2.9 structure diagrams - city of gold coast | home · 01 cupaniopsis anacardiodes tuckeroo 02...

48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form Landscape Architects | Page 1609 May 2017 | DA05 | 160908

ACCESS DEEP PLANTING

2.9 Structure Diagrams

Legend

Pedestrian access

Private terrace access

Service access

Vehicular access

Legend

Raised podium planting

Planting to natural ground (71m2)

Landscape Design745th Council Meeting 31 October 2017 City Planning Committee Meeting 25 October 2017

ADOPTED REPORT 792

ROOFTOP PLANTING Legend

1100mm depth podium planting

1300mm depth podium planting


Structure Diagrams

ROOFTOP WALLS & FENCES Legend

Seating wall, 500 high

Wet edge channel, 500 high

Walls (Height varies)

Glass fence / balustrade

Screen

Gate/door access

Landscape Design745th Council Meeting 31 October 2017 City Planning Committee Meeting 25 October 2017

ADOPTED REPORT 793


Part ThreeSections & Elevations

745th Council Meeting 31 October 2017 City Planning Committee Meeting 25 October 2017

ADOPTED REPORT 794


Legend1 Cupaniopsis anacardioides

street trees2 Feature planting to Ventura Road

3 Climber to trellis

4 Podium planting

5 Rooftop Landscape6 Courtyard with seating wall and

dense subtropical garden

Key Plan | Ground Level

Sections and Elevations3.1 Ventura Road Elevation

| Scale 1:200 @ A3

1

2

6

3

4

4

5


ADOPTED REPORT 795


Legend

1 Creeping fig to wall2 Cupaniopsis anacardioides

street trees3 Podium planting spilling over edge

4 Rooftop Landscape5 Courtyard with seating wall and

dense subtropical garden


Sections and Elevations3.2 Gold Coast Highway Elevation

VENTURA ROAD

| Scale 1:200 @ A3

1

2

5

3

4


ADOPTED REPORT 796

SECTION A - GOLD COAST HIGHWAY SECTION B - VENTURA ROAD


Legend

1 Turf to verge

2 Public footpath

3 Awning4 Trellis with climbers5 Cantilevered concrete seat6 Cupaniopsis anacardioides

street trees7 Footpath in turf verge

8 Feature planting to Ventura Road

9 Climber to trellis

10 Podium planting spilling over edge


Sections and Elevations3.3 Street Interface Sections

LOBBY

GOLD COAST HIGHWAY BASEMENT

VENTURA ROAD

A

B

| Scale 1:100 @ A3

6

12

4

5

3

78

9

10


ADOPTED REPORT 797

SECTION A - EASTERN BOUNDARY SECTION B - SOUTHERN BOUNDARY


Legend

1 1800 high fence to boundary

2 Screen planting

3 Small shade tree

4 Private open space


Sections and Elevations3.4 Eastern and Southern Boundary Sections

A

B

| Scale 1:100 @ A3

1 122

3 3

44


ADOPTED REPORT 798


Legend

1 1800 high fence to boundary with climbers

2 Private Terrace

3 Podium planting to spill over edge

4 Balustrade

Key Plan | Level 2

Sections and Elevations3.5 Podium Planter Section

| Scale 1:100 @ A3

1

3

3

34

2

2


ADOPTED REPORT 799


Legend

1 Screen wall to plant area

2 Lounge Terrace

3 Feature screen trees

4 Wet edge to pool

5Low subtropical planting to maintain views

6 1200 high glass balustrade

7 Paved sun lounge area

8 Lower Terrace with lounge seating

Key Plan | Rooftop

Sections and Elevations3.6 Rooftop Section 01

PLANT WL 44.400

SSL 42.700

| Scale 1:100 @ A3

1

2

3

5

78

6

4


ADOPTED REPORT 800


Legend

1 Screen wall to plant area

2 Feature screen trees

3Low subtropical planting to maintain views

4 Sun lounge area

5 Access path

6 1200 high glass balustrade

Sections and Elevations3.7 Rooftop Section 02

Key Plan | Rooftop

44.000

SSL 42.700

43.650

| Scale 1:100 @ A3

2

3

5 66

4

1


ADOPTED REPORT 801


Part FourDesign Details


ADOPTED REPORT 802


01 Lounge terrace

02 Path and lawn terrace

03 Seating walls

04 Pool terrace with sun lounges

05 Pool overlooking views

06 Pool terrace

07 Green wall

08 Climbers on SS trellis

Design Details4.1 Character Images

01

02

03

04

05

06

07

08


ADOPTED REPORT 803


SURFACE FINISHES

01 Paving Type 1 Granite tilesColour TBC

02 Paving Type 2 Exposed aggregate

Colour TBC

WALLS

03 Wall Type 1 Planter wallsConcrete

04 Wall Type 2 Seating wallConcrete

FENCES

05 Fence Type 1 Glass Pool Fence1200 high

06 Fence Type 2 Timber Batten Fence1800 high

MISCELLANEOUS

07 Swimming Pool

08 Wet Edge

09 Trellis Stainless Steel Cable

10 Green Wall Stainless Steel Mesh

Design Details4.2 Materials and Finishes

09

10

07 08

01 02

04

05


ADOPTED REPORT 804


TREES

01 Cupaniopsis anacardiodes Tuckeroo

02 Dracaena draco Dragon Tree

03 Dracaena marginata Madagascar Dragon Tree

04 Pandanus pedunculatus Screw Pine

05 Plumeria obtusa Frangipani

SHRUBS

06 Banksia robur Swamp Banksia

07 Banksia spinulosa ‘Coastal Cushion’ Coastal Cushion

08 Crinum pedunculatum Swamp Lily

09 Osmoxylon lineare Miagos Bush

10 Peperomia obtusifolia Baby Rubber Plant

11 Philodendron Xanadu Xanadu

12 Plumeria pudica Bridal Bouquet

13 Westringia ‘Wynyabbie Gem’ Wynyabbie Gem

Design Details4.3 Planting Palette

10

08 01

09 12

04

11


ADOPTED REPORT 805

Design DetailsPlanting Palette

18

21

15 27

22 25

26


GROUNDCOVERS

14 Carpobrotus glaucescens Pig Face

15 Carissa macrocarpa Natal Plum

16 Casuarina ‘Cousin It’ Cousin It

17 Crassula ovata Jade Plant

18 Hymenocallis littoralis Spider Lily

19 Liriope ‘Evergreen Giant’ Evergreen Giant

20 Lomandra confertifolia Mