strategic outcomes. In response to the community consultation feedback and subsequent analysis, proposed refinements to the draft ONC Strategy have now been included in the final ONC Strategy for consideration for adoption. In addition, this feedback will support the detailed Implementation and Communication Plans.


11 ADOPTED REPORT


17 RECOMMENDATION It is recommended that Council resolves as follows: 1 That the Our Natural City Strategy Community Engagement and Marketing

Report be noted.

2 That the proposed refinements to the draft Our Natural City Strategy, in response to the community consultation, be endorsed.

3 That the final Our Natural City Strategy be adopted.

Author: Authorised by:

Desiree McLean Dyan Currie Program Manager Strategic Natural Asset Network Planning

Director Planning & Environment

31 May 2017


12 ADOPTED REPORT


Committee Recommendation Adopted At Council Meeting 21 June 2017 COMMITTEE RECOMMENDATION CP17.0614.001 moved Cr Vorster seconded Cr Gates 1 That the Our Natural City Strategy Community Engagement and Marketing

Report be noted.



CARRIED ADOPTED AT COUNCIL 21 JUNE 2017 RESOLUTION G17.0621.006 moved Cr Vorster seconded Cr Gates

That Committee Recommendation CP17.0614.001 be adopted as printed which reads as follows:- 1 That the Our Natural City Strategy Community Engagement and Marketing

Report be noted.



CARRIED UNANIMOUSLY


13 ADOPTED REPORT

Community engagement and marketing - draft report

Draft Our Natural City Strategy v0.3

iSPOT# 62104288 v3

May 2017

Attachment 1 (page 1 of 38)738th Council Meeting 21 June 2017 City Planning Committee Meeting 14 June 2017

14 ADOPTED REPORT

Version history Document version

iSPOT version

Author Comments Date

0.1 1 Katharine Scott Initial draft 11 May 2017

0.2 2 Skye Ross Edits 18 May 2017

0.2 2 Nikki Fowler Marketing edits 18 May 2017

0.3 3 Skye Ross Edits 23 May 2017

Document distribution and approval Name Title Action Signature

(iSPOT#) Date

Joe McCabe Chief Operating Officer Approve iSPOT #62314266 31 May 2017

Dyan Currie Director Planning and Environment Approve iSPOT #62312611 30 May 2017

Amanda Tzannes Manager City Planning Approve iSPOT #62312611 30 May 2017

Donald MacKenzie Executive Coordinator Environment Approve iSPOT #62312611 30 May 2017

Desiree McLean Program Manager Strategic Natural Asset Network Planning

Endorse iSPOT #62312611 30 May 2017

Nicole Waters Executive Coordinator Corporate Communication

Approve iSPOT #62263220 25 May 2017

Skye Ross Team Leader, Community Research and Engagement


Bernie Jones Coordinator Marketing and Communication


Katharine Scott Research and Statistical Officer Endorse iSPOT #62205671 23 May 2017

Related documents Document name iSPOT#

Community Research and Engagement Project Delivery Brief iSPOT #54678997

Additional email submissions iSPOT #62146987

Open ended responses to survey questions iSPOT #62145229


15 ADOPTED REPORT

pcdocs://TRACKS/62314266/R












Table of contents 1. Executive summary ....................................................................................................................................... 4

Key findings ................................................................................................................................................... 4

GC have your say analytics ........................................................................................................................... 4

Infographic ..................................................................................................................................................... 5

2. Project background ....................................................................................................................................... 6

3. Community engagement objective .............................................................................................................. 6

4. Scope and timing ........................................................................................................................................... 6

5. Key messages ................................................................................................................................................ 7

6. Stakeholders ................................................................................................................................................... 8

7. Marketing and communication of the engagement .................................................................................... 9

Social media .................................................................................................................................................. 9

Stakeholder channels .................................................................................................................................. 10

Media .......................................................................................................................................................... 11

Free of charge channels .............................................................................................................................. 11

8. Community engagement tools ................................................................................................................... 13

Email notification ......................................................................................................................................... 13

GC have your say home page ..................................................................................................................... 14

GC have your say landing page .................................................................................................................. 15

Online survey............................................................................................................................................... 16

9. Survey results .............................................................................................................................................. 24

Strategic outcomes ...................................................................................................................................... 29

Actions under the strategic outcomes ......................................................................................................... 30

10. Demographics .............................................................................................................................................. 34

11. Engagement considerations ....................................................................................................................... 37


16 ADOPTED REPORT

1. Executive summary City of Gold Coast (the City) conducted a public online survey on GC have your say from 2 to 16 May 2017 to ensure the Draft Our Natural City Strategy considered the opinions of the community.

During this time a marketing and communication campaign was undertaken to inform the public of the consultation and encourage participation.

This report provides a description of engagement activities undertaken and feedback received.

Key findings

• A total of 853 responses were received with 498 valid entries into the competition.

• 761 respondents indicated ‘Provides places for nature (animals and plants)’ is the main reason why the city’s natural assets are important.

• 519 respondents indicated ‘Reporting sightings of pest animals and illegal activities’ as the main way they would like to participate and partner with the City to safeguard our natural assets into the future.

• 71.75 per cent of respondents think the strategic outcome of ‘Places for nature’ is extremely important. This outcome had the highest level of support out of the three strategic outcomes.

• 67.41 per cent of respondents strongly support the ‘People in nature’ action of 1.4 Encourage community involvement in helping to care for the city’s water environments. This action had the highest level of support out of the four actions under ‘People for nature’.

• 79.84 per cent of respondents strongly support the ‘Places for nature’ action of 2.3 Continue to implement environmental policies to protect native vegetation, habitats, corridors, wetlands and waterways. This action had the highest level of support out of the four actions under ‘Places for nature’.

• 71.51 per cent of respondents strongly support the ‘Partners with nature’ action of 3.5 Work with stakeholders to direct investment into securing the city’s critical wildlife corridors, core habitat areas and substantial remnants. This action had the highest level of support out of the five actions under ‘Partners with nature’.

• The Draft Our Natural City Strategy engagement increased City Panel membership by 81 participants.

GC have your say analytics

GC have your say analytics summary below shows:

• 2461 aware participants – visited at least one page on the site.

• 1007 informed participants – visited multiple pages, viewed images and contributed.

• 853 engaged participants – participated in the survey.


17 ADOPTED REPORT

Infographic


18 ADOPTED REPORT

2. Project background A fresh strategy to protect our natural environment and recognise its significant value to our economy and lifestyle was released for community consultation in May 2017.

The Draft Our Natural City Strategy (2017-2021) aims to meet a target of 51 per cent vegetation cover by 2020. It focuses on connecting people with nature, protecting places for nature and partnering with the community to secure and enhance our natural assets.

It encourages community access and use of the city’s hidden natural gems while safeguarding our beaches, wetlands, waterways, rainforests, bushland, coastal and marine environments and the wildlife these habitats support.

It responds to community aspirations of wanting to live in a city where people can access and enjoy nature.

It promotes partnerships between government, businesses, research institutions, landowners and the community to protect, restore, connect and manage our natural assets on public and private land.

The draft strategy seeks to achieve great outcomes for development; community; natural assets; and the economy, ensuring we live in balance with nature.

When endorsed, the new strategy will see the City and community partner to deliver 13 key priority actions.

The Gold Coast’s natural assets underpin our economy, lifestyle and reputation. The Draft Our Natural City initiative will be achieved by working to three strategic outcomes:

• People in nature – connection and value to health, economic prosperity and lifestyle. • Places for nature – healthy, diverse and resilient habitats and places to access and enjoy nature. • Partners with nature – partnerships to protect, restore, connect and manage assets.

3. Community engagement objective The community engagement objectives were to:

• Create awareness of the Draft Our Natural City Strategy. • Obtain feedback on the draft strategy. • Identify partnership opportunities. • Identify innovative, cost effective and practical initiatives to protect, restore, connect and manage

natural assets.

4. Scope and timing The Community Engagement team’s scope was to:

• Manage and deliver community engagement requirements.

• Develop and manage a project page on GC have your say with the associated survey.

• Liaise with the relevant marketing and communication officer allocated to the project.

• Provide consultation results and report to the City Planning branch.

The community engagement ran from 2 to 16 May 2017.


19 ADOPTED REPORT

5. Key messages • As one of Australia’s most biodiverse cities, the Gold Coast’s natural environment lays the foundation for

our enviable lifestyle and global reputation.

• The Gold Coast 2018 Commonwealth Games presents an opportunity to showcase our naturally unique city to the world.

• A fresh strategy to protect our natural environment and recognise its significant value to our economy and lifestyle is today released for community consultation.

• The draft Our Natural City Strategy (2017-2021) aims to meet a target of 51 per cent vegetation cover by 2020.

• It focuses on connecting people with nature, protecting places for nature and partnering with the community to secure and enhance our natural assets.

• It encourages community access and use of the city’s hidden natural gems while safeguarding our beaches, wetlands, waterways, rainforests, bushland, coastal and marine environments and the wildlife these habitats support.

• It responds to community aspirations of wanting to live in a city where people can access and enjoy nature.

• It promotes partnerships between government, businesses, research institutions, landowners and the community to protect, restore, connect and manage our natural assets on public and private land.

• The draft strategy seeks to achieve great outcomes for development; community; natural assets; and the economy, ensuring we live in balance with nature.

• When endorsed, the new strategy will see the City and community partner to deliver 13 key priority actions.

• We invite you to have your say on the draft strategy by 16 May for your chance to win a Currumbin Sanctuary koala experience for four people (over $300 value).

• Visit gchaveyoursay.com.au/naturalcity to complete the survey and provide your valuable feedback.


20 ADOPTED REPORT

http://www.gchaveyoursay.com.au/naturalcity

6. Stakeholders Internal stakeholders for this engagement were identified as:

Stakeholder Title/Directorate or Title/Organisation

Mayor Tom Tate Mayor

All Councillors Divisional Councillors

Joe McCabe Chief Operating Officer, OCEO

Wayne Moran Chief of Staff, OOM

Dyan Currie Director Planning and Environment

Amanda Tzannes Manager City Planning, P&E

Donald MacKenzie Executive Coordinator Environment, P&E

Desiree McLean Program Manager Strategic Natural Asset Network Planning, P&E

Warwick Sinclair Manager Corporate Communication (Mayor’s Media Advisor)

Jeszaen Lee Community Engagement Officer, OOM

Sarah Wilton Manager Corporate Planning & Performance, OCEO

Nicole Waters Executive Coordinator Corporate Communication, OCEO

Bernie Jones Coordinator Marketing and Communication, OCEO

Skye Ross Team Leader Community Research and Engagement, OCEO

Katharine Scott Research and Statistical Officer, OCEO

Nikki Fowler Marketing and Communication Officer, OCEO

Nicole Williams Team Leader Creative, OCEO

Shane Marks Team Leader Digital, OCEO


21 ADOPTED REPORT

7. Marketing and communication of the engagement The Our Natural City draft consultation survey campaign reached 3,266,084 people over a three week period at a cost of $16,873. The advertising, media and public relations value received was $146,474 with a CPM of $5.10.

This campaign was driven via paid channels of radio, digital and social media. Complementary City channels provided additional reach and exposure at no cost. The City offered the chance to win a Currumbin Wildlife experience for four if a survey was completed.

Social media

The social media campaign consisted of paid Facebook advertisements on the City of Gold Coast Facebook pages. The following paid posts were made on the City’s Facebook page.

Total Spend: $1,500. Reach 98,739.

For a full report on the paid Facebook campaign please see iSPOT #62159324


22 ADOPTED REPORT



Stakeholder channels

Estimated reach for these channels was 37,768 and included the GC have your say website City Panel, Mayor's Facebook, Planning Alert database, Land for Wildlife, NaturallyGC database, Patrick Brabant Facebook and Springbrook Voices.


23 ADOPTED REPORT

Media

A media release was issued on 2 May 2017 iSPOT #TRACKS-#60711286-MEDIA RELEASE ONC DRAFT APPROVED MARCH 2017.

The overall reach for all media was 68,753 combined across local newspaper and television.

Free of charge channels

The following free City channels were used with an overall reach of 2,169,700:

• Mayor's Community Newsletter 27,500

• Community News 10,200

• The local newsletter 50,000

• Making Environment News 6000

• Desktop Screensaver 3000

• Global email 3000

• Screensaver 3,000

• Internet leader board 900,000

• Internet banner 900,000

• Intranet news page 3000

• On hold 40,000

• City News 60,000

• Friday Flyer 164,000


24 ADOPTED REPORT

pcdocs://TRACKS/60711286/1

pcdocs://TRACKS/60711286/1

Advertising

A reach of 989,863 was achieved through paid advertising channels consisting of radio (Hot Tomato and Gold FM), digital (GC Bulletin and mygc.com.au). Value received was $44,770.


25 ADOPTED REPORT

8. Community engagement tools This consultation used the online survey tool on GC have your say.

Email notification


26 ADOPTED REPORT

GC have your say home page


27 ADOPTED REPORT

GC have your say landing page


28 ADOPTED REPORT

Online survey


29 ADOPTED REPORT


30 ADOPTED REPORT


31 ADOPTED REPORT


32 ADOPTED REPORT


33 ADOPTED REPORT


34 ADOPTED REPORT


35 ADOPTED REPORT


36 ADOPTED REPORT

9. Survey results 1. Why are the city’s natural assets important to you?

Respondents indicated:

• Provides places for nature (animals and plants) is the main reason why the city’s natural assets are important to them.

• Keep for future generations is the second reason natural assets are important.

• Clean and healthy water, air and soil is the third reason.

Other This is a free text field. Responses can be located at iSPOT #62145229.

761 720 717 690

663

426 375

20 8 0

100

200

300

400

500

600

700

800

Provides places fornature (animals

and plants)

Keep for futuregenerations

Clean and healthywater, air and soil

Health andwellbeing benefits

Recreational use Cultural value Economic valueand jobs

Other They are notimportant to me


37 ADOPTED REPORT


2. Do any of the following limit your ability to enjoy and connect with the city’s natural areas?


• 45.13 per cent find lack of information (knowledge of natural areas in the city) limits their ability to enjoy and connect with the city’s natural areas.

• 31.54 per cent find lack of time (need short experiences, close by or virtual) limits their ability to enjoy and connect with the city’s natural areas.

• 27.20 per cent find lack of a range of accessible experiences (different ages and ability levels) limits their ability to enjoy and connect with the city’s natural areas.

0 100 200 300 400 500 600 700 800 900

Lack of time (need short experiences, close by or virtual)

Lack of a range of accessible experiences (different ages and ability levels)

Lack of information (knowledge of natural areas in the city)

Yes No No response


38 ADOPTED REPORT

3. What is your level of support for ensuring nature based recreation activities are planned and guided to minimise impacts on our highly important natural areas?


• 62.84 per cent strongly support ensuring nature based recreation activities are planned and guided to minimise impacts on our highly important natural areas.

• 18.41 per cent somewhat support ensuring nature based recreation activities are planned and guided to minimise impacts on our highly important natural areas.

• 3.05 per cent strongly oppose it.

Strongly support it, 536, 62.84%

Somewhat support it, 157, 18.41%

Neither support or oppose it, 95, 11.14%

Somewhat oppose it, 35, 4.10%

Strongly oppose it, 26, 3.05%

No response, 4, 0.47%


39 ADOPTED REPORT

4. How would you like to participate and partner with the City to safeguard our natural assets into the future?


• Reporting sightings of pest animals and illegal activities as the main way they would like to participate and partner with the City to safeguard our natural assets into the future.

• Practice responsible gardening as the second way they would like to participate and partner with the City.

• Cultural activities, festivals and events as the third way they would like to participate and partner.


519 504

425

326 302 285

273

203

120 95

68

0

100

200

300

400

500

600

Reportsightings of

pest animalsand illegalactivities

Practiceresponsiblegardening

Culturalactivities,

festivals andevents

Volunteer witha bushcare,landcare orbeachcare

group

Educate otherson how they

can help

Participate inschool andcommunity

tree plantinginitiatives

Participate incitizen science

activities tobuild

knowledgebase

Join the KoalaFriends

Program

Participate inprivate landpartnerships

Supportthrough

donations

Other


40 ADOPTED REPORT


5. How would you like to hear about how to access, explore, experience and be active in natural areas?


• The City of Gold Coast website was the preferred way they would like to hear about how to access, explore, experience and be active in natural areas.

• Email was the second preference for hearing about how to access, explore, experience and be active in natural areas.

• Facebook was the third preference.


532

435

332 323

261 233

211

166 149 115 110

71 34 25

0

100

200

300

400

500

600

City of GoldCoast

website

Email Facebook eNewsletter Radio Your locallibrary

Localnewsletter

An app Letterboxdrop

Outdooradvertising

Word ofmouth

Digital/webadvertising

Twitter Other


41 ADOPTED REPORT


Strategic outcomes

6. Thinking about the City’s natural assets, how important are the three strategic outcomes to you?


• 41.97 per cent think the strategic outcome of ‘People in nature’ is extremely important.

• 71.75 per cent think the strategic outcome of ‘Places for nature’ is extremely important.

• 46.78 per cent think the strategic outcome of ‘Partners with nature’ is extremely important.

0 100 200 300 400 500 600 700 800 900


Places for nature

People in nature

Extremely important Very important Moderately important Slightly important Not at all important No response


42 ADOPTED REPORT

Actions under the strategic outcomes

The City sought feedback on the level of support/opposition people had for the 13 actions which fall under the three strategic outcomes.


• 88.99 per cent support the 13 actions under the strategic actions

• 6.78 per cent neither support nor oppose the 13 actions.

• 2.25 per cent oppose the actions.

Note: This graph represents the combined level of support/opposition for the 13 actions under the three strategic outcomes. See graphs below for detailed level of suppose/opposition for each individual action.

Support 88.99%

Neither support or oppose it

6.78%

Oppose 2.25%

No response 1.98%


43 ADOPTED REPORT

7. Thinking about the outcome of ‘People in nature’ what is your level of support for the following actions?


• 59.67 per cent strongly support the ‘People in nature’ action of 1.1 Provide nature based recreational infrastructure for people to enjoy our natural city.

• 52.99 per cent strongly support the ‘People in nature’ action of 1.2 Develop a community participation program for residents and visitors to enjoy, explore, feel and engage with nature.

• 49.59 per cent strongly support the ‘People in nature’ action of 1.3 Connect nature with our history, cultural identity and heritage.

• 67.41 per cent strongly support the ‘People in nature’ action of 1.4 Encourage community involvement in helping to care for the city’s water environments.

8. Do you have any comments which explain your level of support for the above ‘People in nature’ actions?

This is a free text field. Responses can be located at iSPOT #62145229.

0 100 200 300 400 500 600 700 800 900

1.4 Encourage community involvement in helping to care for the city’s water environments

1.3 Connect nature with our history, cultural identity and heritage.

1.2 Develop a community participation program for residents and visitors to enjoy,explore, feel and engage with nature.

1.1 Provide nature based recreational infrastructure for people to enjoy our natural city.

Strongly support it Somewhat support it Neither support or oppose it Strongly oppose it Somewhat oppose it No repsponse


44 ADOPTED REPORT


9. Thinking about the outcome of ‘Places for nature’ what is your level of support for the following actions?


• 63.19 per cent strongly support the ‘Places for nature’ action of 2.1 Collaborate with stakeholders to monitor the health and condition of the city’s natural assets.

• 75.85 per cent strongly support the ‘Places for nature’ action of 2.2 Prioritise and implement management actions to safeguard the city’s natural assets.

• 79.84 per cent strongly support the ‘Places for nature’ action of 2.3 Continue to implement environmental policies to protect native vegetation, habitats, corridors, wetlands and waterways.

• 68 per cent strongly support the ‘Places for nature’ action of 2.4 Continue to provide guidance for development activity adjoining waterways.

10. Do you have any comments which explain your level of support for the above ‘Places for nature’ actions?


0 100 200 300 400 500 600 700 800 900

2.4 Continue to provide guidance for development activity adjoining waterways.

2.3 Continue to implement environmental policies to protect native vegetation, habitats,corridors, wetlands and waterways

2.2 Prioritise and implement management actions to safeguard the city’s natural assets.

2.1 Collaborate with stakeholders to monitor the health and condition of the city’s natural assets.

Strongly support it Somewhat support it Neither support or oppose it Somewhat oppose it Strongly oppose it No response


45 ADOPTED REPORT


11. Thinking about the outcome of ‘Partners with nature’ what is your level of support for the following actions?


• 64.71 per cent strongly support the ‘Partners with nature’ action of 3.1 Increase the area of land protected, restored and connected by growing partnerships.

• 63.66 per cent strongly support the ‘Partners with nature’ action of 3.2 Identify cost effective solutions to partner with the community and safeguard high value areas.

• 68.35 per cent strongly support the ‘Partners with nature’ action of 3.3 Create partnerships to undertake research and conservation actions on key vulnerable wildlife species.

• 67.41 per cent strongly support the ‘Partners with nature’ action of 3.4 Work together to coordinate bushfire and pest management across the city’s hinterland.

• 71.51 per cent strongly support the ‘Partners with nature’ action of 3.5 Work with stakeholders to direct investment into securing the city’s critical wildlife corridors, core habitat areas and substantial remnants.

12. Do you have any comments which explain your level of support for the above ‘Partners with nature’ actions?


13. Do you have any additional comments about the Draft Our Natural City Strategy 2017 - 2021?


0 100 200 300 400 500 600 700 800 900

3.5 Work with stakeholders to direct investment into securing the city’s critical wildlife corridors, core habitat areas and substantial remnants.

3.4 Work together to coordinate bushfire and pest management across the city’s hinterland.

3.3 Create partnerships to undertake research and conservation actions on keyvulnerable wildlife species.

3.2 Identify cost effective solutions to partner with the community and safeguard highvalue areas.

3.1 Increase the area of land protected, restored and connected by growing partnerships.

Strongly support it Somewhat support it Neither support or oppose it Somewhat oppose it Strongly oppose it No response


46 ADOPTED REPORT



10. Demographics Gender

Of the 853 responses:

• 50.64 per cent were female.

• 47.13 per cent were male.

• 0.23 per cent other identity.

• 1.99 per cent did not provide a response.

Female, 432, 50.64% Male, 402, 47.13%

Other, 2, 0.23% Unknown, 17, 1.99%


47 ADOPTED REPORT

Age

Of the 853 responses:

• The highest response was from the Over 65 age group with 24.62 per cent.

• The second highest response was from the 56 - 65 age group with 23.92 per cent.

• 1.64 per cent of respondents did not provide a response.

0.70% 2.11%

11.61%

16.76% 18.64%

23.92% 24.62%

1.64%

0

50

100

150

200

250

Under 18 18-25 26-35 36-45 46-55 56-65 Over 65 Unknown


48 ADOPTED REPORT

Top 10 response suburbs

• The highest response was from Main Beach and Southport residents with 3.99 per cent.

• The next highest responses were from Robina with 3.40 per cent, Helensvale with 3.05 per cent and Surfers Paradise with 3.05 per cent.

• 17.70 per cent of respondents did not provide a response.

3.99% 3.99%

3.40%

3.05% 3.05% 2.93%

2.34% 2.23% 2.11% 2.11%

0

5

10

15

20

25

30

35

40


49 ADOPTED REPORT

11. Engagement considerations • The responses to this survey provide an indication of Gold Coast community views; they are not a randomly

selected representative sample.

• Respondents were not required to register to GC have your say in order to complete the survey.

• The survey was incentivised.

• There was a shorter engagement period of only two weeks.

• 83.94 per cent of respondents are over 36.

• Of the top 10 suburbs only two are in the Gold Coast hinterland.


50 ADOPTED REPORT


51 ADOPTED REPORT

Item no. Page No. Section Current content Reason for change Proposed Change

1 11 Existing natural asset network (map) Map and legend colours When viewing the printed copy the map and legend colours

could be displayed to provide greater clarity. Map and legend colours have been changed to provide greater clarity.

2 16 Description associated with Action 1.2

Implement a broad community participation program to build upon existing opportunities (i.e Naturally GC) for residents and visitors to access, explore, experience and be active in our natural asset areas while safeguarding nature through:

Submissions drew attention to the lack of reference to the Gold Coast Regional Botanic Gardens.

Implement a broad community participation program to build upon existing opportunities (i.e e.g Naturally GC and Gold Coast Regional Botanic Gardens) for residents and visitors to access, explore, experience and be active in our natural asset areas while safeguarding nature through:

3 17 Action 1.3Explore and support opportunities in the cultural space to promote our natural assets and their connections to our history, cultural identity and heritage, landscape character, economic prosperity and lifestyle.

Submissions highlighted the need to more clearly identify links to indigenous connections.

Explore and support opportunities in the cultural space to promote our natural assets and their connections to our indigenous and non-indigenous history, cultural identity and heritage, landscape character, economic prosperity and lifestyle.

4 20 Description associated with Action 2.2 ecosystems. Consultation highlighted the potential to include reference to

urban biodiversity and connectivity. ecosystems, including urban biodiversity and connectivity.

5 21 Action 2.4 Develop and implement buffer setbacks and city-wide classification for all waterways to provide clear guidance for development activity adjoining waterways.

Refer to Appendix A - Action 2.4 (Item 11) to be consistent. see Item 11

6 24 Action 3.3Partner with government, research institutions, business and the community to undertake targeted research and conservation actions on key vulnerable species in the city.

Consultation highlighted a need for clarity between action 3.1 (community partnerships for strategic habitat and priority species) and 3.3 (business and research for strategic habitat and priority species), and to include habitat and species.

Partner with government, research institutions, and businesses and the community to undertake targeted research and conservation actions on key vulnerable strategic habitat and priority species in the city.

7 24 Description associated with Action 3.3

…and Koala research projects to research and implement a city-wide management plan for priority vulnerable wildlife species.

Consultation highlighted that research partnerships were focusing on species only and limited our opportunity to partner with organisations on projects associated with habitat. The proposed change captures additional opportunities and ensures alignment with terminology.

…and Koala research projects to research and implement a city-wide management plan for strategic habitat and priority vulnerable wildlife species.

8 24 Action 3.4Continue to work collaboratively with stakeholders and rural landowners to coordinate bushfire, pest plant and animal management in the city's hinterland.

Submissions identified that these actions should not be limited to rural landowners in the hinterland but should apply to relevant landowners in the city.

Continue to work collaboratively with stakeholders and rural landowners to coordinate bushfire, pest plant and animal management in the city's hinterland.

9 24 Action 3.1Establish and grow partnerships with private landowners, volunteer groups and government programs to increase the area of land protected, restored and connected.

Consultation highlighted a need for clarity between action 3.1 (community partnerships for strategic habitat and priority species) and 3.3 (business and research for strategic habitat and priority species), and to include habitat and species. Include the word 'existing' to be consistent with Appendix A - Action 3.1.

Establish and grow existing partnerships with private landowners, volunteer groups and government programs to increase the area of land protected, restore d and connected strategic habitat and conserve priority speciesnected.

10 27 Community engagement

A 2014 consultation process for Gold Coast 2020 confirmed our natural assets are very important to the community, with the corporate theme 'we live in balance with nature' identified as the most important.

The City of Gold Coast will continue to manage our natural assets as part of its core business.

Include results of the community consultation on the draft Our Natural City Strategy.

A In 2014 a consultation process for Gold Coast 2020 confirmed our natural assets are very important to the community, with the corporate theme 'we live in balance with nature' identified as the most important.

In May 2017 the City of Gold Coast undertook community engagement to refine the draft Our Natural City Strategy . This provided an opportunity to increase public awareness about the importance of a strategic approach to the management of our natural asset network and to test key actions within the strategy.

A total of 853 responses were received from the community engagement process, 761 respondents indicated ‘Provides places for nature (animals and plants)’ is the main reason why the city’s natural assets are important.

Other key findings identified during the engagement process were taken into consideration during the finalisation of the Our Natural City Strategy and will inform the Strategy Implementation Plan. Details of this engagement canbe found in the City of Gold Coast draft Our Natural City Strategy - Community Engagement and Marketing Report.


11 28Appendix A - Action 2.4 (and amend within strategy body to reflect proposed change)

Continue to implement waterway policy to provide clear guidance for development activity along adjoining waterways.

Feedback on the survey requested better clarity on the wording 'provide clear guidance'. Align Action 2.4 wording on page 21 with this proposed change (production error).

Continue to implement waterway policy to improve provide clear guidance for development activity and waterway health outcomes across the city.

Attachment 2738th Council Meeting 21 June 2017 City Planning Committee Meeting 14 June 2017

52 ADOPTED REPORT

Our Natural City Strategy

Attachment 3 (page 1 of 32)738th Council Meeting 21 June 2017 City Planning Committee Meeting 14 June 2017

53 ADOPTED REPORT

Cover photo: Patrick Brabant, Gold Coast Enviro Warrior.


54 ADOPTED REPORT

Our Natural City Strategy 1

Mayor’s forewordGold Coast is one of Australia’s most biodiverse cities and our world-class natural environment underpins our way of life so loved by both locals and visitors alike.

The natural beauty we are privileged to enjoy is a vital encouragement to active and healthy lifestyles. But it has to be seen to be appreciated and that is why I am committed to ensuring the community has access to our natural areas. Nature provides a rewarding experience like no other.

Our natural environment also provides vital economic impetus to the city. As a driving force for growth, our clean and green image and reputation fosters economic activity creating opportunities and jobs for current and future generations.

These natural assets must be accessible to all who want to enjoy their beauty. But this is why, as Mayor, I must ensure these areas are protected and their value to our economy and lifestyle is recognised.

This Our Natural City Strategy focuses on connecting people with nature while partnering with the community to secure and enhance our natural assets. Public use is paramount but sensible protection measures are needed to preserve our assets for future generations.

As we expand and diversify our growing portfolio of sporting, artistic, cultural and general entertainment events we must also showcase our stunning natural attractions to the world, enhancing our reputation as both a domestic and international tourism mecca.

Our city cherishes its rainforests and waterfalls, open forests, freshwater and tidal wetlands, golden beaches including internationally acclaimed and protected areas such as the World Heritage-listed Gondwana rainforests in the southwest and Ramsar Convention-listed coastal wetlands of southern Moreton Bay in the northeast.

With approximately 50.39 per cent of the city’s land area covered in native vegetation we are aiming to achieve 51 per cent by 2020.

This Strategy seeks to achieve a vibrant and resilient natural city where development is managed to provide the infrastructure and jobs essential to quality lifestyles and prosperity while nurturing a respectful balance with nature.

Mayor Tom Tate City of Gold Coast


55 ADOPTED REPORT

2


56 ADOPTED REPORT

3Our Natural City Strategy

ContentsMayor’s foreword 1

Introduction 4

Our Natural City 4

Our natural assets underpin our economy, lifestyle and reputation 5

Our city is naturally unique 6

Our strategic intent 8

Natural asset network 10

Current trends and issues 12

Vision 13

Strategic outcomes 13

1.0 People in nature 15

2.0 Places for nature 19

3.0 Partners with nature 23

Context 26

Evolution of the Strategy 26

Relationship between this Strategy and other corporate strategies and plans 26

Current activities 27

Community engagement 27

Reporting and review 27

Appendix A – Key priority actions (2017 to 2021) 28


57 ADOPTED REPORT

4

IntroductionOur Natural CityThe Gold Coast is Australia’s sixth largest city, located within the country’s fastest growing region. Boasting a network of natural assets that are essential to our lifestyle and reputation as an international visitor destination, it is imperative we enhance and safeguard these areas for the generations to come, to access and enjoy.

Our Natural City Strategy recognises that the natural environment underpins our wellbeing, cultural identity, economy, tourism and overall prosperity while supporting the City of Gold Coast’s (the City) vision themes of place, prosperity and people.

Building on and complementing existing City initiatives such as the City Plan and Nature Based Recreation Plan, Our Natural City Strategy focuses on connecting people with nature, protecting places for nature and partnering with the community to secure and enhance our natural assets.

One of the City’s priorities is to ensure we live in balance with nature. This Strategy encourages community access and use of the city’s hidden natural gems while safeguarding our beaches, wetlands, waterways, rainforests, bushland, coastal and marine environments and the wildlife these habitats support.

Our Natural City Strategy responds to current and emerging opportunities with cost-effective and practical initiatives to enhance, restore and connect our natural assets and biodiversity while accommodating growth of the city.

The importance of our natural assets is recognised with 13 key priority actions to deliver three strategic outcomes over a four- year period (2017 to 2021). Our vision is to achieve a prosperous and resilient natural city.

Australia’s biggest strength is its world-class nature, well regarded from all markets and core to our global tourism offering.CONSUMER DEMAND PROJECT TOURISM AUSTRALIA

Photo: Todd Burrows


58 ADOPTED REPORT


$324 million

Our natural assets underpin our future economy, lifestyle and reputation

Vegetation in the hinterland

reduces flood cost impacts valued at

27,000 tourism-related jobs

58,300 registered businesses

ESTIMATED

Water catchment assets in the hinterland strengthen our city,

providing safe and reliable drinking water

valued at

6th largest and is more than

1300 square kilometres

3 universities and over

80 schools

The Gold Coast has

$47 billion in capitalised terms for

commercial services, such as tourism, property premiums,

boat construction and lifestyle horticulture

The Gold Coast has

161 kilometres of navigable waterways and

52 kilometres of open coastline and famous

surfing beaches

The Gold Coast has

12 million visitors a year

40% of all visitors come for our

world class beaches

Photo: Todd Burrows

$1.8 billion

Our Natural City is Australia’s


59 ADOPTED REPORT

6

Our city is naturally uniqueThe Gold Coast is one of Australia’s most biodiverse cities. It includes internationally-acclaimed areas such as the World Heritage-listed Gondwana Rainforests in the southwest and the Ramsar Convention-listed coastal wetlands of southern Moreton Bay in the northeast. One of the largest upland subtropical rainforest remnants in the world is situated within the Border Ranges Biodiversity Hotspot (one of only 15 biodiversity hotspots in Australia). Our assets include rainforest and waterfalls, open forests, freshwater and tidal wetlands, including the golden beaches bordering the Pacific Ocean.


60 ADOPTED REPORT


4,524.8 ha of World Heritage-listed Gondwana Rainforest

Photo: Todd Burrows

The below infographic provides a snapshot of just how biodiverse ‘Our Natural City’ is.

1737species of vascular flora

12,629.6 ha of internationally recognised Ramsar sites

585 species of vertebrate fauna

74 species of reptiles

38 species of amphibians

352 species of birds

84 species of mammals

37 species of freshwater fish

56 regional ecosystems

17 are of concern

4 are endangered

691 km of bush trails in the city over 7 times the length of the Kokoda Trail

Species numbers source as at May 2017: goldcoastflorafauna.com.au

8

3

of city’s land area is covered in native vegetation

fauna species

fauna species

flora species

flora species

33

58

53

91

27

24

4

are listed under the Environmental Protection and

Biodiversity Conservation Act, 1999.

are listed under the Nature Conservation Act 1992.

54

113

48

86

50.39%

Animals

VegetationPlants


61 ADOPTED REPORT

8

Our strategic intentOur strategic intent for key natural asset areas is detailed below. This information corresponds with the intended natural asset network map (opposite). The Strategy seeks to achieve balance by focusing our efforts on securing the resilience of the intended natural asset network, while facilitating growth primarily within the urban areas of the city.

Core habitat systemsCoastal wetlands and islands

Internationally significant and listed under the Ramsar Convention, the coastal wetlands and islands provide critical habitat for significant populations of nationally and regionally threatened species. The protection of these sensitive areas will be balanced with providing appropriate nature-based recreation and tourism opportunities. The City will continue to support these aquatic and marine ecosystems and their ecological processes to help species and ecosystems be resilient to natural hazards.

Hinterland

The Gold Coast hinterland contains key elements of the World Heritage-listed Gondwana Rainforests of Australia and is home to 200 rare or threatened plant and animal species. Maintaining this outstanding network of natural areas by improving the coverage, diversity and condition of these unique ecosystems will safeguard species diversity and increase opportunities for appropriate nature-based recreation and tourism across public and private land.

CorridorsCoastal dunes critical corridor

The coastal dunes form a significant north to south corridor and are a prime focus for recreational activity and tourism. Improving corridor connectivity and stability through the protection and restoration of dune vegetation will help conserve our unique, sensitive and significant terrestrial and marine ecosystems and reduce impacts from natural hazards on our beaches.

Critical corridors

The critical corridors form the backbone of the Gold Coast and provide the linkage from the hinterland to the coast. Protecting the ecological function of corridors to provide habitat and assist movement of flora and fauna will enable ecosystems to be resilient to natural hazards. This will involve the protection and management of existing vegetation and restoration of degraded areas in strategic locations.

Significant urban biodiversitySubstantial remnants

Substantial remnants support significant populations of threatened species and are highly valued by the local community. There are only a number of these patches of established native vegetation within the urban area.

Playing a critical role in maintaining the city’s viable koala population, substantial remnants will be maintained by enhancing their coverage, diversity and condition through avoiding and managing impacts of vegetation clearing, pests, fire, vehicle access, fragmentation and other urban impacts.

Urban biodiversity

Flora and fauna within the urban area is an important part of the Gold Coast’s DNA.

Partnering with government, landowners, businesses, research institutions and the community to protect and restore poorly represented regional ecosystems, priority habitat sites and vegetated corridors connecting habitats will improve our biodiversity.

OtherGold Coast Central Park

Centrally located, this multi-purpose area of open space will be enhanced to promote active and passive recreational use of the area while safeguarding conservation, heritage, water catchment and stormwater management functions. The mapped area represents the City owned assets.

Vegetation

The Gold Coast is one of the most biodiverse cites in Australia with 50.39% of the land area covered in native vegetation. The importance of conserving and enhancing our natural asset network is evident by the Gold Coast 2022 target of 51% vegetation coverage by the year 2020.

In urban areas (outside critical corridors and substantial remnants) high priority vegetation will be protected. The loss of medium priority vegetation will be offset by replacing it in strategic locations and disturbance to general priority vegetation will be minimised. Outside urban areas, the coverage, diversity and condition of native vegetation will be enhanced.

Major waterways

Waterways underpin the Gold Coast’s iconic lifestyle. Carefully balancing the protection of these sensitive habitat areas with appropriate nature-based recreation and tourism opportunities is important for our economy, tourism and city reputation.

Safeguarding the terrestrial, aquatic and marine ecosystems of waterways and wetlands will enhance their ecological function as wildlife corridors. Improving water quality will ultimately benefit our water-based recreation and lifestyle.

Strategic intent for key natural asset areas


62 ADOPTED REPORT


Other

Gold Coast Central Park

Rural

Vegetation

Major waterways

Core habitat systems

Coastal wetlands and islands core habitat

Hinterland core habitat

Significant urban biodiversity

Substantial remnant

Urban biodiversity

Critical corridors

Coastal dunes critical corridor

Critical corridor

ADVANCETOWN

AUSTINVILLE

BROADBEACH

BURLEIGHHEADS

COOLANGATTA

COOMERA

CURRUMBINWATERS

HELENSVALE

MUDGEERABA

NERANG

NUMINBAHVALLEY

ORMEAU

ROBINA

SOUTHSTRADBROKE

SOUTHPORT

SPRINGBROOK

STEIGLITZ

SURFERSPARADISE

WONGAWALLAN

YATALA

Tweed Shire Council

New South Wales

Scenic RimRegional Council

Logan CityCouncil

Redland CityCouncil

CoralSea

Intended natural asset network

Critical corridors OtherSignificant urban biodiversityCore habitat systemsCoastal dunescritical corridorCritical corridor

Coastal wetlands andislands core habitatHinterland core habitat Urban biodiversity

Substantial remnant Gold Coast Central Park

RuralVegetation

Major waterways


63 ADOPTED REPORT

10

Natural asset networkA connected natural asset network is vital for the protection of terrestrial, aquatic and marine ecosystems and their ecological processes. It increases the resilience of priority species and ecosystems to natural hazards and provides opportunities for balancing the protection of habitat areas with appropriate nature-based recreation and tourism opportunities.

The city’s connected natural asset network occurs across both private and public land. It has been progressively established over decades through a range of regulatory and voluntary conservation initiatives. These initiatives form the foundation for the existing natural asset network and will be improved and applied to expand the network in the future.

The existing natural asset network extends across more than 30 per cent of the city’s land area1. It highlights the importance of partnerships in delivering outcomes across State Government managed natural areas, City managed natural areas and natural asset management activities on private land.

Native vegetation occurs both within and outside managed natural areas on both public and private land. It covers 50.39 per cent of the city’s land area of 65,175 hectares1, providing important habitat for the city’s diverse range of plants and animals. The City has set a target that 51 per cent of the city land area will be covered in native vegetation by 2020.

A summary of the natural asset network is provided below and State Government and City managed natural areas are shown on the natural asset network map (opposite).

Category of natural area Area (ha) % of City land area

State managed areas

National Park 10,233 7.9

Conservation Park 4460 3.4

Nature Refuge 1112 0.9

Dam Catchment 5902 4.5

City managed areas

Natural Area Reserve12,717 9.8

Council Conservation Partnerships

Higher VCA 342 0.3

General VCA 268 0.2

Land for Wildlife2 4179 3.2

Statutory Environmental Covenant 836 0.6

1 City land area is defined as total city area excluding coastal and marine areas but including terrestrial and wetland areas. It equates to the area of the city covered by native vegetation before European settlement (129,339 hectares).

2 These initiatives do not protect natural assets under legislation however, they do provide important community engagement and capacity-building opportunities to assist private landholders in managing natural asset values on their land.

(includes 4362 hectares acquired for natural asset protection)


64 ADOPTED REPORT


ADVANCETOWN

AUSTINVILLE

BROADBEACH

BURLEIGHHEADS

COOLANGATTA

COOMERA

CURRUMBINWATERS

HELENSVALE

MUDGEERABA

NERANG

NUMINBAHVALLEY

ORMEAU

ROBINA

SOUTHSTRADBROKE

SOUTHPORT

SPRINGBROOK

STEIGLITZ

SURFERSPARADISE

WONGAWALLAN

YATALA

Tweed Shire Council

New South Wales

Scenic RimRegional Council

Logan CityCouncil

Redland CityCouncil

CoralSea

Existing natural asset network

OtherState managed areasCity managed areas

Open space acquisition

Natural area reserve Queensland estate

Nature refuge Vegetation

Major waterways

City managed areas

Open space acquisition

Natural area reserve

State managed areas

Nature refuge

Queensland estate

Other

Vegetation

Major waterways


65 ADOPTED REPORT

12

Current trends and issuesThe following trends and issues are likely to have a significant impact on how we manage the city’s natural assets into the future. The opportunities they present underpin the strategic direction and priority actions for this Strategy.

Trend or issue Implications or opportunities

Continued loss of native vegetation due to a growing city

An unavoidable loss of native vegetation across the city’s urban areas will occur during the next 10-15 years to cater for population growth. Innovative collaboration and partnerships will help offset this loss and restore strategically located natural assets in accordance with the Gold Coast 2022 Corporate Plan.

Increasing community awareness of the importance of our natural assets in sustaining our lifestyle

Results of the Gold Coast 2020 city visioning consultation and City Plan consultation confirm the community is increasingly aware of how natural assets support lifestyle and prosperity and affirm there is an expectation for our natural assets to continue to be a priority. Conserving appropriate natural assets is essential for healthy drinking water, clean air, food production and the city’s resilience into the future.

Increasing interest by residents and visitors in connecting with nature

Our residents want to live in a city where they can access and enjoy nature. Residents and visitors need targeted information and a range of opportunities to easily interact and connect with nature in ways that suit their individual needs.

Increasing importance of the environment and nature in the city’s reputation

Our natural assets are recognised as a key element of city desirability, enhancing our international reputation. The City can capitalise on this by integrating natural assets into our strategic planning and marketing tools.

Gold Coast 2018 Commonwealth GamesTM – GC2018

GC2018 presents the opportunity to showcase our natural assets to the world and our residents that provide lasting legacies for our natural asset network, promoting ecotourism and nature-based recreation activities. Opportunities to secure funding for conservation initiatives, leveraged through partnerships, will be pursued.

Increasing opportunities for partnerships in enhancing our natural assets.

Our community wants to be active in nature or volunteer in land restoration activities, restore their own land or contribute scientific knowledge or resources to enhancing our natural assets. Partnership programs can be expanded to harness the growing interest in nature conservation. Potential partners include universities, businesses, private landholders, residents and visitors, volunteers, community groups, government and other relevant agencies.

Increased visitation of natural assets by residents and visitors

Balancing protection and enhancement of natural assets with appropriate nature-based recreation and tourism opportunities requires deliberate planning and infrastructure investment.

Natural hazard impacts and long-term ecosystem changes

A connected network of natural assets will allow ecosystems and wildlife to adapt to ecosystem changes resulting from natural hazards. Strategic planning and investment in a range of conservation initiatives is required to achieve enhanced resilience and a functioning citywide natural asset network across public and private lands.

Finite resources to manage natural assets and achieve multiple benefits

Innovative, cost-effective and efficient measures must be used to protect and manage our natural assets. These include building partnerships, improving conservation programs, seeking alternative funding sources and ensuring expenditure achieves multiple benefits For example, vegetation restoration along a waterway provides wildlife habitat values and corridor connectivity, improves water quality and reduces flood hazard risk by slowing runoff into waterways.


66 ADOPTED REPORT


Vision Our Natural City – a prosperous and resilient natural cityThe long-term protection of our natural assets has many benefits for the Gold Coast – providing wonderful places and resources for the people who live here; attracting new visitors and boosting our economic performance; enhancing our ability to adapt and respond to natural hazards and most importantly, protecting the natural assets that contribute to our wellbeing, cultural identity, economy, tourism and overall prosperity.

Strategic outcomesThis vision will be achieved by working to three strategic outcomes:

People in nature

Places for nature



67 ADOPTED REPORT

14


68 ADOPTED REPORT


What this means for the community:Our residents and visitors will have opportunities to connect with the city’s natural assets. These connections will increase access, interaction, enjoyment and enhance an appreciation of:

• the diverse natural areas that can be accessed and enjoyed by visitors and residents

• the intrinsic value of nature and our city’s unique biodiversity

• how nature underpins our lifestyle, health, cultural identity and economic prosperity

• how important nature is in providing essential services such as fresh drinking water, clean air, healthy food and resilience against natural hazards

• why we need to protect and improve core habitat areas, substantial remnants, critical corridors, wetlands and waterways that connect beaches and coastal habitats to hinterland ranges and rainforests

• how nature supports the Gold Coast’s reputation as a desirable place to live, visit and invest in nature conservation activities and why it is important to be involved in the protection, restoration and connection of our natural assets.

Our residents and visitors connect with nature and value its contribution to our city’s health, economic prosperity and lifestyle.

People in nature


69 ADOPTED REPORT

16

Key priority actions1.1 Action

Implement key recommendations of the City’s Nature Based Recreation Plan that provide opportunities for people to connect with and appreciate nature while actively supporting nature conservation outcomes.

Some project examples for delivery consideration over the coming years include:

• enhancing the experience of the Springbrook Mountain to Tallebudgera Valley Cream Track walk

• Wyangan Valley multi-use track linkages

• Schusters Park pathways

• a track to connect Raintree Glen with Shelter Road in Coombabah Lakelands Conservation Area

• community infrastructure including nature-based recreation trails

• community infrastructure, directional and interpretive signage to enhance visitor experience.

1.2 Action

Implement an Into Nature program to:

• enjoy, explore, feel and engage residents and visitors with nature

• build awareness and understanding of the city’s unique natural assets

• promote, support and reward nature conservation partnerships with residents, community groups, schools and research institutions, business, and the development industry.

Description

Implement a broad community participation program to build upon existing opportunities (e.g. Naturally GC and Gold Coast Regional Botanic Gardens) for residents and visitors to access, explore, experience and be active in our natural asset areas while safeguarding nature through:

• resources to encourage discovery, exploration and enjoyment of natural areas

• practical advice and information for Gold Coast residents to create their own green space

• community and citizen science activities

• partnerships with residents, schools, community groups and research institutions

• further enhance and integrate our existing environmental community programs.

These initiatives will help deliver Strategic Outcome 2 – Places for Nature and Strategic Outcome 3 – Partners with Nature and will showcase our natural assets in the lead up, during and as a legacy of GC2018.

Description

Key projects and recommendations from the Nature Based Recreation Plan will deliver infrastructure and amenities that support the way people access, learn about and enjoy natural areas in appropriate locations.

We will audit existing infrastructure and amenities to identify if upgrades are required to foot bridges, directional and interpretative signage. This infrastructure will be maintained across the network of our natural area reserves.

This action will also contribute to Strategic Outcome 2 – Places for Nature.

Gold Coast, South Stradbroke Island Indigenous Artist Camp 2017, nature education walk.


70 ADOPTED REPORT


How we will measure success:

• increased use of Into Nature program

• increased conservation volunteering hours

• increased natural area reserve visits.

Description

We will continue to support key cultural events which utilise and highlight our key natural assets such as the City of Gold Coast Culture Festival, Swell Festival and Bleach Festival. These initiatives will also showcase our natural environment in the lead up to, during and post GC2018.

Description

Bring together researchers, community groups, businesses, landholders, schools and visitors to help care for water environments.

Actions include planning and managing access to waterways for recreation, promoting water-themed play and events and supporting conservation partnership and community participation in restoring catchments.

1.3 Action

Explore and support opportunities in the cultural space to promote our natural assets and their connections to our indigenous and non-indigenous history, cultural identity and heritage, landscape character, economic prosperity and lifestyle.

1.4 Action

Pursue actions from the City’s Water Cycle Implementation Plan to support community participation in catchment health and waterway initiatives.

City Officer, Todd Burrows and artist, Kiana Larkins on the nature education walk, Gold Coast, South Stradbroke Island Indigenous Artist Camp 2017.

Photo: Jo-Anne Driessens

Photo: Jo-Anne Driessens


71 ADOPTED REPORT

18


72 ADOPTED REPORT


What this means for the community:Our residents and visitors will enjoy and benefit from many different natural places.

We will:

• maintain and improve the extent, health, condition, quality and level of protection of our natural assets

• through the implementation of the City Plan, ensure new development protects native vegetation, wildlife habitats, critical corridors, wetlands, waterways and coastal environments in identified strategic areas and where applicable, offset the loss of native vegetation in other areas of the city

• recognise natural assets on public and private land as critical to building and maintaining a resilient, biodiverse city

• ensure the facilities and infrastructure within our natural assets are attractive and safe for use by residents and visitors

• ensure natural assets are a major contributor to the City’s strategic long-term open space network

• manage the threat of natural hazards such as fire and pests to our natural assets and surrounding areas

• investigate opportunities to increase access to improve residents’ and visitors’ experience of our natural places

• provide and enable different outdoor experiences, such as bush walking, wildlife watching, kayaking, canoeing, relaxing, learning about nature and participating in tours

• carefully balance the protection of sensitive habitat areas with areas available for visitors and appropriate nature-based recreation and ecotourism opportunities.

Our natural asset network sustains healthy, diverse and resilient habitats and includes areas for people to enjoy nature.

Places for nature


73 ADOPTED REPORT

20


Investigate collaborative monitoring and reporting arrangements on the health, condition, quality and protection of our city’s natural assets to inform management actions.

Description

Work with research institutions, business and the community to share information, resources and understand responsibility.

Scientifically-based and repeatable data will monitor progress over time and help us understand the health, condition and quality of our natural assets to inform how best to prioritise their protection.

This will ensure that our natural assets can remain healthy and preserve biodiversity over time, while meeting nationally-accepted scientific standards to be “comprehensive, adequate and representative” (Commonwealth of Australia (1999). Australian Guidelines for Establishing the National Reserve System. Environment Australia, Canberra).

2.2 Action

Prioritise and implement management actions to improve health, quality, condition and level of protection for our priority natural assets.

Description

Maximise and target the conservation efforts of the City and partners by identifying areas that support priority species and ecosystems, including urban biodiversity and connectivity. Measure the success of preserving these natural assets.


74 ADOPTED REPORT


2.3 Action

Continue to implement the City Plan’s environmental policies to protect native vegetation, habitats, corridors, wetlands and waterways and where applicable, offset the loss of environmental values.

Description

The City Plan’s environmental policies will identify matters of environmental significance and preferred areas for development. It will require development to avoid, mitigate and offset the loss of specific environmental values.

Continue to refine and update the City Plan to align it with Federal, State and Local Government strategic environmental planning and policies.

In partnership with the development industry, review and improve the quality and criteria around developer-contributed assets to ensure they contribute positively to the city’s natural asset network.

Description

The Surface Water Environments Mapping (SWEM) Phase 2 project will develop a buffer setback map and a city-wide classification for all waterways. This scientifically-based definition of waterways and the required setbacks for adjoining development will provide clear guidance to improve the health of our waterways.

2.4 Action

Continue to implement waterway policy to improve development and waterway health outcomes across the city.

How we will measure success:

• increased native vegetation cover

• improved condition of native vegetation

• increased connectivity of natural assets

• increased permanent protection of land in strategic areas

• improved health of waterways

• increased area of native riparian vegetation

• improved natural asset accessibility.


75 ADOPTED REPORT

22


76 ADOPTED REPORT


What this means for the community:Government departments, businesses, research institutions, landowners and the community are all stakeholders and can be directly involved in enhancing our natural assets. These partnership efforts will help us to:

• ensure more people feel proud about maintaining and improving one of the most biodiverse cities in Australia

• recognise and value how protecting, restoring, connecting and managing our city’s natural assets and biodiversity contributes to sustaining our wellbeing, cultural identity, economy, tourism and overall prosperity

• inform and engage partners including all levels of government, landowners, businesses, research institutions and the community to enthusiastically participate in nature conservation activities.

• share resources, knowledge and shared commitment to manage our natural assets with partners.

We partner across government, business, research institutions, landowners and the community to protect, restore, connect and manage our natural assets on public and private land.


RESIDENTS AND VISITORS

PRIVATE LANDOWNERS OF NATURAL AREAS

VOLUNTEERS

BUSINESSUNIVERSITIES

GOVERNMENT AND OTHER AGENCIES

COMMUNITY GROUPS

CITY OF GOLD COAST

Photo left: City Officer, Saul Hondow, Mary and Andrew McNiece, Land for Wildlife and Nature Conservation Assistance Program partnership.


77 ADOPTED REPORT

24


Establish and grow existing partnerships with private landowners, volunteer groups and government programs to increase the area of land protected, restore strategic habitat and conserve priority species.

3.2 Action

Implement a suite of tools which are fiscally responsible to enable practical, community-focused partnerships to safeguard areas of high value for their environmental, recreational and hazard mitigation functions.

Description

Build on the City’s existing programs such as the Conservation Partnerships Program, Beaches to Bushland Landcare and catchment and land care groups to identify and enable the most effective approach to working with landowners, volunteer groups, schools and government programs.

Description

Build on the successes of previous programs to protect and manage a city-wide natural asset network and identify cost-effective and enduring permanent protection of high priority areas.

Description

Build on the successes of the Glossy Black Cockatoo, Cunningham’s Jute, Eastern Quoll, Water Mouse and Koala research projects to research and implement city-wide management for strategic habitat and priority species.

3.3 Action

Partner with government, research institutions and businesses to undertake targeted research and conservation actions on strategic habitat and priority species in the city.

Description

Work with landholders and stakeholders to coordinate and deliver land management activities that address threats to natural assets such as pest plants, animals and bushfire.

3.4 Action

Continue to work collaboratively with stakeholders and landowners to coordinate bushfire, pest plant and animal management in the city.


78 ADOPTED REPORT


How we will measure success

Increased partnerships with:

• private landowners

• community organisations

• government departments

• business

• research institutions

• schools. Description

The City Plan’s environmental policies will identify matters of environmental significance and preferred areas for development. It will require development to avoid, mitigate or offset the loss of specific environmental values and contribute to a strategic conservation strategy.

Continue to update the City Plan in alignment with Federal, State and Local Government strategic environmental planning and policy positions.

In partnership with the development industry, we will also review and improve the quality and criteria around developer-contributed assets to ensure they have a positive impact on the city’s natural asset network.

Our development assessment and compliance practices will also ensure the permanent protection of important natural assets through mechanisms such as land dedication.

3.5 Action

Work with the development industry, major infrastructure providers and government to direct investments and activities in the permanent protection of important natural assets and provision of vegetation offsets arising from the City Plan, the Queensland Government’s Environmental Offsets Act 2014 and the Commonwealth’s Environment Protection and Biodiversity Conservation Act 1999 to help secure the city’s critical corridors, core habitat areas and substantial remnants.

Professor Catherine Pickering, Environment Futures Research Institute, School of Environment, Griffith University.


79 ADOPTED REPORT

26

Relationship between this Strategy and other corporate strategies and plans The City’s approach to long-term planning integrates our City Vision, Corporate Plan, long-term asset management, financial plans and corporate strategies. The prominence of the natural assets in these key strategic documents reflects the integral role nature plays in the wellbeing, cultural identity, economy, tourism and overall prosperity of the city.

The relationship between Our Natural City and other City strategies and plans is through:

Supporting our City Vision and Corporate Plan – We live in balance with nature

• City Plan – Living with nature

• Culture Strategy – Spectacular natural environment

• Ocean Beaches Strategy – Our beaches are clean and healthy – Everyone can enjoy a beach experience

• Total Water Cycle Management Plan – Healthy water environments

• Economic Development Strategy – Maintain the city as attractive place to live, work and play.

Influencing our lifestyle and reputation

• City Brand – Nature is part of our identity

• Destination Tourism Plan – Nature supports our city as a premier destination for local and international visitors

• City Reputation Strategic Plan – Nature is critical to our reputation as an attractive city to live and invest in

• Nature Based Recreation Plan – Embracing sustainable nature-based recreation

• Commonwealth Games 2015 Marketing and City Profile – Showcasing our city on the world stage.

We live in balance with nature.

Our city provides a choice of liveable places.

We have a strong and thriving cultural economy.

We are a globally recognised tourism destination.

We are proud of our city.

Our city embraces culture every day.

We are an active and healthy community.

Our city is safe.

Context Evolution of the StrategyThis Strategy directly supports and is fundamental to achieving the City vision themes of place, prosperity and people and the following Gold Coast 2022 outcomes:

Photo: Todd Burrows


80 ADOPTED REPORT


Current activities We take a lead in looking after the city’s natural assets and actively partner to provide the infrastructure necessary for people to enjoy nature. Current activities include:

• our Conservation Partnerships Program and Nature Conservation Assistance Program to support private land owners restoring and protecting native habitat on their property

• our Beaches to Bushland Landcare and Naturally GC programs

• conservation plans to help vulnerable species

• managing the health of our water catchments and waterways and restoring degraded habitat areas

• strategic land use planning to protect our natural assets from the impacts of development

• natural area reserve planning to guide day-to-day management

• managing pests, undertaking proactive bushfire management and improving wildlife linkages between our natural assets to improve the health and habitat value of our bushland

• partnering with universities to research and support our city’s natural assets and conservation programs.

The City manages over 13,000 hectares of natural assets protecting a significant proportion of our city’s biodiversity values through ecological restoration and provides places and infrastructure for people to connect with and enjoy nature.

Our natural assets contribute to our air and water quality, stabilise steep land, prevent soil erosion and lessen the impacts of natural hazards. Community groups, rural fire brigades, research institutions, landowners and state and local government agencies work together to manage and restore these reserves, national parks and neighbouring private lands across the natural asset network.

Extensive planning, implementation and monitoring underpin the City’s natural assets and land management programs to direct the finite resources of the City and its partners into priority programs and activities supported through an implementation plan.

Community engagement In 2014 a consultation process for Gold Coast 2020 confirmed our natural assets are very important to the community, with the corporate theme ‘we live in balance with nature’ identified as the most important.

In May 2017 the City of Gold Coast undertook community engagement to refine the draft Our Natural City Strategy. This provided an opportunity to increase public awareness about the importance of a strategic approach to the management of our natural asset network and to test key actions within the strategy.

A total of 853 responses were received from the community engagement process, 761 respondents identified ‘Provides places for nature (animals and plants)’ as the main reason why the city’s natural assets are important.

Other key findings identified during the engagement process were taken into consideration during the finalisation of the Our Natural City Strategy and will inform the Strategy Implementation Plan. Details of this engagement can be found in the City of Gold Coast draft Our Natural City Strategy – Community Engagement and Marketing Report.


Reporting and reviewThere are two levels of reporting and review for the Strategy:

• an annual review of progress as part of the City’s Annual Report

• a review of the Strategy will commence in 2020 and be completed in 2021 to ensure consistency with the most recent and relevant information, latest scientific and response methodology and to measure performance against anticipated outcomes.


81 ADOPTED REPORT

28

Appendix A – Key priority actions (2017 to 2021)1. People in nature

1.1 Implement key recommendations of the City’s Nature Based Recreation Plan that provide opportunities for people to connect with and appreciate nature while actively supporting nature conservation outcomes.

Some project examples for delivery consideration over the coming years include:

• enhancing the experience of the Springbrook Mountain to Tallebudgera Valley Cream Track walk

• Wyangan Valley multi-use track linkage

• Schusters Park pathways

• a track to connect Raintree Glen with Shelter Road in Coombabah Lakelands Conservation Area

• community infrastructure including nature-based recreation trails

• community infrastructure, directional and interpretive signage to enhance visitor experience.

1.2 Implement an Into Nature program to:

• enjoy, explore, feel and engage residents and visitors with nature

• build awareness and understanding of the city’s unique natural assets

• promote, support and reward nature conservation partnerships with residents, community groups, schools and research institutions, business and the development industry.

1.3 Explore and support opportunities in the cultural space to promote our natural assets and their connections to our indigenous and non-indigenous history, cultural identity and heritage, landscape character, economic prosperity and lifestyle.

1.4 Pursue actions from the City’s Water Cycle Implementation Plan to support community participation in catchment health and waterway initiatives.

2. Places for nature

2.1 Investigate collaborative monitoring and reporting arrangements on the health, condition, quality and protection of our city’s natural assets to inform management actions.

2.2 Prioritise and implement management actions to improve health, quality, condition and level of protection for our priority natural assets.

2.3 Continue to implement the City Plan’s environmental policies to protect native vegetation, habitats, corridors, wetlands and waterways and where applicable, offset the loss of environmental values.

2.4. Continue to implement waterway policy to improve development and waterway health outcomes across the city.

3. Partners with nature

3.1 Establish and grow existing partnerships with private landowners, volunteer groups and government programs to increase the area of land protected, restore strategic habitat and conserve priority species.

3.2 Implement a suite of tools which are fiscally responsible to enable practical, community-focused partnerships to safeguard areas of high value for their environmental, recreational and hazard mitigation functions.

3.3 Partner with government, research institutions and businesses to undertake targeted research and conservation actions on strategic habitat and priority species in the city.

3.4 Continue to work collaboratively with stakeholders and landowners to coordinate bushfire, pest plant and animal management in the city.

3.5 Work with the development industry, major infrastructure providers and government to direct investments and activities in the permanent protection of important natural assets and provision of vegetation offsets arising from the City Plan, the Queensland Government’s Environmental Offsets Act 2014 and the Commonwealth’s Environment Protection and Biodiversity Conservation Act 1999 to help secure the city’s critical wildlife corridors, core habitat areas and substantial remnants.


82 ADOPTED REPORT

Photo: Todd Burrows

A male Golden-headed Cisticola (Cisticola exilis) declares his territory from within a dense bed of Bulrush in Coombabah Lakelands Conservation Area (Arundel section).


83 ADOPTED REPORT

Printed on 100% recycled paper

City of Gold Coast PO Box 5042 Gold Coast MC QLD 9729 Australia E [email protected]

PE 1602-0021


84 ADOPTED REPORT

ITEM 2 CITY DEVELOPMENT PRELIMINARY APPROVAL PURSUANT TO SECTION 242 OF THE SUSTAINABLE PLANNING ACT 2009 FOR MAKING A MATERIAL CHANGE OF USE TO VARY THE EFFECT OF THE LOCAL PLANNING INSTRUMENT FOR THE LAND BEING DEVELOPMENT IN ACCORDANCE WITH THE COOMERA MASTER PLAN DEVELOPMENT CODE (CMDC). - LOT 171 ON SP267050 -BEATTIE ROAD, COOMERA -DIVISION 3 PN332246/01/DA4

Refer 96 page attachment

1 OVERVIEW Site address Beattie Road, Coomera

Application description

Preliminary Approval pursuant to section 242 of the Sustainable Planning Act 2009 for making a Material Change of Use to vary the effect of the local planning instrument for the land being development in accordance with the Coomera Master Plan Development Code (CMDC).

Level of Assessment Impact Assessment

Decision due date 22 June 2017

Proposal

The applicant seeks a Preliminary Approval to vary the effect of the Planning Scheme for a Material Change of Use for a mixed use development and tourist facility. The intent of the Section 242 Preliminary Approval is to provide flexibility for a large scale integrated tourist facility to support the needs of tourists and visitors through a mixed range of land uses that will support the local theme park land uses.

Main Considerations

Consideration Resolution Land Uses Inconsistent with Rural Living/ Open Space Precinct intent

Officers are supportive of the land uses proposed. The site’s designation is inconsistent with the site’s location, history, surrounding approvals and surrounding established land uses.

Need

A peer review of the economic need and impact of the development concluded that there is a need for the proposed development and that any adverse economic impacts from the development are unlikely to have a significant effect on the function and viability of existing land uses.

Building Height- exceeds the 2 storey Code Assessable building height.

The application proposes a maximum building height of fifteen (15) storeys for the subject site. After an assessment of the application Officers are satisfied that the building height and design controls within the CMDC are an


85 ADOPTED REPORT

ITEM 2 (Continued) MATERIAL CHANGE OF USE TO VARY THE LOCAL PLANNING INSTRUMENT FOR THE LAND BEING DEVELOPMENT IN ACCORDANCE WITH THE COOMERA MASTER PLAN DEVELOPMENT CODE (CMDCBEATTIE ROAD, COOMERA -DIVISION 3 PN332246/01/DA4

appropriate response to the sites context and comply with the higher order provisions of the Planning Scheme.

Submissions Objections Support

Nil Nil Key matters raised by submitters

N/A

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

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

6.1 Characteristics of site 6.2 Characteristics of surrounding environment

7 PLANNING ASSESSMENT 7.1 Assessment against City Plan 7.2 Assessment against Gold Coast Planning Scheme 2003

8 STATE PLANNING POLICIES 9 STATE PLANNING REGULATORY PROVISIONS 10 SOUTH EAST QUEENSLAND REGIONAL PLAN 11 INTERNAL REFERRALS 12 EXTERNAL REFERRALS

12.1 Concurrence agencies 13 DEVELOPMENT INFRASTRUCTURE 14 PUBLIC NOTIFICATION 15 ASSESSMENT OF OTHER ASPECTS OF THE PROPOSAL 16 CONCLUSION 17 NOTIFICATIONS 18 RECOMMENDATION


86 ADOPTED REPORT


2 EXECUTIVE SUMMARY Council is in receipt of an application which is seeking a Preliminary Approval overriding the Planning Scheme for a Material Change of Use for a mixed use integrated tourist facility development over the site at Beattie Road, Coomera formally described as Lot 171 on SP267050.

The subject site is located within the Rural Living/ Open Space Precinct of the Coomera Local Area Plan. The proposed development triggers Impact Assessment.

The proposal seeks to vary the effect of the Planning Scheme with respect to the assessment of future development applications for Material Change of Use by introducing a specific code for the site referred to as the CMDC. The CMDC will apply to the assessment of future development applications for Material Change of Use, in lieu of the development requirements of the Rural Living/ Open Space Precinct of the Coomera Local Area Plan and Open Space Zone pursuant to the City Plan. The preliminary approval will have effect over the now commenced City Plan and future Planning Schemes. The main objective of the preliminary approval is to provide a mixed use development and tourist facility.

In relation to Public Notification there were no submissions received regarding the proposed development.

The application was referred to the Department of Infrastructure, Local Government and Planning (DILGP) as a Concurrence Agency having regard to the proposed development exceeding specific thresholds as per the Sustainable Planning Regulation 2009. DILGP provided correspondence on 3 April 2017 advising support for the application, subject to a condition relating to the setback area from the Pacific Motorway.

An assessment of the proposed development having regard to the Desired Environmental Outcomes and Planning Strategies of the Planning Scheme has been undertaken. The proposed development is considered to meet the objectives and intent of the Planning Scheme and is not considered to compromise DEOs or Planning Strategies of the Planning Scheme.

It is therefore recommended that the application be approved, subject to the imposition of conditions that are included in the Officer's recommendation.

3 APPLICATION INFORMATION Real property description Lot 171 on SP267050 Applicant Gordoncorp Pty Ltd Applicant’s consultancy team Urban Planning Services, DBI Architects, Bitzios

Consulting, Arcadis, Macroplan Dimasi, Mak Planning and Design and Minter Ellision.

Owner at time of lodgement Coomera Property Investments Pty Ltd Current owner Coomera Property Investments Pty Ltd Site area 16,050m² (Net) 19,200m² (Gross) Date application received 1 February 2016 Date entered decision 4 April 2017 LAP & precinct Rural Living/ Open Space Precinct of the Coomera

Local Area Plan


87 ADOPTED REPORT


City Plan Open Space Zone State planning policies Nil Decision type Preliminary Approval pursuant to section 242 of the

Sustainable Planning Act 2009 for making a Material Change of Use to vary the effect of the local planning instrument for the land being development in accordance with the Coomera Master plan Development Code (CMDC).

4 BACKGROUND On 3 September 2013, a Development Permit for Reconfiguring a Lot (1 into 2 lot subdivision and access easements) was issued under Delegated Authority which created the subject site and the adjoining lot to the south.

On 12 January 2015, Council approved a Preliminary Approval for a Material Change of Use for a Vehicle Sales Premises and Take Away Food Premises at the subject site.

5 PROPOSAL This development application seeks Council approval for the issue of a Preliminary Approval for Material Change of Use to vary the effect of the Planning Scheme in relation to the future development of the land, pursuant to Section 242 of the Sustainable Planning Act (SPA 2009).

The proposal seeks to vary the effect of the Planning Scheme with respect to the assessment of development applications for material change of use by introducing a specific development assessment code. The Preliminary Approval seeks to establish the CMDC as the relevant planning instrument for the assessment of future development applications within the site, which will apply to the assessment of future development applications for material change of use, in lieu of the development requirements of the Rural Living/ Open Space Precinct of the Coomera Local Area Plan and Open Space Zone which currently apply to the land. The proposal seeks to override the provisions of the local planning instrument in relation to the intent statements, land use, level of assessment for building height and residential density, identification of planning scheme codes and development requirements. The intent of the 242 Preliminary Approval is to provide flexibility for a large scale integrated tourist facility to support the needs of tourists and visitors through a mixed range of land uses that will support the local theme park land uses.

Three buildings will occupy the site accommodating a range of entertainment and recreation facilities. Each of the proposed buildings are 15 storeys in hieght. These buildings are intended to be configured above articulated podiums which flank public spaces and accommodate active retail, dining and entertainment land uses at ground level with other commercial and recreation activities extending across the podium levels.

A plaza and pedestrian connection will maintain the nexus with the neighbouring theme park offering a convenient pedestrian link given the majority of guests are anticipated to patronise this facility. This pedestrian entry plaza extends into the mall and continues through the site to the south-western boundary opening up to create a grander arrival experience with porte cochere adjacent the lobby facilities for the respective towers.


88 ADOPTED REPORT


Two (2) vehicular access points are provided on each of the western and eastern boundaries of the development site. Some parking will be provided at grade with the remaining majority being concealed from view in a combination of basements and podium levels.

The applicant has provided the following indicative images of the development outcome:

Image 1- Perspective of development

Image 2- Concept Masterplan


89 ADOPTED REPORT


The mix of uses proposed onsite includes:

492 units (642 bedrooms) to be developed as Apartments and Resort Hotel;

Up to 800sq.m of convenience / tourist-related retail space; and

Up to 1,000sq.m of food and beverage / tourist-related retail space. The applicant has provided the following development summary of the proposal:

Staging

It is proposed to undertake future development of the site in three (3) separate stages. The areas and boundaries of each stage have yet to be determined.

Land Uses Proposed

The Preliminary Approval for a Material Change of Use will include Amusement Parlour, Apartment, Café, Convenience Shop, Indoor Recreation Facility, Kiosk, Market, Minor Change in the Scale or Intensity of an existing Lawful Use, Minor Tourist Facility, Park, Private Recreation, Public Utility, Reception Room, Resort Hotel, Restaurant, Shop, Take-Away Food Premises, Tavern, Telecommunications Facility, Temporary Use, Tourist Facility, Tourist Shop.

Proposed Levels of Assessment


90 ADOPTED REPORT


The CMDC Table of Development identifies the level of assessment for all assessable development envisaged on site.

It should be noted that self-assessable development identified in the Table of Development, that is consistent with the intent of the CMDC, will need to comply with the relevant acceptable solutions of the CMDC. If not, the proposed development will become Assessable Development and will require Code Assessment.


91 ADOPTED REPORT


Proposed Variations

The Preliminary Approval proposes to vary the effect of the local planning instrument (Gold Coast Planning Scheme 2003 and City Plan).

The main variations between existing development controls that apply to the land under and the development controls proposed to be applied under the proposed CMDC relate to changes to:-

the level of assessment applied to a range of residential and complementary commercial/tourist land uses;

minimum lot sizes; and the code assessable building height and residential density.

The Preliminary Approval does not authorise development to occur. Further development permits will be required where it is made assessable development by the CMDC. However, it is noted that in certain instances, some development types will be self-assessable in the CMDC, for example where located within an existing building.

Specifically, the Preliminary Approval proposes to vary the effect of the 2003 Gold Coast Planning Scheme and City Plan by stating the levels of assessment for the approved development in the Table of Development of the CMDC which are to prevail over the levels of assessment in the 2003 Gold Coast City Council Planning Scheme v1.2 Amended November 2011, City Plan (version 3) and future Planning Schemes for the life of this approval.

Other Specific Development Codes and Constraint Codes contained in the Gold Coast Planning Scheme 2003 Version 1.2 Amended November 2011 that may be relevant to assessable development are identified in the Relevant Development Codes section of the CMDC. These codes are not proposed to be varied by this application and will be criteria for the assessment of future applications.

In accordance with Part 7, Division 1, Chapter 1, Section 4 of the Gold Coast Planning Scheme 2003 Version 1.2, where there are any inconsistencies between the CMDC and the requirements of the Gold Coast Planning Scheme 2003 Version 1.2, the CMDC will prevail.

The proposed key variances to the Gold Coast Planning Scheme development provisions


92 ADOPTED REPORT


include land use, building height and residential density. These are discussed in turn, below. An assessment of these key planning issues is provided within the Development Assessment section of this report.

Variation in Building Height

The Table of Development for the Rural Living/ Open Space Precinct of the Coomera Local Area Plan Place Code identifies a maximum code assessable building height limitation of 2 storeys or 8.5 metres. Any development exceeding this height is subject to impact assessment.

The CMDC allows for buildings to be built in accordance with the Building Height map which includes heights up to a maximum of 15 storeys across the site.

Variation in Residential Densities

The Rural Living/ Open Space Precinct of the Coomera Local Area Plan Place Code identifies that impact assessable development is triggered if:

The development exceeds a maximum dwelling density of one bedroom per 25m² of net site area.

The Preliminary Approval, through the CMDC, will vary the planning scheme provisions relating to residential density, with respect to the maximum residential density.

The proposed CMDC will allow a maximum residential density of 642 bedrooms of net site area, which equates to one bedroom per 25m².

The CMDC allows for Apartments and Resort Hotel to be subject to code assessment. Where these dwelling numbers are exceeded beyond 642 bedrooms, the development will be subject to impact assessment.

Currency Period

The application seeks an implementation period of 5 years in which to complete the development. Given the significant land area and scale of development proposed, the applicant proposes to undertake future development of the precincts in multiple stages.

Other proposed variations to the Coomera Local Area Plan are summarised in Appendix A. In summary, the CMDC introduces amendments to the intent statement and development requirements to ensure the proposed development will provide an integrated tourist resort and facility.

6 SITE & ENVIRONMENT 6.1 Characteristics of site and surrounding environment

6.1 Characteristics of site and surrounding environment

The subject site, formally described as Lot 171 on SP267050, is located on a service road on the eastern side of the Pacific Motorway.

The site has a total area of 19,200m² and is trapezoidal in shape. It has frontages of 182m to the service road, 168m to Beattie Road, and 115m to Dreamworld Parkway. It backs onto an adjoining commercial property to the rear.

The site is vacant and large trees exist within the road reserve along Dreamworld Parkway. The topography of the site is relatively flat.


93 ADOPTED REPORT


A recent subdivision approval facilitated the subject site splitting from the adjoining lot on the southern side. The adjoining site to the south is occupied by a Service Station, Restaurant, and Convenience Shop. The Dreamworld theme park is located to the north of the site on the opposite side of Beattie Road. The Coomera State School is located to the east on the opposite side of Dreamworld Parkway. The Pacific Motorway is located to the west and runs in a roughly north-south direction. The wider area is occupied by predominantly residential land uses interspersed with sports fields and public open space areas. A strip of land fronting Dreamworld Parkway and extending approximately 500m to the south of the subject site is occupied by a mix of commercial land uses which includes ‘Vehicle Sales Premises’.

Image 3- Site aerial

7 PLANNING ASSESSMENT This development application is made under Section 242 of Sustainable Planning Act 2009 (SPA 2009) with intent to seek a Preliminary Approval to vary the effect of the local planning instrument and establish the CMDC as the relevant planning instrument for the assessment of future development applications for the site.


94 ADOPTED REPORT


Pursuant to section 242 of the SPA 2009, the City, as the assessment manager, must carry out the assessment having regard to:

The common material; The planning scheme and any other relevant local planning instruments; Any state planning policies, not reflected in the planning scheme; The South East Queensland Regional Plan; Any development approval for, and any lawful use of, premises the subject of the

application or adjacent premises; and

The matters prescribed under a regulation (to the extent they apply to a particular proposal).

The statutory assessment in accordance with the Statutory Guideline 04/09 of the CMDC is summarised in Appendix A attached herein. Section 314 of the Sustainable Planning Act 2009 identifies what an assessment manager must consider when assessing an impact assessable application. In brief, the assessment manager must assess the part of the application against each of the following matters or things to the extent relevant: the State planning regulatory provisions The State Planning Regulatory

Provisions that are applicable to the proposed development are: South East Queensland

Regional Plan 2031 (SEQRP).

State Planning Regulatory Provisions (Adopted Charges).

the regional plan for a designated region The site is located in the ‘Urban Footprint’ of the SEQ Regional Plan.

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

State Planning Policy – April 2016.

a structure plan Not applicable for development in a declared master planned

area—all master plans for the area Not applicable

a temporary local planning instrument Not applicable an earlier preliminary approval to which section

242 applies An earlier preliminary approval exists at the subject site. The subject proposal does not compromise the approval.

a planning scheme The proposed development has been assessed against the City of Gold Coast Planning Scheme 2003, Version 1.2 (Amended November 2011). Refer to section 7 of this report. Regard has been given to the City Plan.


95 ADOPTED REPORT


the infrastructure charge resolution or the priority infrastructure plan.

Infrastructure charges are issued by way of an infrastructure charge notice. A preliminary approval does not allow development to commence. Therefore an infrastructure charge notice will not be issued.

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

the common material All common material has been considered in the assessment of the proposed development. Refer to section 7 of this report.

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

Existing development approvals in the vicinity of the premises has been taken into consideration.

any referral agency’s response for the application Refer to section 12 of this report.

In addition to the requirements of section 314 of SPA above, s316 of SPA identifies the requirements for the assessment of s242 preliminary approvals. These include to the extent relevant:

the common material. All common material has been considered in the assessment of the proposed development. Refer to section 7 of this report.

the result of the assessment manager’s assessment of any parts of the application requiring code or impact assessment.

The assessment manager’s assessment of the proposal has concluded that the application should be supported.

the State planning regulatory provisions. The State Planning Regulatory Provisions that are applicable to the proposed development are: South East Queensland

Regional Plan 2031 (SEQRP).

State Planning Regulatory Provisions (Adopted Charges).

the regional plan for a designated region, to the extent it is not identified in the planning scheme as being appropriately reflected in the planning scheme.

The site is located in the ‘Urban Footprint’ of the SEQ Regional Plan.

State planning policies (to the extent the policies are not identified in any relevant regional plan or planning scheme).

State Planning Policy – April 2016 has been reflected in the planning scheme as far as it is relevant to the proposal.

the consistency of the proposed variations with The proposal is not considered to


96 ADOPTED REPORT


aspects of the local planning instrument, other than the aspects sought to be varied.

compromises the Desired Environmental Outcomes (DEOs) of the Planning Scheme of the Strategic framework under the City Plan.

the effect the proposed variations would have on any right of a submitter for following applications, with particular regard to the amount and detail of supporting material for the current application available to any submitters.

The proposed variations are the subject of impact assessment. A sufficient level of detail is provided in the supporting material for the current application to properly inform the proposed development. All relevant material is available to submitters.

any referral agency’s response for the application. The Department of Infrastructure, Local Government and Planning as a concurrence agency to the application has provided their referral agency response that included conditions.

7.1 City Plan This application was lodged under the 2003 Planning Scheme and has been carefully reviewed having regard to Section 317 of the Sustainable Planning Act 2009.

The proposed preliminary approval seeks to override the local planning instrument. The following sections of this report assess the proposed changes against the components of the 2003 Planning Scheme, pursuant to which the application was lodged.

Pursuant to the City Plan the subject site is located within the Open Space Zone. The purpose of the Open Space Zone is “to provide for local, district, and regional scale parks that serve the recreational needs of a wide range of residents and visitors.” It is considered that the site is inappropriate for open space purposes due to its location next to a highway and existing approvals over the subject site as defined in Section 4 ‘Background’ of this report for commercial uses. The site is not identified within Council’s LGIP as being required for recreational purposes. In addition, Parks and Recreational Services Officers have confirmed they do not have any network interest in the proposed site. The following is a summary of the proposal’s general assessment against the Strategic Framework. A table detailing the specific outcomes discussed below is included as an attachment to this report.

Strategic intent Officer comment

3.2.1 World –class city

The development plan will facilitate an integrated tourist facility that will enhance the tourism identity of the Gold Coast and the northern Theme Park corridor.

Future development will help to promote an orderly and economically efficient settlement


97 ADOPTED REPORT


pattern.

3.2.2 City shape and urban transformation

The proposal will contribute to the City’s need for new short term accommodation, permanent dwellings and jobs to support population growth over the next 20 years.

The proposed built form will reinforce community identity and a sense of place.

Creating liveable places

3.3 Creating liveable places

Strategic outcome Officer comment

Strategic outcome 3.3.1 (1), (2), (6), (9) & (10)

The proposal will add to the diversity of housing choice and lifestyle opportunities in close to a Principal Centre (Coomera Town Centre).

The higher intensity of development promoted through the development plan optimises land well serviced by infrastructure, employment and community facilities.

Making modern centres

Strengthening and diversifying the economy

3.5 Strengthening and diversifying the economy

Strategic outcome Officer comment

Strategic outcome 3.5.1 (2) & (5)

The proposal will accommodate a variety of business and employment choices through a mix of land uses.

A safe, well designed city

3.8 A safe, well designed city

Strategic Outcome Officer comment

Strategic Outcome 3.8.1 (4) The proposed development code promotes innovative and highly functional buildings that make provision for the adaptive reuse of ground floor tenancies that can accommodate a range of uses over time.


98 ADOPTED REPORT


The code promotes buildings adjacent to the street frontages to frame and define streets and make a positive contribution to the city image adjacent to a major road and transport corridor.

In summary, the proposal will consolidate tourism activity throughout the Theme Park corridor as the site is located adjacent to Dreamworld and is in close proximity to all other major theme parks. For the reasons summarised in the above tables, Officers are satisfied that the proposal supports the Strategic framework under the City Plan.

7.2 Assessment against Gold Coast Planning Scheme 2003 Place code Constraint code Specific development code

Coomera Local Area Plan

Car Parking, Access and Transport Integration Code; Road Traffic Noise Management; Sediment and Erosion Control; and Service Roads (Pacific Motorway).

Advertising Devices; Private Recreation; Retail and Related Establishments; Temporary Use; High Rise Residential and Tourist Accommodation; Landscape Work; Low Rise Apartment Building; Low Rise Commercial Tourist Accommodation; Office; Private Recreation; Reconfiguring a lot; Telecommunications Facilities; and Works for Infrastructure

As discussed above the subject application seeks a Preliminary Approval varying the effect of the Planning Scheme. A Preliminary Approval approves development but does not authorise Assessable Development to occur. As such, the Preliminary Approval being sought would set up the framework for the assessment of future development applications but would not approve an actual layout or design. Should a Preliminary Approval be granted, subsequent applications would be assessed against the relevant constraint and specific development codes for future material change of use applications for the land uses within the CMDC.

Relationship to the Coomera Local Area Plan The subject site is located in the Rural Living/ Open Space Precinct of the Coomera Local Area Plan.


99 ADOPTED REPORT


The intent statement for the Coomera Local Area Plan reads as follows;

“The purpose of this Local Area Plan (LAP) is to provide detailed planning provisions for the future development of Coomera. The LAP has an area of approximately 5,000 hectares. This LAP incorporates the outcomes of the Coomera Charrette Planning Study (1995). By utilising these two studies, the special location of Coomera on the City Rail service and the opportunities to maximise use of public transport are recognised. The Coomera LAP recognises the requirements of a future community, in excess of 60,000 people, and provides a balance of living, working and recreational land uses.”

The intent statement for the Rural Living/ Open Space Precinct reads as follows;

“To provide for rural style residential development and also to provide for the effective servicing of current and future needs for recreational land within the Coomera LAP area. Further, to contribute to the open space network within the Coomera area for landscape and habitat protection purposes.”

Officer’s comment:

The Coomera Local Area Plan covers a very large and diverse area. As outlined in the intent statement the LAP seeks to recognise the requirements of a future community and provide a balance of living, working and recreational land uses. The LAP is further delineated into 10 precincts with the subject site having a Rural Living/ Open Space Precinct designation.

The intent statement of the Rural Living/ Open Space Precinct above identifies that one purpose is to provide for “rural style residential development” and “contribute to the open space network within Coomera”. Officers consider the proposal does not comply with the intent for the following reasons:

The proposed land uses nor the development can be considered as a rural style residential development or contribute to the open space network within Coomera.

The subject site is not considered to be appropriate to facilitate the above intent as it does not afford the level of amenity appropriate for this outcome given the site’s proximity to the Pacific Motorway and the Dreamworld Theme Park.

The site’s designation is inconsistent with the site’s location, history, surrounding approvals and surrounding established land uses.

The site is not identified within Council’s LGIP as being required for recreational purposes. The subject proposal is considered to be a satisfactory alternative to recreational land uses.

The Rural Living/ Open Space Precinct also seeks to “contribute to the open space network within the Coomera area for landscape and habitat protection purposes”. Of note, the subject site is not identified on Overlay Map 20 – ‘Conservation Strategy Plan’ in relation to areas of ecologically significant value.

However, it is considered that the characteristics of the site make it appropriate for a mixed use tourist development. The subject site is directly adjacent to Dreamworld and bounded by Beattie Road, Dreamworld Parkway, and a service road to the Pacific Motorway. The site has a high level of visibility to the Pacific Motorway, is easily accessible by car, is free of physical constraints to development, and would have no detrimental impacts on surrounding land uses.

The subject proposal is considered to appropriately recognise the requirements of the future


100 ADOPTED REPORT


community and is consistent with the intent of the Coomera Local Area Plan with respect to providing a balance of living, working and entertainment land uses. The proposal is considered to be in keeping with the overall intent of the Coomera Local Area Plan.

In addition, the applicant submitted a report on open space planning matters which concluded:

“the existing size of the site means it is too small for sporting fields or higher level recreation parks. Its size would only allow development as a local park or a community facility; and

'the subject site is too remote for residential areas for use as a local park. Residents generally have access to other existing local parks and active recreation/open space closer to their homes.

In summary, the site’s value for sport, recreation or community facilities is limited. Sporting land use is well catered for in the surrounding open spaces. Residents who would use a local park do not live near the site and while the site meets the minimum size criteria for community facility land, various reports and plans indicate that it is not a referred site for the provision of community facility projects.”

Officers note that above conclusion and agree that the site is inappropriate for open space purposes due to its location next to a highway, existing approvals over the subject site as defined in Section 4 ‘Background’ of this report for commercial uses. The site is not identified within Council’s LGIP as being required for recreational purposes. In addition, Parks and Recreational Services Officers have confirmed they do not have any network interest in the proposed site.

LAP Desired Environmental Outcomes (DEO) The Preliminary Approval seeks to vary the effect of the Planning Scheme and set aside the Coomera LAP. Therefore an assessment of the development needs to be carried out against the LAP desired environmental outcomes.

The Desired Environmental Outcomes stated in Clause 3.0 of the Coomera Local Area Plan that are relevant to the proposal include:

3.1 A variety of employment opportunities is provided within Coomera, ranging from skilled jobs within local and neighbourhood level activity centres to light industrial and marine industry employment (refer to DEO Soc.2).

The preliminary approval will facilitate an integrated development with a mix of land uses including business, community, residential, tourist and entertainment activities. The wide range of land uses facilitated by the development plan will provide the opportunity to consolidate services and employment generating activities in Coomera.

3.2 The water quality of Oakey Creek is improved and the creek is located in a wide natural riparian corridor (refer to DEO Ecol.2).

3.3 The Gold Coast Marine Precinct is developed and promoted as a world class waterfront industry area (refer to DEO Econ.3).

The preliminary approval will not compromise the achievement of DEO 3.2 and 3.3 above.

Citywide Desired Environmental Outcomes and/or Land Use Themes Desired Environmental Outcomes provide the foundation of the Planning Scheme. They


101 ADOPTED REPORT


provide a fundamental context for Planning Strategies, Land Use Themes and subsequently for the development assessment codes and other measures contained within the Planning Scheme. Of the 17 DEOs presented in the 2003 Gold Coast Planning Scheme, the following DEOs are considered to be relevant to the assessment of the proposed development.

DEO Econ.1

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

DEO Econ.2

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

The site is within proximity to the Coomera Town Centre which is currently under construction. With an additional residential population being located within their catchment area, the proposed development will support the ongoing viability of this centre. A small amount of convenience level uses are proposed ensuring the needs of the development’s future community are adequately provided for whilst the nature and scale of the commercial development proposed on the site will not detract from the viability of the higher order centres due to restricted floor space requirements.

As per the findings of the economic assessment (see below) the proposed development will form a mixed use development that will result in a number of significant positive impacts and benefits to the local community. The proposed development will effectively act as a integrated tourist facility, incorporating a range of components on the high profile Gateway site. The development will create further employment, both during the construction period and, on an ongoing basis once the development is complete and operational. The proposal will not have any adverse impacts on residential amenity.

Economic Need

The Applicant submitted an Economic Need and Impact Assessment report (November 2016) prepared by MacroPlan Dimasi, in support of the proposal. The applicant’s Economic Needs and Impact report is located in Attachment A. The following comments were provided from Norling Consulting who were commissioned by Council Officers for a peer review of the applicants economic impact report. A full copy of the commissioned peer review is provided in Attachment B:

“From a community, economic and planning need perspective, the applicant has demonstrated that:

(a) The subject site is not required to be retained for Open Space purposes;

(b) The proposed Resort Hotel and Apartments (for short-term visitor accommodation) are needed to strengthen the City’s tourism economy, accommodate projected future growth in visitor numbers and to support the Coomera Theme Park Corridor;

(c) The proposed scale of supporting retail and other facilities are supported by the proposed Resort Hotel and Apartments; and

(d) The proposed development would not cause a significant adverse economic impact upon other centres in the area.”


102 ADOPTED REPORT


Summary

Based on the assessment and review completed by Norling Consulting (12 January 2017) as commissioned by Council Officers, it is concluded the proposed mixed use integrated tourist facility will have minimal impact upon the continued functioning of existing uses in the area. The loss of land available for the open space purposes is not considered detrimental to the locality. It has been determined that the separation of the subject site from the Coomera Town Centre and restrictions of commercial GFA will not undermine or produce unreasonable blight to the economic viability of the Coomera Principal Centre.

Part 2 Division 1 Chapter 3 - Desired Environmental Outcome 4 – Economic Development

This DEO seeks to ensure:

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

The most applicable Planning Objectives (relevant to the proposed development) to support this DEO are:

“Econ.4.1 to ensure that existing tourist facilities and attractions are not adversely impacted by incompatible development.”

Officers acknowledge that Dreamworld is a major tourism asset for local residents as well as international visitors. The vitality of this venue plays a vital role in tourism on the Gold Coast. Council Officers believe the proposed development integrates and does not adversely impact Dreamworld. Based on the above, it is considered that the proposed development will not compromise the achievement of Economic Development Desired Environmental Outcome 4.

DEO Econ.6

“The use and safe operation of existing and committed infrastructure is maximised and future infrastructure is provided efficiently.”

Planning Objective Econ.6.4 seeks to maximise the value of existing and planned infrastructure facilities, by consolidating appropriate development in well serviced areas. In this regard, the proposed development seeks to consolidate residential density in an area that has good connectivity to the existing transport network and is able to be serviced via existing reticulated water and sewerage network.

DEO Soc.1

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

In the Officer’s opinion, the proposed development contributes to the achievement of DEO Soc.1 by:

Establishing a development code and statement of architectural intent that will ensure the proposed redevelopment of the site will provide a high quality built form outcome. This view is also supported by the Office of the City Architect.

Accommodating a range of convenience level commercial uses to create a sense of place and to cater to the convenience needs of residents of the site and immediate surrounding neighbourhood, without impacting on the higher order Activity Centres network; and


103 ADOPTED REPORT


Achieving a design configuration which will minimize the potential for the development to generate amenity impacts on nearby residential premises.

Building Height In relation to building height it is considered that the characteristics of the site make it

appropriate for 15 storeys. The subject site and the adjoining lot to the south form a parcel of land bounded by Beattie Road, Dreamworld Parkway, and a service road to the Pacific Motorway. The site has a high level of visibility to the Pacific Motorway, is easily accessible by car, is free of physical constraints to development, and would have no detrimental impacts as a result of building height on surrounding land uses. In addition an approval on the site known as Lot 415 on SP214298 Pacific Highway Helensvale (known as River links) approximately 1km south of the site has approved a maximum building height for one building of eight (8) storeys as shown below:


104 ADOPTED REPORT


The CMDC incorporates development requirements to ensure the development results in

an exceptional architectural outcome that is appropriately integrated on site.

The building height will not have any impacts on residential amenity as impacts associated with building height are generally contained within the site (shadowing, privacy and loss of visual amenity). All proposed buildings would provide for variation of the

Subject site as part of this application

Approved Riverlinks up to 8 storeys


105 ADOPTED REPORT


building facades and active frontages to the Pacific Highway (service road) as demonstrated by the Architectural Building Intent perspective drawings and reiterated within the CMDC;

The CMDC incorporates design controls that ensure the proposed buildings have been designed to address the streetscape perspective, as far as practical, through the use of landscaped elements and building layouts.

It is considered that the Applicant has provided a design and height that provides a positive impact on the character and responds to a unique location that has a connection with a major theme park Dreamworld. However, due to the surrounding area having a predominant height of two storeys, the proposed building height is not considered to strictly comply with the relevant PC in full as discussed further in the report below. Notwithstanding, the proposed height has been assessed against the higher order provisions and is considered to comply.

Performance Criteria Acceptable Solution PC1

The height of buildings within the LAP area varies to create a transition from the medium rise areas in local centres to the low rise areas of the surrounding suburban neighbourhoods.

AS1.1 The building is not more than 8.5 metres in height and has a maximum of two storeys. OR AS1.2 The height of buildings in each precinct does not exceed the maximums shown on Coomera LAP Map 9.3 – Maximum Building Height.

The proposed Preliminary Approval varies the planning scheme provisions relating to building height. The Development Code allows for buildings to be built up to 15 storeys.

Assessment against Performance Criteria PC1- Building Height In undertaking an assessment of the proposed building height against the Performance Criteria, it is apparent that the proposed development cannot be considered to be consistent with the intent of the PC as the height of buildings do not transition from medium rise in local centre to the low rise areas. Therefore the proposal is considered non-compliant with the PC.

Despite this, it is considered that the site’s designation is inconsistent with the site’s location, history, surrounding approvals and surrounding established land uses.

However, as this is section 242 preliminary approval application which seeks to override the planning instrument, the most relevant and appropriate assessment of the proposed building height should focus on the on whether the development is appropriate having regard to the character of the area, if there is a significant loss of visual amenity and whether the proposed building height is consistent with the higher order provisions of the Planning Scheme.

The following images and visual impact assessment was provided by the applicant:

“This report considered the potential visual impacts that might arise from the master plan of a large scale integrated tourist facility adjacent to the Dreamworld theme park on Beattie Road in Coomera. The report’s analysis included consideration of the potential impact of a development with building heights of up to 15 levels.

The analysis primarily considered impacts on experiential and perceptual qualities of the visual environment, specifically, impacts on: legibility, image and identity, spatial


106 ADOPTED REPORT


definition and complexity. Impacts were considered at the pedestrian, neighbourhood and city scales against the background of expectations established by the relevant strategic planning provisions, and what might otherwise be regarded as appropriate for development in the area.

The topographical expression and spatial structure of the site’s local area was primarily a product of the paths that contain and dissect the local area (in particular the Pacific Motorway), its distinct and contrasting districts that accommodate different land uses and the landmark presence of the Dreamworld theme park.

The visual prominence of the Pacific Motorway and the Dreamworld theme park dominate the visual context, which is otherwise fragmented by the contrasting appearance of the different districts that comprise the local area and the lack of a street hierarchy with well-defined active frontages. This results in a relatively incoherent character that is substantially defined by the scale and form of the theme park and motorway, and the generally patchy arrangement of spaces and features.

The proposed Beattie Road overpass and the realignment of Dreamworld Parkway are likely to exacerbate the visual fragmentation of the local area and reinforce the visual dominance of the motorway and theme park infrastructure. These works are also likely to further isolate the subject site as a distinct district in relation to the surrounding area.

The proposed Preliminary Approval Development Code and Concept Master Plan respond to the evolving context by consolidating the site’s identity as part of a distinct district comprising of the site and the neighbouring Dreamworld theme park. This district would create a tourism precinct with enhanced visual cohesion, image and legibility. The precinct would provide a meaningful landmark along the Pacific Motorway that reflects the Gold Coast’s tourism and recreation identity.

The site’s increased intensification would enhance the overall structure and spatial hierarchy of the local area through the master plan’s clustering of building forms and embellishment of the site as a node and landmark. The site’s interface with the public realm along the adjoining street frontages would improve its overall image and identity.

The proposed maximum building height of 15 levels would be consistent with the height and scale of the existing neighbouring theme park infrastructure. The proposed heights would complement and not dominate the theme park infrastructure, which would assist to offset the visual prominence of the theme park’s perfunctory appearance and abrupt contrast with the surrounding area.

Further, it was found that for development on the site to positively contribute to the legibility of the area, it would need to be tall enough to be a visible and identifiable landmark from the Pacific Motorway but not dominate the theme park and detract from the primacy and identity of the proposal and the theme park as a consolidated tourism precinct. The proposed maximum height of 15 levels and the general form and design of the indicative built form, appears appropriate to enable such outcomes.

In relation to complexity, image and identity the towers and podiums with active frontages, would establish a legible tourism precinct with a sense of order and a visually interesting streetscape with

appropriate complexity at the pedestrian scale. The proposed height and visual articulation of the building form would also create a distinctive and meaningful landmark for observers travelling at speed on the Pacific Motorway that is consistent with the City’s image and tourism identity.


107 ADOPTED REPORT


The proposed gradation of tower heights and their transition to the pedestrian scale of the street via a low-rise podium would reinforce the spatial definition of the area. Whilst the proposed maximum building height of 15 levels would contrast with low rise development in the broader surrounding area, this contrast would be mitigated by the gradation of heights within the site and their transition in scale to the street frontages, as well as the site’s perceived relationship to Dreamworld and its clear separation from other neighbouring areas by the Pacific Motorway and the realigned and widened Dreamworld Parkway. The Coomera Primary School, being the closest low rise development to the site, is visually buffered from the site by the tall mature trees on the eastern side of Dreamworld Parkway. These tall trees will also provide a transition in height and scale from the site to the school. The school and the adjoining open space to the south are also legible as a distinct district that separates the site from the low rise residential estate to the east.

Notably, the UPS Town Planning Report identifies a number of approvals exist for developments to the south of the site in close proximity to the Pacific Motorway that are up to 8 and 10 storeys in height. The presence of taller structures along the Pacific Motorway are therefore likely to become a more familiar occurrence for passing traffic.

Ultimately, this assessment found that the proposal would positively contribute to the legibility, image, identity and spatial definition of the local area.”

The following photo montages were provided by the applicant:

Image 4- Subject site with proposed buildings as viewed from Old Pacific Motorway looking south.


108 ADOPTED REPORT


Image 5- Subject site with proposed buildings as viewed from Dreamworld Parkway looking north.


109 ADOPTED REPORT


Image 6- Subject site with proposed buildings as viewed from Pacific Motorway looking south.


110 ADOPTED REPORT


Image 7- Subject site with proposed buildings as viewed from Pacific Motorway looking south with potential

overpass.


111 ADOPTED REPORT


Image 8- Subject site with proposed buildings as viewed from Pacific Motorway looking north-east.


112 ADOPTED REPORT


Image 9- View from Shipper Drive looking south west.

Image 10- View from intersection of George Alexander Way and Foxwell Road, looking south west.


113 ADOPTED REPORT


Image 11- View from Foxwell Road next to entrance to Big Brother Studios Road, looking south.

Image 12- View from intersection Foxwell Road, White Water Way, Old Pacific Highway, looking south.


114 ADOPTED REPORT


Image 13- View from intersection Foxwell Road, White Water Way, Old Pacific Highway, looking south.

Image 14- View from intersection of Reserve Road, Hargraves Road and Abrahams Road, Upper Coomera.


115 ADOPTED REPORT


Image 15- View from intersection Heathwood Drive and Catalina Way, Upper Coomera looking north east.


116 ADOPTED REPORT


Image 16- View from Beattie Road adjacent the Commonwealth Games Indoor Sporting Centre, looking west.

Image 17- View from Beattie Road looking west.


117 ADOPTED REPORT


Image 18- View from intersection of Yuan Street and Hickey Street looking north west.

Officer Comment

The buildings have been sited to ensure adequate setbacks are maintained to each of the site’s boundaries. These setbacks allow for sufficient separation distances to be established between the proposed built form and existing development.

In addition:

there are other approvals in the immediate area of up to 8 storeys that will create an urban form similar to the subject proposal.

the buildings will be sufficiently setback from all boundaries, which will result in sufficient physical separation distance to avoid privacy impacts and minimise the impacts of building mass. Furthermore, the applicant has adopted the same Performance Criteria requirement in relation to privacy as that contained with 2003 Planning Scheme’s Coomera Local Area Plan Place Code. This Performance Criteria requirement will apply to the assessment of all future development application requirements.

there are no adjoining residential boundaries and therefore there are no unreasonable impacts on residential amenity as a result of the increase in building heights. Additionally, the building height proposed will not cause a significant loss of visual amenity on residences in the locality.

In addition to the abovementioned comments, the Office of the City Architect has reviewed the built form of the proposed development and has deemed the proposal to be acceptable (see comments in their entirety in section 11.5 of this report). The proposed development code is considered to be adequate to ensure that a high standard of residential amenity can be achieved for both the occupants of the proposed development and that of the surrounding residential area. As discussed previously, it is considered that the proposed building height


118 ADOPTED REPORT


does not conflict with the higher order provisions of the Planning Scheme being the Desired Environmental Outcomes.

DEO Soc.2

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

Planning Objective Soc.2.1 is to facilitate an efficient urban form that offers high levels of accessibility between residential areas and Activity Centres and Activity Clusters. The proposed development provides pedestrian access and connections to all parts of the site and to external uses. Planning Objective Soc.2.2 seeks to maximise residential densities in and around Activity Centres and Activity Clusters, where an acceptable level of amenity can be achieved. The development code includes sufficient criteria to ensure future development will not adversely impact amenity of the local area.

In addition to the above, the development would provide for a high level of connectivity within the development and to external services and neighbouring suburbs. The buildings would require active streetscapes and be positioned to promote social interaction by users.

DEO Soc.3

‘The provision of a range of diverse housing choice, including affordable housing, that is responsive to the changing demographic structure of the City's population and promotes equity in access to goods and services.’

The development provides for a mix of short term and permanent residential accommodation. This variety of housing choice caters for different needs and demands, thus assisting the creation of a well- balanced community for this locale.

DEO Soc.6

The provision of a safe, clean, accessible and affordable transport system that efficiently connects the various parts of the city, and offers choice and convenience for residents and visitors.

The proposed development achieves DEO Soc. 6 by making efficient use of the existing street system with no adverse impacts.

Summary

In summary, it is considered that the proposed development is consistent with the relevant Desired Environmental Outcomes of the Planning Scheme.

Planning Strategy The Planning Strategy is the broad citywide strategy, which draws upon the DEOs, to provide:

guidance on the distribution of land uses within the City; and certainty for the efficient, effective and coordinated provision of community

infrastructure and services, including land, facilities and works necessary to support social and economic activity.

The Planning Strategy is comprised of ‘Key Strategies’ that apply across the entire City and ‘Land Use Themes’ that apply to particular parts of the City.


119 ADOPTED REPORT


An assessment of the proposal against the relevant strategies is provided below:

Growth Management Planning Strategy

GM Policy 1 - Ensuring that adequate provision is made to accommodate the forecast population of Gold Coast City, including regional commitments to planned population increase.

The residential density of the development is responsive to the requirements of the South East Queensland Regional Plan.

GM Policy 2 - Achieving the efficient use of land identified for residential purposes.

The site is designated for open space purposes. The subject sites potential for recreational purposes is limited as it lacks proximity to any residential catchment. In this regard it should be noted that the site is not identified within Council’s LGIP as being required for recreational purposes. The proposal provides a suitable use of the land having regard to surrounding characteristics and need for tourist accommodation in this part of the City.

Infrastructure Planning Strategy

IP Policy 2 - Ensuring that areas proposed for new development are readily able to be serviced and are located where Council has made sufficient preparation for the funding of major works, within an efficient pattern of development.

The site is able to be serviced via the existing road network and is able to connect to the existing water and sewage system without need for major upgrade works. The development proposal offers an efficient use of this land and adds to the efficiency of existing infrastructure.

Activity Centres Strategy

AC Policy 1 - The provision of a viable system of catchment based Activity Centres to service the needs of the City's residents, visitors and businesses.

The proposed development and resultant residential population is located within the catchments of the Coomera Town Centre. As such, the proposed development will support the viability of these centres.

Convenience retail will meet the convenience needs of the development, but will not impact on the Activity Centre Strategy and will not affect the viability or compete with higher order centres due to restricted GFA constraints.

Housing Strategy

H Policy 1 - Achieving a range of housing options that are closely matched to the needs of the city's existing and future households.

The development provides for a range of permanent and short term accommodation uses that will cater for the changing demands of the city.

Transport Strategy

Tr Policy 1 - Achieving an urban form that favours transit modes, reduces private motor car dependency and allows significant transport energy savings.

The proposed development is located within close proximity to a major attraction avoiding a complete need on car dependency.

Tr Policy 3 - Increasing the effectiveness of public transport infrastructure and services.


120 ADOPTED REPORT


Increasing residential density in close proximity to existing services supports existing public transport (bus services).

Tr Policy 4 - Providing a functional, safe, direct and attractive pedestrian environment.

The proposed development will encourage walking by providing a safe and attractive pedestrian environment throughout the site.

Tr Policy 5 - Promoting the use of cycling as a transport mode.

The proposed development includes a pedestrian and cycle path network that connects with the existing network.

Community Facilities and Recreation Facilities Strategy

CFRS Policy 1 - Ensure the timely and equitable provision of community recreation facilities, commensurate with the population growth and reasonable community expectation.

To meet future residents’ expectations, each stage of the redevelopment must be capable of accommodating adequate services and facilities to service the requirements of future development e.g. recreational facilities will be staged and provided during the development of each precinct.

In summary, the proposed development: Provides a diverse range of housing types, which will meet the different needs, demands

and expectations of different households for permanent and short term accommodation purposes;

Being located within an established urban area that is well connected and services which will serve the development’s residential population;

The proposed development facilitates an increase in short term accommodation for the Gold Coast in close proximity to the Theme Park corridor that will further enhance the tourism identity of the Gold Coast; and

Providing a small amount of convenience retail, which will service the convenience needs of the development, without competing with the Activity Centre Strategy.

Planning Strategy – Tourism and Gold Coast City’s Urban Form Tourism and Gold Coast City’s Urban Form Policy 1.2 contains a number of objectives to achieve the policy including the following:

“1.2 Tourism and Gold Coast City's Urban Form

The entire coastal strip reflects Gold Coast City's evolution as a tourism city. The original early settlements of Southport, Burleigh Heads and Coolangatta remain important business and service locations, while Surfers Paradise and Broadbeach exhibit the vitality and exuberance of sustained tourism development booms over the last four decades. Today, the coastal strip, stretching from Coolangatta to Main Beach, provides the most significant visual image of the City and is the most densely developed and diverse part of it.

The hinterland's natural assets and those of the Broadwater environs have also traditionally been of significant value for visitors. In more recent years, tourist activity has also extended into other areas of Gold Coast City, with resort hotels, golf courses and notably the theme parks adding to the City's attractions.


121 ADOPTED REPORT


Planning Strategy Map PS6 indicates the physical extent of tourism activity across the City.


122 ADOPTED REPORT


2.0 Tourism Policies

A fundamental aim of this strategy is that Gold Coast City maintains its position as Australia's exciting tourism capital. To achieve this, the City's broad land use and development initiatives will need to be integrated with those of the tourism industry, through the provisions of the Planning Scheme. This will require priority to be given to tourism in some key locations, and a commitment to reduce the potential for conflict with other uses in other areas.

2.1.1 Explanation

Gold Coast City is undergoing rapid change. While the tourist industry itself is changing, there are important attractions in this City that must be preserved and enhanced as tourism resources.

2.1.2 Planning Objectives to Support To Policy 1

To 1.2 to preserve opportunities for continuing tourism activity, in both the coastal and hinterland areas of the City.

To 1.3 to facilitate tourist accommodation and facilities that will add value to the City's diverse range of visitor attractions.

Officer Comment

The proposal provides for an integrated tourist facility that will help support and enhance the local theme parks. In addition, it is considered that the land uses proposed accord with the evolving needs of the tourism industry and meets international demand and expectation. Further to the above, the subject site is identified in the ‘Coomera Tourism Attraction Cluster’ Officers have assessed and consider the development to comply with both the Gold Coast Planning Scheme 2003 Planning Strategy – Tourism and Gold Coast City’s Urban Form.

Reconfiguring a Lot This Preliminary Approval Code seeks to vary the effect of the Coomera LAP with respect to development requirements associated with reconfiguring a lot. Part G of the Table of Development for the Coomera LAP contains overlay provisions which influence the level of assessment applicable to reconfiguration of lot applications. The Development Code proposes to change the overlay provisions as summarised in the Table below:

As discussed in detail within the report Council Officers considered that the subject site is no longer required for recreational and/or open space needs. In addition, the provisions above are consistent with the Major Tourism Zone pursuant to the City Plan in which Dreamworld is located. Therefore, Council Officers support the proposed amendments to Part G.


123 ADOPTED REPORT


Accommodation Density


Accommodation density must decrease in proportion to distance from local and neighbourhood centres.

AS2

The maximum dwelling density in any precinct does not exceed the relevant accommodation density (RD number) shown for that precinct on Coomera LAP Map 9.4 – Maximum Residential Density.

The proposed Preliminary Approval varies the planning scheme provisions relating to accommodation density allowing for a maximum of 492 dwellings/642 bedrooms for the site.

Assessment against Performance Criteria PC2- Accommodation Density In undertaking an assessment of the proposed accommodation density against the Performance Criteria, it is apparent that the proposed density cannot be considered to be consistent with the PC as the accommodation density does not decrease in proportion to distance from local and neighbourhood centres.

However, as this is a section 242 preliminary approval application which seeks to override the planning instrument, the most relevant and appropriate assessment of the proposed accommodation density should focus on whether the scale of the density proposed can be comfortably accommodated on site, would adversely affect existing development and infrastructure in the local area and aligns with the higher order provisions of the Planning Scheme having regard to density and population growth.

It is considered that the proposed residential density generally aligns with the higher order provisions of the Planning Scheme and is acceptable based on the following justification:

The CMDC incorporates development requirements that will ensure the development will accommodate density within an acceptable built form appropriately accommodated on site;

The increase in density on site is acceptable as the primary intent is to provide an essential integrated tourist facility close to the theme park corridor that will enhance the tourism identity of the Gold Coast;

The subject site’s position affords it a high level of accessibility to major attractions (theme parks) in the City. Permitting the proposed density on the site allows a greater number of people to be located within an area which has access to soon to be established services (Coomera Town Centre), and makes efficient use of existing infrastructure given the site's location and existing road network;

The proposed development includes convenience scale commercial uses and other supporting land uses that would support the convenience and recreational/social needs of the future residents;

The CMDC incorporates design controls that will ensure adequate car parking exists to service the development, sufficient setbacks and interfaces to neighbouring properties, the provision of adequate landscaping buffers and a built form outcome that is not visually intrusive or detrimental to the existing streetscape character.


124 ADOPTED REPORT


In relation to the impacts of additional density on the existing transport network, Officers have determined that the traffic generated by the proposed development can be adequately accommodated in the existing road network.

Additionally, Gold Coast Water has also reviewed the proposed development in terms of water and wastewater infrastructure and is satisfied the existing network (water & sewer) is capable of accommodating the proposed density.

In summary, it is considered that the proposed increase in density complies with the higher order provisions of the Planning Scheme.

Site Cover


The site coverage of development must be in accordance with the function of the precinct and its relationship with surrounding precincts.

AS3

The maximum site coverage of any development does not exceed the following:

Precincts 8, 9 and 10 5%

The CMDC seeks a site cover entitlement of 80% for the first and second storey and 50% for the levels above pursuant to PC9 of the code. Officers recommend amendments to the proposed site cover of PC9 to read for all uses, site cover does not exceed a cumulative total of 50% of net site area up to 8 storeys and 40% of net site area from 9-15 storeys. This is consistent with the provisions of the City Plan and considered a more appropriate outcome for the following reasons:

The site’s designation is inconsistent with the site’s location, history, surrounding approvals and surrounding established land uses. Officers consider that the site cover proposed to facilitate the development is acceptable and in accordance with the function of the precinct due to its unique location next to Dreamworld which dominates the landscape and provides a large building footprint.

The subject sites potential is not suitable for open space purposes. Therefore, as the subject proposal is considered to provide an integrated tourist facility with a unique land use mix the alternative site cover is considered to be a satisfactory alternative. The site coverage reflects the level of ancillary facilities required to adequately support an integrated tourist development and encourage a more active ground plane and public facilities at ground/podium levels.

The design controls included in the CMDC will ensure that the built form proposed as part of subsequent applications would provide variation and visual relief to the building elevations that would reduce the perceived building bulk and achieve an adequate level of visual amenity for the buildings.

The submitted landscape plan demonstrates the provision of landscaping that would act to minimise the perceived visual bulk of the development. Also, the positioning of the buildings within the development provides for acceptable separation and contributes to the character of the area.

It is considered that the proposed alternative solution demonstrates compliance with the requirements of the Performance Criteria PC3, subject to the amendments recommended.


125 ADOPTED REPORT


Building Setbacks


Building setbacks must contribute to an interesting and attractive street perspective and to the visual amenity of Coomera. Buildings must provide for setbacks from the street frontage and the side and rear boundaries of the site, which are appropriate for the:

a) efficient use of the site;

b) local character of the area;

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

Precincts 6, 7, 8, 9 and 10

AS4.8

All buildings are set back not less than six metres from the frontage of the site and three metres from the side and rear boundaries of the site.

Proposed Building Setbacks

The CMDC provides a minimum building setback from Whitewater Way of:

4m for the podium levels of the buildings; and

6m for those levels of the building located above the podium. A minimum building setback from Beattie Road of:

3m from the potential road resumption area. Temporary outdoor recreational facilities may however be contained in this area until the area is resumed.

A minimum of 85 metres from any residential area to the adjacent boundary of Dreamworld.

A minimum building setback from Dreamworld Parkway of:

4m for the podium levels of the buildings; and

6m for those levels of the building located above the podium. A minimum building setback from the southern boundary of:

0 meter setback for the first level to boundary edge.

4 meter setback to podium levels.

6 meter setback to level 6 and above. The CMDC nominates new setbacks that are responsive to the specific road frontage and urban interface. The proposed setbacks are identified in the Acceptable Solutions of the Development Code requiring them to be in accordance with the applicable CMDC Drawings.

The following diagrams provided by the applicant illustrate the setbacks proposed:


126 ADOPTED REPORT



127 ADOPTED REPORT


Officers consider the setbacks proposed acceptable for the following reasons:

It is considered that the proposed CMDC has been designed to address the streetscape perspective through the use of landscaped elements and the proposed building layouts. It is proposed to provide high quality landscaping to reduce the perceived building bulk and reduce the visual impact of the built form, from the streetscape perspective.

It is considered that the proposed building setbacks and the general development layout and building orientation would be appropriate for the efficient use of the subject site and is appropriate for the character of the area.

It is noted that the subject site adjoins the M1 Motorway corridor and Pacific Highway (service road). The setbacks provided in the CMDC provide effective separation from neighbouring properties and from frontages to roads.


128 ADOPTED REPORT


The first two storeys provide opportunity for the establishment of retail, restaurants, and entertainment and tourist activities to create the integrated tourist facility. The minimum setbacks help activate these frontages and enhance the tourist experience in this area.

It is considered that the proposed alternative solution demonstrates compliance with the requirements of the Performance Criteria PC4. Shadow The shadow impacts as a result from any development would be regulated through the following Performance Criteria within the High Rise Residential and Tourist Accommodation Specific Development Code. PC18, PC19, PC20 and PC20 that read as follows:

1. Shadow

PC18

The building must be designed to minimise the impact and duration of its shadow on the surrounding area.

AS18

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

PC19

The building must be located on the site so as to minimise the period of shadow intrusion onto surrounding sites or other buildings on the same site.

AS19

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

PC20

The building must be designed and located on the site to minimise the intrusion of shadow onto the ocean beach or Broadwater foreshore.

AS20

The shadow cast by any building does not cover any part of the ocean beach or Broadwater foreshore when the shadow has a bearing of 145 east of true north and the length of the shadow is 1.6 times the height of the building as measured from the ground level to the top of the topmost storey.

For the purpose of this acceptable solution, the ocean beach is defined as that area east of a line ten (10) metres east of and parallel to the foreshore seawall line and the Broadwater foreshore is defined as that area east of the leading edge of the revetment wall.

PC21

The building must be designed and located on the site to minimise the intrusion of shadow onto or over riverbanks used for recreational purposes.

AS21

The shadow cast by the building in the direction of true south does not intrude more than ten metres into a riverside public open space reserve.

It should be noted that any development will not have any shadow impact on any residential land uses. The above are the current provisions within the Gold Coast Planning Scheme 2003 and are considered an appropriate assessment tool for any shadow impacts that result through subsequent development applications.

8 STATE PLANNING POLICIES The Queensland Government established the State Planning Policy (SPP) in December 2013 (amended July 2014) to simplify and clarify matters of state interest in land use planning and development. It is considered that the relevant provisions of the SPP have


129 ADOPTED REPORT


been appropriately reflected within the requirements of the Gold Coast Planning Scheme. No specific provisions of the SPP affect Council’s assessment of the proposed development.

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

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

10 SOUTH EAST QUEENSLAND REGIONAL PLAN The South East Queensland Regional Plan allocates all land within the identified region into one of three regional land use categories. These categories provide the spatial context for the regulatory provisions of the SEQ Regional Plan.

The subject site is located within the ‘Urban Footprint’ regional land use category.

The ‘Urban Footprint’ identifies land that can meet the region’s urban development needs to 2031 in a more compact form. The ‘Urban Footprint’ focuses urban growth in locations that; provide reliable and effective transportation choices, particularly for infill and redevelopment; physically connect to existing communities; promote cohesive communities and have access to existing or planned employment centres.

It is considered that the subject site possesses attributes that are consistent with the locations in which the ‘Urban Footprint’ is looking to focus growth.

The development, which is proposing higher than the ‘code assessable’ planning scheme density for the site, will help to achieve the additional dwelling forecast target for the Gold Coast needed to accommodate the SEQ Regional Plan’s anticipated population growth between 2016 and 2031.

List of available referrals for reference Health and Regulatory Services

Transport Assessment

Subdivision Engineering

Open Space Assessment

Architect

Gold Coast Water

City Infrastructure

Plumbing and Drainage

Environmental Assessment

Operational Works

Hydraulics and Water Quality

Qld Fire and Rescue (Bushfire)

Arborist

Landscape Assessment

Beaches and Water

Geotechnical Engineering

Social Planning

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

Internal Referrals

Comments and/or Conditions

11.1 Conditions relating to the following were provided:

Acoustic and Waste reports to be submitted with each subsequent application


130 ADOPTED REPORT


Health and Regulatory Services

for a Material Change of Use.

11.2

Transport Assessment

The following comments were provide by Transport Assessment:

“AS43.1 and 43.2 of the Development Code prescribe car parking rates for the proposed uses (permanent residential, short-term accommodation and non-residential) in accordance with AS44.1 - AS44.4 the Coomera Town Centre Structure Plan. However:

The subject site is not located in the Coomera Town Centre Structure Plan, but rather the Coomera Local Area Plan; and

The parking rates referred to relate to precincts centred around Coomera Train Station.

The subject site is located with very limited access to alternative transport options (either public transport services or active transport facilities) and is also quite isolated with respect to other services/facilities. The site is therefore expected to be quite reliant on private vehicle usage. On this basis, the parking rates proposed by the applicant are not considered applicable to the proposed site, or sufficient to cater for the expected demand.

Transport officers advise that car parking rates should instead be adopted as per the City Plan Transport Code for Multiple Dwellings (Apartments) and Short-Term Accommodation (Resort Hotel / Mixed Use Buildings), as follows:

- Resort Hotel: 1 space per guest room

- Apartments: 1 space per 1-bedroom unit

1.25 spaces per 2-bedroom unit

1.5 spaces per 3-bedroom unit

2 spaces per 4-bedroom+ unit

Officers are willing to forego the typical visitor parking requirement for accommodation units on the basis that common (pooled) parking will be provided for the non-residential uses and can also service residential visitors. The applicant has suggested a rate of 1 space per 100 m2 GFA for non-residential uses, however, this is again aligned with the Coomera Structure Plan for sites centred around Coomera Train Station. While the non-residential uses are not expected to attract significant trade outside of guests and residents on-site, sufficient parking needs to be provided for expected demand (including staff) and to cater for residential visitors. On this basis, car parking for non-residential uses is suggested at the following rate:

Non-residential uses: 3.3 spaces per 100 m2 GFA

This is considered appropriate based on reference to rates prescribed for ‘District Centres’ in the Transport Code, given that much of the site’s trade is expected to be ‘internalised’. Based on non-residential uses being capped at a maximum of 1,800 m2, a total of 60 parking spaces would be required for commercial and residential visitors. A condition has been recommended to amend PC43 and AS43 of the Development Code.


131 ADOPTED REPORT


Traffic Impacts

Development Traffic Impacts

The applicant has submitted a Traffic Impact Assessment report identifying that all three (priority-controlled) intersections surrounding the site would fail (exceed operating thresholds) and require signalisation at some point in the future. The TIA identifies that the subject development would bring forward the requirement for signalisation. The following trigger points have been identified:

- Beattie Road / Whitewater Way: 2029 (without development: 2042)

- Beattie Road / Dreamworld Parkway: 2022 (without development: 2030)

- Whitewater Way / Dreamworld Parkway: 2024 (without development: 2030)

The applicant has assumed year-of-opening as 2017 with a 10-year design horizon of 2027. On this basis, the applicant suggests a ‘bring forward’ cost is appropriate for the Beattie Road / Whitewater Way intersection, rather than construction of signals (as the trigger point is outside the assumed design horizon). However, given that the development is proposed to be staged, the design horizon (development completion) is likely to be beyond 2027. Signalisation of all three intersections (at the applicant’s expense i.e. non-trunk works) would be recommended as a condition of approval with the first MCU (or ROL) application assessed.

While a TIA has been submitted and likely development traffic impacts identified, the nature of a Preliminary Approval (being conceptual) means that there are some unknowns, particularly with respect to timing and development yields/breakdowns. Given the scale of development, timing of staging is critical to determining road network impacts (a longer roll-out period would correlate to reduced capacity in the road network, and potentially bring forward the need for mitigation treatments). There are also unknowns with respect to potential road upgrades by Transport and Main Roads in the immediate vicinity of the subject site. TMR’s planning indicates the construction of an interchange on the western side of the Motoroway (Coomera South Interchange) with land requirements affecting the NW corner of the subject site, and also upgrade to both the Beattie Road / Dreamworld Parkway and Whitewater Way / Dreamworld Parkway intersections. TMR has required that the development be ‘set back’ to preserve the affected land, however, has not confirmed funding for the upgrades, or timing. These works may or may not occur in this form. However, any upgrades (by TMR) prior to establishment of the subject development may also have an impact on the road works required by the development. More certainty may be available when MCU applications are submitted in future.

In consultation with the Assessing Officer, it has been agreed that it would be more reasonable to require a Traffic Impact Assessment report to be submitted with the first MCU application (but representing the ‘ultimate’ development), rather than conditioning specific road works at the Preliminary Approval stage. This may allow for more certainty in regard to required road works as there may be more information available with regard to development timing and yield, and other aspects relating to third party road upgrades.

A requirement for a TIA to be submitted will be included both as a ‘Performance


132 ADOPTED REPORT


Criteria’ within the Development Code and as a condition of approval. The requirement will be for the TIA to be submitted with the first MCU, but to include assessment for all stages of development.

The following Performance Criteria and Acceptable Solution are recommended:

Traffic Impacts

PCXX

Traffic impacts of development shall be demonstrated by the submission of a Traffic Impact Assessment report (TIA), addressing all stages of development. The report shall identify any measures required to mitigate development traffic impacts on the surrounding road network, and these measures shall be implemented. Any treatments required to achieve site access shall also be addressed in the TIA.

ASXX

No Acceptable Solution provided.

Classification of Infrastructure

Regardless of specific road works not being conditioned at this stage, Transport & Traffic Branch has advised (in-principle) that all works would be development-related (non-trunk). Furthermore, the subject site is zoned as ‘Open Space’ and therefore Council’s traffic model does not assume any trip generation from this location, or therefore any road/intersection upgrades. All upgrade works would therefore be presumed as being triggered by the development (subject to a future TIA) and would therefore be classified as non-trunk infrastructure.

Despite the Priority Infrastructure Plan (PIP) identifying Beattie Road as a trunk road, Council has no road planning in this regard. Transport & Traffic Branch has advised that the road reserve is sufficient and therefore development of the site should not restrict any future Council road planning (if applicable).”

Conditions relating to the following were provided:

Traffic Impact Assessment to be submitted with each subsequent application for a Material Change of Use.

11.3

Subdivision Engineering


Telecommunications.

11.5

Office of the City Architect

The following comments were provided from the Office of the City Architect:

“Architecture/ Urban Design Assessment

1. Building Height – Recommendation for 15 Storey Towers

The proposal for three x 15 storey (52m max height) towers is slightly lesser in height and consistent with the Coomera Centre height limit of 54m. The proposal will appear to be an extension of the Coomera Town Centre which is located to the north of the site and separated by Dream World.

We would encourage a variation in height between the three towers from 10 to 15 storeys to provide visual distinction between the towers and to provide a


133 ADOPTED REPORT


building height for the development that transitions more sympathetically from the low rise to high rise building forms within the precinct.

2. Building Height – Recommendation for 2 Storey Podium

The low rise scale and character of the surrounding development reinforces the need for a 2 storey podium and the associated retail, food and beverage outlets, function facilities, recreation facilities.

3. Building Appearance - PC17 to PC23 and AS17 to AS23

The proposal incorporates good architectural and urban design requirements under the Development Code that will achieve the desired high quality development outcomes.

4. Development Code Drawing Nos 4.1, 4.2, 4.3, 4.5, 4.7

The proposal incorporates good architectural and urban design requirements under the Development Code that will achieve the desired high quality development outcomes.

Section 4.1 Urban Design

Section 4.2 Built Form

Section 4.3 Access Points

Section 4.5 Edge Conditions

Section 4.7 Tower Separation

The City Architect’s Office has reviewed the plans/drawings submitted by the applicant and supports this application.”

Conditions relating to the following were provided: No conditions provided.

11.6

Gold Coast Water


Sewer reticulation; Non-trunk sewer works; Sewer and water connection and disconnection; Public utility sewer easements; Water supply reticulation; and Fire loading.

11.7

City Assets Conditions relating to the following were provided:

Permanent Levels

11.11

Hydraulics and Water Quality


Stormwater Management Plan to be submitted with each MCU application.

11.14

Landscaping


Amendments to CMDC to incorporate new landscaping PC.


134 ADOPTED REPORT


11.15

Social Planning

Conditions relating to the following were provided: No conditions provided.

11.6 Open Space Assessment

The following comments were provided: “Under the superseded planning scheme, the subject site is zoned as Rural Living/Open Space. Request for comments from Parks and Recreation Services Branch (PRSB) on 24 February 2016, see below:

“Have reviewed site plans and checked against network requirements/plans etc. confirm P&RS do not have any network interest in the proposed site.”


Amendments to CMDC to incorporate new wording relating to City Plan.

11.7 City Planning

City Planning Officers provided comments at information request stage, which were similar to the issues identified by the Assessing Officer. These matters have been considered and addressed in this report.

Their assessment of the application forms part of this report.

12 EXTERNAL REFERRALS 12.1 Concurrence agencies The application was referred to the Department of Infrastructure, Local Government and Planning for development impacting on State transport infrastructure. A response dated 3 April 2017, advised the State provides a condition to ensure that the development does not impact on the future planned intersection upgrade. (SARA reference: SDA-0216-028143). Please see below diagram provided in the Concurrence Response illustrating the building setback requirement.


135 ADOPTED REPORT


12.2 Advice agencies Not Applicable.

13 DEVELOPMENT INFRASTRUCTURE Infrastructure Charges- Preliminary Approval

The development application only seeks a Preliminary Approval for making a Material Change of Use. No Infrastructure Charges will be applicable to the Preliminary Approval.

A Development Permit will be required prior to any future assessable development.

Infrastructure Charges will be calculated in accordance with the Adopted Infrastructure Charges Regime in force at the time of subsequent development approvals. An advice is included in the Officer’s Recommendation reflecting this.

14 PUBLIC NOTIFICATION The applicant has submitted a written notice stating that public notification of the application has been completed in accordance with the requirements of the Sustainable Planning Act 2009. In response to notification, no submission/s were received.

15 ASSESSMENT OF OTHER ASPECTS OF THE PROPOSAL Not Applicable.

16 CONCLUSION


136 ADOPTED REPORT


A detailed assessment has concluded that the proposed development is appropriate for the site. An assessment of the proposal has determined that the development meets the objectives of the Planning Scheme. Additionally, the proposed CMDC is considered to be an appropriate future Planning Framework and proposition for the site. The proposed development is recommended for approval subject to the conditions of approval in the Officer's Recommendation.

17 NOTIFICATIONS The following notifications should be registered on the rates card in relations to this resolution: Development Controls There are development approval conditions applicable on this land in perpetuity and will attach to the subsequent lots. These conditions may include development controls including but not limited to building setbacks, driveway location, building design, etc which are applicable to future development over the lot/subsequent lots. All property owner(s) must ensure compliance with these conditions. Please refer to Gold Coast City Council’s PN file and Decision Notice for further information. A copy of Council’s Decision Notice is available for viewing via Gold Coast City Council Planning and Development Online website www.goldcoastcity.com.au/pdonline.

18 RECOMMENDATION It is recommended that Council resolves as follows:

Real property description Lot 171 on SP267050 Address of property Beattie Road Coomera Area of property 16,050m² (Net) 19,200m² (Gross) Decision type Preliminary Approval pursuant to section 242 of the

Sustainable Planning Act 2009 for making a Material Change of Use to vary the effect of the local planning instrument for the land being development in accordance with the Coomera Master Plan Development Code (CMDC).

Further development permits Development Permits for Making a Material Change of Use, Operational Works (Change to Ground Level), Operational Works (Works for Infrastructure), Operational Works (Vegetation Clearing), Operational Works (Landscape Works) and Reconfiguring a Lot.

Further compliance permits Water Supply and Plumbing Work, Fire Services Plumbing Work, and Sewerage Works.

Compliance assessment required for documents or works

None

NATURE OF DECISION

A Council approves the issue of a Preliminary Approval pursuant to section 242 of the Sustainable Planning Act 2009 for making a Material Change of Use to vary the effect


137 ADOPTED REPORT


of the local planning instrument for the land being development in accordance with the Coomera Master plan Development Code (CMDC), subject to the following conditions:

B The decision notice states in accordance with section 335 of the Sustainable Planning Act 2009 that:

Council considers the decision conflicts with a relevant instrument, namely: 1 a Rural Living/ Open Space Precinct of the Coomera Local Area Plan

The reasons for the decision, including the sufficient grounds to justify the 2 decision despite the conflict, are as follows:

There is sufficient economic and planning need for the proposal; a The subject site is designated within the Rural Living/ Open Space Precinct of the b Coomera Local Area Plan. However, expert reports and a peer review has concluded that the subject site is not required to be retained for Open Space Purposes; The proposed Resort Hotel and Apartments (for short-term visitor c accommodation) are needed to strengthen the City’s tourism economy, accommodate projected future growth in visitor numbers and to support the Coomera Theme Park Corridor; The proposed development would not cause any adverse amenity impacts upon d the local area; The proposed development would not cause a significant adverse economic e impact upon other centres in the area; and The relevant instrument is out of date due to its age and changing circumstances f e.g. existing approvals on the subject site and in the immediate area. The proposal reflects and responds to these changed circumstances.

The following variations to the effect of the planning scheme: 3 a Type of assessment The Coomera Master plan Development Code Tables of Development (as

amended by conditions of approval) vary the effect of Sections A and B of the Rural Living/ Open Space Precinct of the Coomera Local Area Plan Place Code Table of Development for determining the level of assessment for material change of use.

b Codes varying the effect of the local planning instrument. The following code/s vary the effect of the local planning instrument listed for the

approved material change of use:

New Code Existing code varied by new code Coomera Master Plan Development Code

Rural Living/ Open Space Precinct of the Coomera Local Area Plan Car Parking, Access and Transport Integration (PC16 only)

B Lapsing periods


138 ADOPTED REPORT


Lapsing if development not started 4 For section 341(1)(b) of the Sustainable Planning Act 2009, the relevant period after which the approval will lapse if the first change of use does not start is: four (4) years starting the day the approval takes effect.

Lapsing if development started but not completed 5

For section 343(3) of the Sustainable Planning Act 2009, the prescribed period after which the approval will lapse if development to which the approval relates is started but not completed is: five (5) years starting the day the approval takes effect.

C The conditions that attach to the preliminary approval are as follows:

GENERAL CONDITIONS

The conditions of this Preliminary Approval are intended to establish a planning 6 framework for future development of this site.

This Preliminary Approval is not for the detailed design of the development. The 7 detailed design and layout shall be determined following the submission of additional information with future development applications.

In addition to those matters identified by the Sustainable Planning Act 2009 as applying 8 to the assessment of an application, the following documents are declared to be codes applying to the development of the site:

i The conditions of this approval; and ii The Coomera Master plan Development Code and supporting drawings.

To allow development to be carried out, the following future Development Permits are 9 required: Carrying out of Building Work, Carrying out of Plumbing and Drainage Work, Carrying out of Operational Work, Reconfiguring a Lot and Material Change of Use.

Development, other than development involving Material Change of Use and 10 Reconfiguration of a Lot, will be subject to assessment against the provisions of the Gold Coast Planning Scheme 2003 or subsequent Planning Schemes adopted by the City.

This preliminary approval comprises the following documents: 11 a The Coomera Master Plan Development Code is to be amended in accordance

with these conditions of approval.

APPROVED DRAWINGS

Amended Development Code 12 a Amended plans/drawings must be submitted generally in accordance with:

Plan No. Rev. Title Date Prepared by Coomera Master

Plan Development Code

April 2017 Urban Planning Services

3.1 Site Detail December DBI


139 ADOPTED REPORT


2016 3.2 Road Resumption December

2016 DBI

4.1 Urban Design Intent

December 2016

DBI

4.2 Built Form December 2016

DBI

4.3 Access Points December 2016

DBI

4.4 Building Heights December 2016

DBI

4.5 Edge Conditions December 2016

DBI

4.5.1 Dreamworld Interface

December 2016

DBI

4.5.2 School Interface December 2016

DBI

4.5.3 Service Station Interface

December 2016

DBI

4.5.4 Pacific Motorway Interface

December 2016

DBI

4.6 Major Tourism Setback Requirement

December 2016

DBI

4.7 Tower Separation December 2016

DBI

4.8 Public Access December 2016

DBI

4.9 Site Cover December 2016

DBI

4.11 Landscape Design Intent

December 2016

DBI

Concept Masterplan

March 2017 DBI

Ground Level March 2017 DBI Podium Level December

2016 DBI

b showing the following amendments: Amend the wording in section 4 ‘Intent’ to: i A “Accommodates three (3) high rise buildings which achieve a

maximum building height of fifteen (15) storeys. A residential density and plot ratio which is commensurate with the intended function of the development in its role as an integrated tourist facility that will allow


140 ADOPTED REPORT


greater diversity of accommodation, tourist facilities and related infrastructure to support changing tourists needs and meet internal demand and expectation.”

B “This balance is expected to correlate with the code assessable elements noted in ‘Table 1- Development Statistics- Overall Proposal’ that notes a maximum building height of fifteen (15) storeys, density of RD7 (1 bedroom per 25m²) and convenience/tourist related retail area of 800m² of GFA with additional areas to be used for food and beverage/tourist related retail area of 1,000m².”

Amend the code to reflect that a proposal for a greater height cannot be ii considered under the Coomera Master Plan Development Code and amend the Part B: Material Change of Use Overlay Provisions to reflect this. PC/AS6- Amend the provisions so there is no acceptable solution for iii building height and move compliance with the Building Heights Plan into the PC. Include notations within the Code and on the relevant drawings to indicate iv that the site cover figure etc. is based on the net site area. Amend/Add to 6 ‘Development Statistics Table 1” to include maximum v building heights of fifteen (15) storeys (above 15 storeys is inappropriate/undesirable), residential densities and GFA caps for commercial uses. In addition, amend site cover for third storey and above to the following: For all uses, site cover does not exceed a cumulative total of: vi A 80% of net site area for podium levels; B 50% of net site area above podium levels up to 8 storeys; and C 40% of net site area from 9 to 15 storeys. Remove “>15 storeys or >52 metres (Impact assessable)” from table 1 and vii amend dot point to read“ Any development proposal that is seeking to exceed the Code Assessable density parameters noted above is to be assessed against the higher order parameters (Vision / Intent/ DEO’s) of this Scheme that it is in effect upon approval.” Remove the note “the first two storeys can be no more than 6.50 metres in viii height per storey. Should this height be exceeded it will be defined as an additional storey”. Storeys shall be calculated in accordance with the storey definition. Remove from Page 10 Part B: Material Change of Use Overlay Provisions ix Impact Assessable column, “Exceeds the maximum number of storeys identified for each building as shown on Coomera Master Plan Development Code Plan No. 4.4 “Building Heights” and add to density clause, “of net site area.” The ‘Table of Development’ in Part 9.1 of the Development Code lists x ‘Temporary Use’ as Self-Assessable. ‘Temporary Use’ is to be moved to the Code-Assessable column. The Temporary Use code is to be included in section 10.2 Specific Development Codes. Add to PC1 to include in the last sentence ‘The development provides for xi predominantly tourist accommodation or the like. The development must achieve an attractive and functional integrated tourist facility’.


141 ADOPTED REPORT


AS5.1 to 5.3 are to be incorporated into Section 4 ‘Intent’ xii AS6 is to be removed and replaced with ‘no acceptable solution provided’. xiii AS10.2 is to be amended to be in accordance with point v above. xiv Remove ‘generally’ from AS11.6 xv AS13 is to be incorporated into PC13. xvi AS35.1 and AS35.2 are to include “based on net site area.” xvii Amend all plans relevant with the above changes to the plans annexed to xviii the code. The inclusion of a new Performance Criteria and Acceptable Solution xix relating to Traffic Impacts, as follows:

Traffic Impacts PCXX: Traffic impacts of development shall be demonstrated by the

submission of a Traffic Impact Assessment report (TIA), addressing all stages of development. The report shall identify any measures required to mitigate development traffic impacts on the surrounding road network, and these measures shall be implemented. Any treatments required to achieve site access shall also be addressed in the TIA.

ASXX: No Acceptable Solution provided. Amend PC43 and AS43 as follows: xx PC43: Development is to provide adequate off-street car parking to

ensure that residents and their visitors, customers and staff are adequately catered for.

AS43.1:Car parking is provided in accordance with the following rates: Non-residential Uses & Residential Visitors: 3.3 spaces per 100 m2, based on non-residential GFA. Apartments (Residential Dwellings): 1 space per 1-bedroom dwelling unit; 1.25 spaces per 2-bedroom dwelling unit; 1.5 space per 3-bedroom dwelling unit; 2 spaces per 4-bedroom+ dwelling unit. Resort Hotel and Mixed Us Buildings: 1 space per guest room.

AS43.2: In Mixed Use Buildings, car parking required for the residential component is separated from car parking required for the non-residential uses (and residential visitors).

AS43.3: Car parking required for non-residential uses is provided in a common arrangement (unallocated) for shared access by staff, non-residential and residential visitors.

AS43.4: Car parking for non-residential uses and residential visitors is open to the public, without hindrance.

Amend AS39.4 to include the wording ‘minimum 2 m wide’ with respect to xxi footpaths.


142 ADOPTED REPORT


Delete the second sentence from AS40. The development is not a Transit xxii Oriented Development. Amend the second sentence in AS42 to read: ‘Local cycle ways will be xxiii determined at the time of development applications.’ Amend PC44 to replace the word ‘storage’ with ‘end-of-trip’. xxiv Amend AS44.2 to replace ‘Type/Class 2’ and ‘Type/Class 3’ with ‘Security xxv Level B’ and ‘Security Level C’, respectively, to align with current AS2890.3 standards. Amend AS44.3 and AS44.4 accordingly where these terms are used. Amend Part (a) of AS44.3 as follows: ‘1.5 lockers per off-street bicycle xxvi space’ (to be consistent with Council’s current standards). Delete the bullet points and paragraph appearing after AS44.4 (reference to xxvii amended codes, plans and drawings) as these do not appear to relate to AS44.4. The diagrams contained in the acceptable solutions to PC11 must be xxviii updated to reflect the section plans on plan 4.5.1-4, Dated December 2016 by Gordon Corp/DBI; A PC must be inserted into the Code under the heading ‘Landscape Work’ xxix which states: ‘High quality landscape work is provided to complement the design of the built form and to ensure that an attractive outlook is presented to public streets, particularly to the M1 Motorway which serves as a gateway route into the City.” No acceptable solution is to be provided. PC28 must make reference to City Plan Policy- SC6.9 Land Development xxx Guidelines and City Plan Policy- SC6.10 Landscape Works. Section 4.2: Built Form – Add podium height should be limited to 3 storeys xxxi or 13 metres above natural ground level. Section 4.4: Building Heights – the text and diagrams must include the xxxii additional wording: A 3 storey podium height limit or 13 metres above natural ground level. Section 4.9: Site Cover – the text must include the additional wording: xxxiii A Podium area up to 3 storeys or 13 metres above natural ground level

and include internal laneways, arcades, and walkways open to the sky.

Section 5.0: Concept Master Plan – the diagram must incorporate all the xxxiv elements outlined above.

ii Building locations are to be generally in accordance with the approved site plan. Incorporate into section 10 ‘Relevant Codes’ for Self, Code and Impact xxxv Assessable Development City Plan Healthy Waters Code, Solid Waste Management Code and Reconfiguring a Lot Code.

c The amended plans/drawings are to be submitted to Council for approval by the Chief Executive Officer prior to: i Issue of a development permit for the carrying out of building work. ii Making a Material Change of Use application.


143 ADOPTED REPORT


d The amended Coomera Master Plan Development Code, when approved by the Chief Executive Officer, will be the approved development code forming part of this approval and a stamped copy will be returned to the applicant.

Changes requiring further approval 13 Changes to the approved design that are not generally in accordance with the approved plans/drawings require approval in accordance with the Sustainable Planning Act 2009; except as follows:

Where changes to the approved design are undertaken to comply with a signed written instruction from the Chief Executive Officer or his representative because of on site or in-situ conditions or errors or omissions in approved drawings, such changes will be accepted as being a permissible change and no further approval from the assessment manager will be required.

Information note:

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

Timing At all times.

Decision notice and approved plans/drawings to be 14 submitted with subsequent application A copy of this decision notice and accompanying stamped approved plans/drawings must be submitted with any subsequent application relating to or arising from this development approval.

Timing As indicated within the wording of the condition.

ADVERTISING DEVICES

Submission of signage master plan 15 The applicant must submit to Council for approval a a signage masterplan. The signage masterplan must:

Show the location, size and type of all advertising i devices; and Demonstrate that all advertising devices are ii visually consistent and integrated into the overall architecture and landscape amenity of the premises.

The submission of and approval of a signage b masterplan pursuant to this condition does not remove the requirement for the applicant to secure any necessary approval under Council’s Local Law No. 16 (Licensing) and Subordinate Local Law 16.8

Timing Prior to the earlier of the commencement of the use or the erection of any signage.


144 ADOPTED REPORT


(Advertisement).

CAR PARKING AND ACCESS

Traffic Impact Assessment 16 The applicant shall submit a Traffic Impact Assessment report (TIA), to Council’s satisfaction, with the first MCU or ROL application. The TIA shall identify the traffic impacts of all stages of development on the surrounding road network. An appropriate ‘design horizon’ shall be applied based on commencement and staging of the development. Functional layout plans shall be submitted for any proposed mitigation measures. All mitigation measures shall be implemented.

Timing With submission of the first MCU or ROL application.

HYDRAULICS AND STORMWATER MANAGEMENT

Stormwater management plan to be submitted 17 The applicant must submit to Council for approval a standard stormwater quantity and quality management plan prepared by a professional engineer (RPEQ or equivalent) specialised in stormwater management in accordance with the Council’s City Plan policies – Healthy Waters Code and Land Development Guidelines addressing the following (but not limited to) issues:

Identify internal and external catchments for both pre a and post developed scenarios. Estimate peak flow rates for both pre and post b developed scenarios for all events up to and including 100 year ARI storms. Identify the lawful point of discharge for the all c catchments. Provide detention measures to ensure that peak runoffs d from the site are not increased at the lawful point of discharge for any storm events. Provide external catchment’s (if exist) runoff e management measures to demonstrate that the runoff is property managed within the site to avoid any impact external to the site. Provide appropriate stormwater treatment measures f (bio-basin, wetland, etc.) to achieve Council’s water quality objectives in accordance with the Water Sensitive Urban Design (WSUD) guidelines. This generally requires undertaking MUSIC modelling of the post developed scenario of the site. Include a drainage layout plan showing post developed g site’s drainage arrangement and location, extents of the stormwater detention and treatment devices and connection to the lawful point of discharges.

Timing In conjunction with any future development application for Material Change of Use.


145 ADOPTED REPORT


ACOUSTICS

Acoustic reports 18

Acoustic reports are requested to be submitted to address the potential noise impacts from the proposed development to both on-site & off-site nearest noise sensitive premises with all subsequent Material Change of Use applications The report must:

Provide background sound level monitoring; a Detail the expected impact of all relevant commercial b noise sources (e.g. loading dock/delivery activities, car park noise, patron noise, amplified music, all mechanical plant and equipment, industrial noise, etc) against the Environmental Protection (Noise) Policy 2008; Be conducted in accordance with AS1055.1-3 - c Acoustics – Description and Measurement of Environmental Noise and the Environmental Protection Act 1994 and Subordinate Regulations and Policies; Provide all monitoring data and locations, methodology d and calculations; Detail the required control measures to achieve e compliance with the applicable legislation and standards.

Timing To be included in all subsequent Material Change of Use applications for the development.

WASTE

Waste management plans 19

Waste management plans are requested to be submitted with all subsequent Material Change of Use applications addressing all applicable performance outcomes detailed in the City Plan ‘Solid Waste Management Code’. The Plan is to include the following information as detailed in SC6.13.5 of the ‘City Plan Policy – Solid Waste Management’.

Brief summary of the stage of development a Objectives, purpose, structure and scope of the waste b management plan Waste and recycling generation and storage c information Waste and recycling collection / servicing information d Appropriate plans / figures. e


TELECOMMUNICATIONS

Telecommunications – MCU 20 Timing Prior to


146 ADOPTED REPORT


The applicant must: Provide telecommunications to the subject building/s a and equipment space/s in a suitable location within the building/s, to suit the carrier of choice. Provide certification to Council, from the authorised b telecommunications carrier/contractor, that the works and infrastructure required above have been undertaken and installed in accordance with telecommunications industry standards (eg. Telstra standards).

commencement of the use.

Permanent Levels 21 Permanent Levels must be set for the full frontage of the site. These permanent levels shall be determined from the top of kerb at a grade of 1 in 25 to the property boundary. The value thus determined shall be the minimum level of construction at the property boundary. This value may be increased using the optional slope of 1 in 8 for the last metre as shown on the standard drawings. Achieving these levels may require reconstruction of the verge, concrete footpath and any existing service pits in the verge.

Timing Prior to the commencement of works on site.

SEWERAGE

Sewer reticulation 22 The development must be connected to Council’s a sewer reticulation system at no cost to Council. The size of the sewer property service connection b shall be a minimum 150mm in accordance with Section 4.5.4 of the SEQ Sewerage Design & Construction Code (SEQ D&C Code).

Timing Prior to commencement of the use of the premises.

Design, construction and standard of sewer 23 reticulation The design, construction and standard of the required sewer reticulation infrastructure to be carried out by the applicant must be in accordance with South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code).


Connection point 24 The existing 150 mm main traversing the subject site must be used as the connection point, unless otherwise approved by Gold Coast Water and Waste.


Connection and disconnection – arrangements with 25 Gold Coast Water and Waste Any connections and disconnections to the existing

Timing Prior to connection and/or disconnection to existing


147 ADOPTED REPORT


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

infrastructure.

Sewer capacity assessment 26

The applicant must submit to Gold Coast Water and Waste and obtain approval of a sewer capacity assessment for any proposed development on the subject site. The applicant must assess the capacity of the existing system (considering other existing development approvals) and ensure that any required augmentation works are identified.

Timing Prior to obtaining approval for further development on the subject site.

Public utility sewer easements to be provided 27 Public utility sewer easements must be provided for the purposes of access, maintenance and construction of services, in favour of and at no cost to Council, over Council’s sewer infrastructure located in private land. Such easements must meet the following requirements:

Easement widths must comply with the a requirements specified in South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code) for sewerage infrastructure. The applicant must provide to Council a certification b from the Registered Land Surveyor that the easements are correctly located over the infrastructure and meet the requirements of paragraph (a) of this condition. The terms of such easements shall be to the c satisfaction of Council’s Chief Executive Officer. Easement plans and associated documents must d be duly signed by the owner of the burdened land (and any mortgagees, if necessary) before they are submitted to Council for execution. When registering the easements, the Form 9 e document shall refer to Registered Standard Terms Document No. 707918364. No landscaping works involving deep rooted f tree/shrub plantings are permitted within Council’s easement.

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

No building work over or within Council easements 28 and minimum distance from Council infrastructure

No building work is permitted over or within any a Council public utility easements.

Timing At all times during works and then maintained.


148 ADOPTED REPORT


All proposed buildings and structures must be b located a minimum distance of 1.5 metres from Council infrastructure, unless otherwise approved by Gold Coast Water and Waste. A minimum 2.4m unobstructed vertical clearance c from the finished surface level must be maintained.

WATER SUPPLY RETICULATION

Water supply reticulation (potable only) 29 The development must be connected to Council’s a potable water supply reticulation system at no cost to Council. The applicant is responsible for any external works b necessary to connect to Council’s potable water supply reticulation system.


Design, construction and standard of water supply 30 reticulation The design, construction and standard of the required water supply reticulation infrastructure to be carried out by the applicant must be in accordance with South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code).


Connection point 31 The existing 375 mm main in Beattie Road must be used as the potable water supply connection point, unless otherwise approved by Gold Coast Water and Waste.


Installation of property service, water meter box and 32 meter

The applicant must:

Submit an Operational Works (OPW) application, a



149 ADOPTED REPORT


for Council’s approval, for water meters 100mm and above; Following approval of the OPW (if required), make b application to Gold Coast Water for Gold Coast Water’s Asset Audit and Handover Section (phone 1300 694 222) to arrange the property service, water meter box and meter installation.

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

Make application for Gold Coast Water to remove c any redundant water meters and/or services, at the applicants cost. Removal must comply with Gold Coast Waters Network Modifications, Extension and Connections Policy and Procedure.

Individual sub-metering to be provided 33 The applicant shall provide individual sub-metering for all units within the complex including any common property, in accordance with Sub-metering Policy dated 1 January 2008, as follows unless otherwise approved by Gold Coast Water and Waste.

All meters and their locations shall be approved by a Plumbing and Drainage. Automatic Meter Reading (AMR) technology shall b be utilised where free access for meter reading cannot be provided. Must comply with Gold Coast Water Network c Modifications, Extension and Connections Policy and Procedure.

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


150 ADOPTED REPORT


Water supply services to mixed use high rise 34 developments / buildings

Should there be any future intentions of a volumetric subdivision, separate water supply services must be designed and constructed to the different uses (e.g. commercial, residential) or to each future volumetric lot within the mixed use high rise development / building, to the satisfaction of Council’s Chief Executive Officer. This is required so that future volumetric lots within the site can comply with Gold Coast Water and State Government requirements for separate service connection to each volumetric Reconfiguring of a Lot and so the internal services can be managed through the Building Management Statement.


Connection and disconnection – arrangements with 35 Gold Coast Water Any connections and disconnections to the existing water network must be at the applicant’s cost. The applicant must obtain written approval for the connection and disconnection to the existing water network from Gold Coast Water (phone 1300 694 222).

Timing Prior to connection and/or disconnection to existing infrastructure.

Supply standard 36 The applicant must provide water supply to the standard specified in Council’ s Land Development Guidelines and Gold Coast Waters Network Modifications, Extension and Connections Policy and Procedure.


Fire loading 37 Fire loading must not exceed 15L/s for 2 hours duration.


ADVISORY NOTES TO APPLICANT

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

D Referral agencies The referral agencies (and their addresses) for the application are listed below.

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

Department of Infrastructure, Local Government and Planning PO Box 3290 Australia Fair, Southport QLD 4215

Concurrence agency – State controlled road matters


151 ADOPTED REPORT


E Properly made submissions There were no properly made submissions about the application.

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

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

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

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

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

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

e Providing Council with proof of payment of the Portable Long Service Leave building construction levy (or proof of appropriate exemption) where the value of the Operational Works exceeds $80,000. Acceptable proof of payment is a Q.Leave – Notification and Payment Form approved by the Authority. Proof of payment must be provided before Council can issue a development permit for the Operational Works. This is a requirement of section 77(1) of the Building and Construction Industry (Portable Long Service Leave) Act 1991; and

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

H Indigenous cultural heritage legislation and duty of care requirement The Aboriginal Cultural Heritage Act 2003 (‘AHCA’) is administered by the Department of


152 ADOPTED REPORT


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

I Greenhouse gas emissions As part of Council’s commitment to reducing greenhouse gas emissions Council is encouraging the expansion of the natural gas reticulation network. In particular, the use of natural gas hot water systems will result in significantly less greenhouse gas emissions than equivalent electric storage hot water systems. The applicant should contact the local natural gas reticulator (APA Group) to arrange an assessment of the suitability of the proposed development for connection to the existing gas reticulation network. Please contact Ramon O’Keefe on 0438708798 or email: ramon.o’[email protected].

J Obligation to ensure electrical safety Under the Electrical Safety Act 2002 you have an obligation to ensure your business or undertaking is conducted in an electrically safe way, whether or not it is electrical work. If there is a reasonable likelihood that your work may cause a person, vehicle, operating plant or equipment to come into contact with an overhead electric line, you must consult with the person in control of powerlines. Persons, vehicles, operating plant or equipment must stay outside the defined exclusion zone applicable to the powerline. Information note:

An exclusion zone sets the minimum safe approach distance to the powerline. Guidance on exclusion zones can be found in the Code of Practice - Working Near Exposed Live Parts issued by the Electrical Safety Office.

For further information, including codes of practice and legislation, either check the Department of Employment and Industrial Relations’ web site – www.deir.qld.gov.au, or contact the Electrical Safety Office Info line – 1300 650 662.

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


153 ADOPTED REPORT


L Business Safety Audits The Gold Coast Police District Crime Prevention Unit offer business security audits to help identify potential areas of vulnerability and to provide suggestions for adapting security to reduce the risk of crime against businesses. To request a business security audit or obtain further information on education, awareness and preventative strategies for businesses, the applicant is advised to contact the Gold Coast District Crime Prevention Unit on [email protected]

A Infrastructure Charges Infrastructure Charges have not been calculated or imposed for this Material Change of Use, as it is a Preliminary Approval under Section 242 of the Sustainable Planning Act 2009. Infrastructure charges will be assessed and charged at the time of subsequent development permit/s for Material Change of Use or Building Work.

Author:

Scott Barrett Dyan Currie

Senior Planner Director Planning and Environment

Appendix A The following tables have been provided by the applicant in relation to all proposed changes:


154 ADOPTED REPORT

ITEM 2 (Continued) MATERIAL CHANGE OF USE TO VARY THE LOCAL PLANNING INSTRUMENT FOR THE LAND BEING DEVELOPMENT IN ACCORDANCE WITH THE COOMERA MASTER PLAN DEVELOPMENT CODE (CMDC). -BEATTIE ROAD, COOMERA -DIVISION 3 PN332246/01/DA4

Cr Gates declared that a real (or perceived) conflict of interest in this matter could exist (as per section 173 of the Local Government Act 2009), due to parties associated with the application through donations to election campaigns, but that she had considered his/her position and was firmly of the opinion she could participate in debate and vote on this matter in the public interest. Cr Gates remained in the room. Cr Owen-Jones declared that a real (or perceived) conflict of interest in this matter could exist (as per section 173 of the Local Government Act 2009), due to Garden Propriety who contributed $900 towards my 2016 re-election campaign, but that he had considered his position and was firmly of the opinion he could participate in debate and vote on this matter in the public interest. Cr Owen-Jones remained in the room. Changed Recommendation

Committee Recommendation Adopted At Council 21 June 2017 COMMITTEE RECOMMENDATION CP17.0614.002 moved Cr Caldwell seconded Cr Gates

Real property description Lot 171 on SP267050

Address of property Beattie Road Coomera

Area of property 16,050m² (Net) 19,200m² (Gross)

Decision type Preliminary Approval pursuant to section 242 of the Sustainable Planning Act 2009 for making a Material Change of Use to vary the effect of the local planning instrument for the land being development in accordance with the Coomera Master Plan Development Code (CMDC).

Further development permits Development Permits for Making a Material Change of Use, Operational Works (Change to Ground Level), Operational Works (Works for Infrastructure), Operational Works (Vegetation Clearing), Operational Works (Landscape Works) and Reconfiguring a Lot.

Further compliance permits Water Supply and Plumbing Work, Fire Services Plumbing Work, and Sewerage Works.

Compliance assessment required for documents or works

None

NATURE OF DECISION

A Council approves the issue of a Preliminary Approval pursuant to section 242 of the Sustainable Planning Act 2009 for making a Material Change of Use to vary the effect of


155 ADOPTED REPORT

ITEM 2 (Continued) MATERIAL CHANGE OF USE TO VARY THE LOCAL PLANNING INSTRUMENT FOR THE LAND BEING DEVELOPMENT IN ACCORDANCE WITH THE COOMERA MASTER PLAN DEVELOPMENT CODE (CMDC) BEATTIE ROAD, COOMERA -DIVISION 3 PN332246/01/DA4

the local planning instrument for the land being development in accordance with the Coomera Master plan Development Code (CMDC), subject to the following conditions:

B The decision notice states in accordance with section 335 of the Sustainable Planning Act 2009 that:

1 Council considers the decision conflicts with a relevant instrument, namely: a Rural Living/ Open Space Precinct of the Coomera Local Area Plan

2 The reasons for the decision, including the sufficient grounds to justify the decision despite the conflict, are as follows: a There is sufficient economic and planning need for the proposal;

b The subject site is designated within the Rural Living/ Open Space Precinct of the Coomera Local Area Plan. However, expert reports and a peer review has concluded that the subject site is not required to be retained for Open Space Purposes;

c The proposed Resort Hotel and Apartments (for short-term visitor accommodation) are needed to strengthen the City’s tourism economy, accommodate projected future growth in visitor numbers and to support the Coomera Theme Park Corridor;

d The proposed development would not cause any adverse amenity impacts upon the local area;

e The proposed development would not cause a significant adverse economic impact upon other centres in the area; and

f The relevant instrument is out of date due to its age and changing circumstances e.g. existing approvals on the subject site and in the immediate area. The proposal reflects and responds to these changed circumstances.

3 The following variations to the effect of the planning scheme: a Type of assessment

The Coomera Master plan Development Code Tables of Development (as amended by conditions of approval) vary the effect of Sections A and B of the Rural Living/ Open Space Precinct of the Coomera Local Area Plan Place Code Table of Development for determining the level of assessment for material change of use.

b Codes varying the effect of the local planning instrument.

The following code/s vary the effect of the local planning instrument listed for the approved material change of use:

New Code Existing code varied by new code Coomera Master Plan Development Code

Rural Living/ Open Space Precinct of the Coomera Local Area Plan Car Parking, Access and Transport Integration (PC16 only)

B Lapsing periods

4 Lapsing if development not started For section 341(1)(b) of the Sustainable Planning Act 2009, the relevant period after


156 ADOPTED REPORT


which the approval will lapse if the first change of use does not start is: four (4) years starting the day the approval takes effect.

5 Lapsing if development started but not completed For section 343(3) of the Sustainable Planning Act 2009, the prescribed period after

which the approval will lapse if development to which the approval relates is started but not completed is: five (5) years starting the day the approval takes effect.

C The conditions that attach to the preliminary approval are as follows:

GENERAL CONDITIONS

6 The conditions of this Preliminary Approval are intended to establish a planning framework for future development of this site.

7 This Preliminary Approval is not for the detailed design of the development. The detailed design and layout shall be determined following the submission of additional information with future development applications.

8 In addition to those matters identified by the Sustainable Planning Act 2009 as applying to the assessment of an application, the following documents are declared to be codes applying to the development of the site:

i The conditions of this approval; and

ii The Coomera Master plan Development Code and supporting drawings.

9 To allow development to be carried out, the following future Development Permits are required: Carrying out of Building Work, Carrying out of Plumbing and Drainage Work, Carrying out of Operational Work, Reconfiguring a Lot and Material Change of Use.

10 Development, other than development involving Material Change of Use and Reconfiguration of a Lot, will be subject to assessment against the provisions of the Gold Coast Planning Scheme 2003 or subsequent Planning Schemes adopted by the City.

11 This preliminary approval comprises the following documents:

a The Coomera Master Plan Development Code is to be amended in accordance with these conditions of approval.

APPROVED DRAWINGS

12 Amended Development Code a Amended plans/drawings must be submitted generally in accordance with:

Plan No. Rev. Title Date Prepared by Coomera Master

Plan Development Code

April 2017 Urban Planning Services

3.1 Site Detail December 2016

DBI

3.2 Road Resumption December 2016

DBI

4.1 Urban Design December DBI


157 ADOPTED REPORT


Intent 2016

4.2 Built Form December 2016

DBI

4.3 Access Points December 2016

DBI

4.4 Building Heights December 2016

DBI

4.5 Edge Conditions December 2016

DBI

4.5.1 Dreamworld Interface

December 2016

DBI

4.5.2 School Interface December 2016

DBI

4.5.3 Service Station Interface

December 2016

DBI

4.5.4 Pacific Motorway Interface

December 2016

DBI

4.6 Major Tourism Setback Requirement

December 2016

DBI

4.7 Tower Separation December 2016

DBI

4.8 Public Access December 2016

DBI

4.9 Site Cover December 2016

DBI

4.11 Landscape Design Intent

December 2016

DBI

Concept Masterplan

March 2017 DBI

Ground Level March 2017 DBI

Podium Level December 2016

DBI

b showing the following amendments:

i Amend the wording in section 4 ‘Intent’ to:

A “Accommodates three (3) high rise buildings which achieve a variation in building height with maximum building heights of ten (10), twelve (12) and fifteen (15) storeys. A residential density and plot ratio which is commensurate with the intended function of the development in its role as an integrated tourist facility that will allow greater diversity of accommodation, tourist facilities and related infrastructure to support changing tourists needs and meet internal demand and expectation

B “This balance is expected to correlate with the code assessable


158 ADOPTED REPORT


elements noted in ‘Table 1- Development Statistics- Overall Proposal’ that notes maximum building heights of ten (10), twelve (12) and fifteen (15) storeys for the 3 buildings, density of RD7 (1 bedroom per 25m²) and convenience/tourist related retail area of 800m² of GFA with additional areas to be used for food and beverage/tourist related retail area of 1,000m².”

ii Amend the code to reflect that a proposal for a greater height cannot be considered under the Coomera Master Plan Development Code and amend the Part B: Material Change of Use Overlay Provisions to reflect this.

iii PC/AS6- Amend the provisions so there is no acceptable solution for building height and move compliance with the Building Heights Plan into the PC.

iv Include notations within the Code and on the relevant drawings to indicate that the site cover figure etc. is based on the net site area.

v “Amend/Add to ‘Development Statistics Table 1” to include maximum building heights of ten (10), twelve (12) and fifteen (15) storeys for the 3 high rise buildings (above these heights is inappropriate/undesirable); include maximum residential densities and GFA caps for commercial uses. In addition, amend site cover for third storey and above to the following:”

vi For all uses, site cover does not exceed a cumulative total of:

A 80% of net site area for podium levels;

B 50% of net site area above podium levels up to 8 storeys; and

C 40% of net site area from 9 to 15 storeys.

vii Remove “>15 storeys or >52 metres (Impact assessable)” from table 1 and amend dot point to read“ Any development proposal that is seeking to exceed the Code Assessable density parameters noted above is to be assessed against the higher order parameters (Vision / Intent/ DEO’s) of this Scheme that it is in effect upon approval.”

viii Remove the note “the first two storeys can be no more than 6.50 metres in height per storey. Should this height be exceeded it will be defined as an additional storey”. Storeys shall be calculated in accordance with the storey definition.

ix Remove from Page 10 Part B: Material Change of Use Overlay Provisions Impact Assessable column, “Exceeds the maximum number of storeys identified for each building as shown on Coomera Master Plan Development Code Plan No. 4.4 “Building Heights” and add to density clause, “of net site area.”

x The ‘Table of Development’ in Part 9.1 of the Development Code lists ‘Temporary Use’ as Self-Assessable. ‘Temporary Use’ is to be moved to the Code-Assessable column. The Temporary Use code is to be included in section 10.2 Specific Development Codes.

xi Add to PC1 to include in the last sentence ‘The development provides for predominantly tourist accommodation or the like. The development must achieve an attractive and functional integrated tourist facility’.

xii AS5.1 to 5.3 are to be incorporated into Section 4 ‘Intent’


159 ADOPTED REPORT


xiii AS6 is to be removed and replaced with ‘no acceptable solution provided’.

xiv AS10.2 is to be amended to be in accordance with point v above.

xv Remove ‘generally’ from AS11.6

xvi AS13 is to be incorporated into PC13.

xvii AS35.1 and AS35.2 are to include “based on net site area.”

xviii Amend all plans relevant with the above changes to the plans annexed to the code.

xix The inclusion of a new Performance Criteria and Acceptable Solution relating to Traffic Impacts, as follows:

Traffic Impacts PCXX: Traffic impacts of development shall be demonstrated by the

submission of a Traffic Impact Assessment report (TIA), addressing all stages of development. The report shall identify any measures required to mitigate development traffic impacts on the surrounding road network, and these measures shall be implemented. Any treatments required to achieve site access shall also be addressed in the TIA.

ASXX: No Acceptable Solution provided.

xx Amend PC43 and AS43 as follows:

PC43: Development is to provide adequate off-street car parking to ensure that residents and their visitors, customers and staff are adequately catered for.

AS43.1:Car parking is provided in accordance with the following rates:

Non-residential Uses & Residential Visitors:

3.3 spaces per 100 m2, based on non-residential GFA.

Apartments (Residential Dwellings):

1 space per 1-bedroom dwelling unit;

1.25 spaces per 2-bedroom dwelling unit;

1.5 space per 3-bedroom dwelling unit;

2 spaces per 4-bedroom+ dwelling unit.

Resort Hotel and Mixed Us Buildings:

1 space per guest room.

AS43.2: In Mixed Use Buildings, car parking required for the residential component is separated from car parking required for the non-residential uses (and residential visitors).

AS43.3: Car parking required for non-residential uses is provided in a common arrangement (unallocated) for shared access by staff, non-residential and residential visitors.

AS43.4: Car parking for non-residential uses and residential visitors is open to the public, without hindrance.

xxi Amend AS39.4 to include the wording ‘minimum 2 m wide’ with respect to footpaths.


160 ADOPTED REPORT


xxii Delete the second sentence from AS40. The development is not a Transit Oriented Development.

xxiii Amend the second sentence in AS42 to read: ‘Local cycle ways will be determined at the time of development applications.’

xxiv Amend PC44 to replace the word ‘storage’ with ‘end-of-trip’.

xxv Amend AS44.2 to replace ‘Type/Class 2’ and ‘Type/Class 3’ with ‘Security Level B’ and ‘Security Level C’, respectively, to align with current AS2890.3 standards. Amend AS44.3 and AS44.4 accordingly where these terms are used.

xxvi Amend Part (a) of AS44.3 as follows: ‘1.5 lockers per off-street bicycle space’ (to be consistent with Council’s current standards).

xxvii Delete the bullet points and paragraph appearing after AS44.4 (reference to amended codes, plans and drawings) as these do not appear to relate to AS44.4.

xxviii The diagrams contained in the acceptable solutions to PC11 must be updated to reflect the section plans on plan 4.5.1-4, Dated December 2016 by Gordon Corp/DBI;

xxix A PC must be inserted into the Code under the heading ‘Landscape Work’ which states: ‘High quality landscape work is provided to complement the design of the built form and to ensure that an attractive outlook is presented to public streets, particularly to the M1 Motorway which serves as a gateway route into the City.” No acceptable solution is to be provided.

xxx PC28 must make reference to City Plan Policy- SC6.9 Land Development Guidelines and City Plan Policy- SC6.10 Landscape Works.

xxxi Section 4.2: Built Form – Add podium height should be limited to 3 storeys or 13 metres above natural ground level.

xxxii Section 4.4: Building Heights – the text and diagrams must include the additional wording:

A 3 storey podium height limit or 13 metres above natural ground level.

xxxiii Section 4.9: Site Cover – the text must include the additional wording:

A Podium area up to 3 storeys or 13 metres above natural ground level and include internal laneways, arcades, and walkways open to the sky.

xxxiv Section 5.0: Concept Master Plan – the diagram must incorporate all the elements outlined above.

ii Building locations are to be generally in accordance with the approved site plan.

xxxv Incorporate into section 10 ‘Relevant Codes’ for Self, Code and Impact Assessable Development City Plan Healthy Waters Code, Solid Waste Management Code and Reconfiguring a Lot Code.

xxxvi Amend all plans to reflect a variation in building height for 3 high rise buildings with maximum building heights of ten (10), twelve (12) and fifteen (15) storeys.”

xxxvii Amend AS1 as follows:


161 ADOPTED REPORT


a) The development is to read as a large scale integrated tourist facility to support theme park land uses with a range of ancillary activities such as shops, food and drink outlet, accommodation options and function facilities.

b) Apartments are used as serviced apartments for short-term stay.

c The amended plans/drawings are to be submitted to Council for approval by the Chief Executive Officer prior to:

i Issue of a development permit for the carrying out of building work.

ii Making a Material Change of Use application.

d The amended Coomera Master Plan Development Code, when approved by the Chief Executive Officer, will be the approved development code forming part of this approval and a stamped copy will be returned to the applicant.

13 Changes requiring further approval Changes to the approved design that are not generally in accordance with the approved plans/drawings require approval in accordance with the Sustainable Planning Act 2009; except as follows:

Where changes to the approved design are undertaken to comply with a signed written instruction from the Chief Executive Officer or his representative because of on site or in-situ conditions or errors or omissions in approved drawings, such changes will be accepted as being a permissible change and no further approval from the assessment manager will be required.

Information note:

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


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

Timing As indicated within the wording of the condition.

ADVERTISING DEVICES

15 Submission of signage master plan a The applicant must submit to Council for approval a

signage masterplan. The signage masterplan must:

Timing Prior to the earlier of the commencement of the use or the erection of any


162 ADOPTED REPORT


i Show the location, size and type of all advertising devices; and

ii Demonstrate that all advertising devices are visually consistent and integrated into the overall architecture and landscape amenity of the premises.

b The submission of and approval of a signage masterplan pursuant to this condition does not remove the requirement for the applicant to secure any necessary approval under Council’s Local Law No. 16 (Licensing) and Subordinate Local Law 16.8 (Advertisement).

signage.

CAR PARKING AND ACCESS

16 Traffic Impact Assessment The applicant shall submit a Traffic Impact Assessment report (TIA), to Council’s satisfaction, with the first MCU or ROL application. The TIA shall identify the traffic impacts of all stages of development on the surrounding road network. An appropriate ‘design horizon’ shall be applied based on commencement and staging of the development. Functional layout plans shall be submitted for any proposed mitigation measures. All mitigation measures shall be implemented.

Timing With submission of the first MCU or ROL application.

HYDRAULICS AND STORMWATER MANAGEMENT

17 Stormwater management plan to be submitted The applicant must submit to Council for approval a standard stormwater quantity and quality management plan prepared by a professional engineer (RPEQ or equivalent) specialised in stormwater management in accordance with the Council’s City Plan policies – Healthy Waters Code and Land Development Guidelines addressing the following (but not limited to) issues:

a Identify internal and external catchments for both pre and post developed scenarios.

b Estimate peak flow rates for both pre and post developed scenarios for all events up to and including 100 year ARI storms.

c Identify the lawful point of discharge for the all catchments.

d Provide detention measures to ensure that peak runoffs from the site are not increased at the lawful point of discharge for any storm events.

e Provide external catchment’s (if exist) runoff management measures to demonstrate that the runoff is property managed within the site to avoid any

Timing In conjunction with any future development application for Material Change of Use.


163 ADOPTED REPORT


impact external to the site.

f Provide appropriate stormwater treatment measures (bio-basin, wetland, etc.) to achieve Council’s water quality objectives in accordance with the Water Sensitive Urban Design (WSUD) guidelines. This generally requires undertaking MUSIC modelling of the post developed scenario of the site.

g Include a drainage layout plan showing post developed site’s drainage arrangement and location, extents of the stormwater detention and treatment devices and connection to the lawful point of discharges.

ACOUSTICS

18 Acoustic reports Acoustic reports are requested to be submitted to address the potential noise impacts from the proposed development to both on-site & off-site nearest noise sensitive premises with all subsequent Material Change of Use applications The report must:

a Provide background sound level monitoring;

b Detail the expected impact of all relevant commercial noise sources (e.g. loading dock/delivery activities, car park noise, patron noise, amplified music, all mechanical plant and equipment, industrial noise, etc) against the Environmental Protection (Noise) Policy 2008;

c Be conducted in accordance with AS1055.1-3 - Acoustics – Description and Measurement of Environmental Noise and the Environmental Protection Act 1994 and Subordinate Regulations and Policies;

d Provide all monitoring data and locations, methodology and calculations;

e Detail the required control measures to achieve compliance with the applicable legislation and standards.


WASTE

19 Waste management plans Waste management plans are requested to be submitted with all subsequent Material Change of Use applications addressing all applicable performance outcomes detailed in the City Plan ‘Solid Waste Management Code’. The Plan is to include the following information as detailed in SC6.13.5 of the ‘City Plan Policy – Solid Waste



164 ADOPTED REPORT


Management’.

a Brief summary of the stage of development

b Objectives, purpose, structure and scope of the waste management plan

c Waste and recycling generation and storage information

d Waste and recycling collection / servicing information

e Appropriate plans / figures.

TELECOMMUNICATIONS

20 Telecommunications – MCU The applicant must:

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

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

Timing Prior to commencement of the use.

21 Permanent Levels Permanent Levels must be set for the full frontage of the site. These permanent levels shall be determined from the top of kerb at a grade of 1 in 25 to the property boundary. The value thus determined shall be the minimum level of construction at the property boundary. This value may be increased using the optional slope of 1 in 8 for the last metre as shown on the standard drawings. Achieving these levels may require reconstruction of the verge, concrete footpath and any existing service pits in the verge.

Timing Prior to the commencement of works on site.

SEWERAGE

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

sewer reticulation system at no cost to Council.

b The size of the sewer property service connection shall be a minimum 150mm in accordance with Section 4.5.4 of the SEQ Sewerage Design & Construction Code (SEQ D&C Code).


23 Design, construction and standard of sewer reticulation The design, construction and standard of the required



165 ADOPTED REPORT


sewer reticulation infrastructure to be carried out by the applicant must be in accordance with South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code).

24 Connection point The existing 150 mm main traversing the subject site must be used as the connection point, unless otherwise approved by Gold Coast Water and Waste.


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

Timing Prior to connection and/or disconnection to existing infrastructure.

26 Sewer capacity assessment The applicant must submit to Gold Coast Water and Waste and obtain approval of a sewer capacity assessment for any proposed development on the subject site. The applicant must assess the capacity of the existing system (considering other existing development approvals) and ensure that any required augmentation works are identified.

Timing Prior to obtaining approval for further development on the subject site.

27 Public utility sewer easements to be provided Public utility sewer easements must be provided for the purposes of access, maintenance and construction of services, in favour of and at no cost to Council, over Council’s sewer infrastructure located in private land. Such easements must meet the following requirements:

a Easement widths must comply with the requirements specified in South East Queensland Water Supply and Sewerage Design and Construction Code (SEQ D&C Code) for sewerage infrastructure.

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

c The terms of such easements shall be to the satisfaction of Council’s Chief Executive Officer.

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

e When registering the easements, the Form 9 document shall refer to Registered Standard Terms

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


166 ADOPTED REPORT


Document No. 707918364.

f No landscaping works involving deep rooted tree/shrub plantings are permitted within Council’s easement.

28 No building work over or within Council easements and minimum distance from Council infrastructure a No building work is permitted over or within any

Council public utility easements.

b All proposed buildings and structures must be located a minimum distance of 1.5 metres from Council infrastructure, unless otherwise approved by Gold Coast Water and Waste.

c A minimum 2.4m unobstructed vertical clearance from the finished surface level must be maintained.

Timing At all times during works and then maintained.

WATER SUPPLY RETICULATION

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

potable water supply reticulation system at no cost to Council.

b The applicant is responsible for any external works necessary to connect to Council’s potable water supply reticulation system.


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


31 Connection point The existing 375 mm main in Beattie Road must be used as the potable water supply connection point, unless otherwise approved by Gold Coast Water and Waste.


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

a Submit an Operational Works (OPW) application, for Council’s approval, for water meters 100mm and above;

b Following approval of the OPW (if required), make application to Gold Coast Water for Gold Coast Water’s Asset Audit and Handover Section (phone



167 ADOPTED REPORT


1300 694 222) to arrange the property service, water meter box and meter installation.

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

c Make application for Gold Coast Water to remove any redundant water meters and/or services, at the applicants cost. Removal must comply with Gold Coast Waters Network Modifications, Extension and Connections Policy and Procedure.

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

a All meters and their locations shall be approved by Plumbing and Drainage.

b Automatic Meter Reading (AMR) technology shall be utilised where free access for meter reading cannot be provided.

c Must comply with Gold Coast Water Network Modifications, Extension and Connections Policy and Procedure.

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

34 Water supply services to mixed use high rise developments / buildings Should there be any future intentions of a volumetric subdivision, separate water supply services must be designed and constructed to the different uses (e.g. commercial, residential) or to each future volumetric lot within the mixed use high rise development / building, to the satisfaction of Council’s Chief Executive Officer. This is required so that future volumetric lots within the site can comply with Gold Coast Water and State Government requirements for separate service connection to each volumetric Reconfiguring of a Lot and so the internal services can be managed through the Building Management Statement.


35 Connection and disconnection – arrangements with Gold Coast Water Any connections and disconnections to the existing water

Timing Prior to connection and/or disconnection to existing


168 ADOPTED REPORT


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

infrastructure.

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


37 Fire loading Fire loading must not exceed 15L/s for 2 hours duration.


ADVISORY NOTES TO APPLICANT

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

D Referral agencies The referral agencies (and their addresses) for the application are listed below.

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

Department of Infrastructure, Local Government and Planning PO Box 3290 Australia Fair, Southport QLD 4215

Concurrence agency – State controlled road matters

E Properly made submissions There were no properly made submissions about the application.

F Rights of appeal The applicant has a right of appeal to the Planning and Environment Court regarding this decision, pursuant to section 461 of the Sustainable Planning Act 2009. A copy of that section is attached to the decision notice.

For particular material changes of use, an appeal can also be made to a Building and Development Committee. Please refer to the prerequisites in sections 519 and 522 of the Sustainable Planning Act 2009, attached to this decision notice, to determine whether you have appeal rights to a Building and Development Committee.

G Applicant responsibilities The applicant is responsible for securing all necessary approvals and tenure, providing statutory notifications and complying with all relevant laws.

Nothing in this decision notice alleviates the need for the applicant to comply with all relevant local, State and Commonwealth laws and to ensure appropriate tenure


169 ADOPTED REPORT


arrangements have been made where the use of/reliance upon land other than that owned by the applicant is involved. Without limiting this obligation, the applicant is responsible for:

a Obtaining all other/further necessary approvals, licences, permits, resource entitlements etc by whatever name called required by law before the development the subject of this approval can be lawfully commenced and to carry out the activity for its duration;

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

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

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

e Providing Council with proof of payment of the Portable Long Service Leave building construction levy (or proof of appropriate exemption) where the value of the Operational Works exceeds $80,000. Acceptable proof of payment is a Q.Leave – Notification and Payment Form approved by the Authority. Proof of payment must be provided before Council can issue a development permit for the Operational Works. This is a requirement of section 77(1) of the Building and Construction Industry (Portable Long Service Leave) Act 1991; and

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

H Indigenous cultural heritage legislation and duty of care requirement The Aboriginal Cultural Heritage Act 2003 (‘AHCA’) is administered by the Department of Aboriginal and Torres Strait Islander and Multicultural Affairs (DATSIMA). The AHCA establishes a duty of care to take all reasonable and practicable measures to ensure any activity does not harm Aboriginal cultural heritage. This duty of care:

a Is not negated by the issuing of this development approval;

b Applies on all land and water, including freehold land;

c Lies with the person or entity conducting an activity; and

d If breached, is subject to criminal offence penalties.

Those proposing an activity involving surface disturbance beyond that which has already occurred at the proposed site must observe this duty of care.

Details of how to fulfil this duty of care are outlined in the duty of care guidelines gazetted with the AHCA.

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

I Greenhouse gas emissions As part of Council’s commitment to reducing greenhouse gas emissions Council is encouraging the expansion of the natural gas reticulation network. In particular, the use


170 ADOPTED REPORT


of natural gas hot water systems will result in significantly less greenhouse gas emissions than equivalent electric storage hot water systems.

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

J Obligation to ensure electrical safety Under the Electrical Safety Act 2002 you have an obligation to ensure your business or undertaking is conducted in an electrically safe way, whether or not it is electrical work.

If there is a reasonable likelihood that your work may cause a person, vehicle, operating plant or equipment to come into contact with an overhead electric line, you must consult with the person in control of powerlines.

Persons, vehicles, operating plant or equipment must stay outside the defined exclusion zone applicable to the powerline.

Information note:

An exclusion zone sets the minimum safe approach distance to the powerline. Guidance on exclusion zones can be found in the Code of Practice - Working Near Exposed Live Parts issued by the Electrical Safety Office.

For further information, including codes of practice and legislation, either check the Department of Employment and Industrial Relations’ web site – www.deir.qld.gov.au, or contact the Electrical Safety Office Info line – 1300 650 662.

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

L Business Safety Audits The Gold Coast Police District Crime Prevention Unit offer business security audits to help identify potential areas of vulnerability and to provide suggestions for adapting security to reduce the risk of crime against businesses. To request a business security audit or obtain further information on education, awareness and preventative strategies for businesses, the applicant is advised to contact the Gold Coast District Crime Prevention Unit on [email protected]

M Infrastructure Charges Infrastructure Charges have not been calculated or imposed for this Material Change of Use, as it is a Preliminary Approval under Section 242 of the Sustainable Planning Act 2009. Infrastructure charges will be assessed and charged at the time of subsequent development permit/s for Material Change of Use or Building Work.

CARRIED

Cr Gates voted in the positive Cr Owen-Jones voted in the positive


171 ADOPTED REPORT


ADOPTED AT COUNCIL 21 JUNE 2017 RESOLUTION G17.0621.007 moved Cr Caldwell seconded Cr Gates That Committee Recommendation CP17.0614.002 be adopted as printed in the City Planning Committee Meeting Report.

CARRIED UNANIMOUSLY

Cr Gates and Cr Owen-Jones voted in the positive.


172 ADOPTED REPORT

Documents

of the City Planning Committee Meeting - City of Gold Coast · 6/14/2017 · ADOPTION BY COUNCIL 21 JUNE 2017 RESOLUTION G17.0621.012 moved Cr Caldwell seconded Cr Baildon That the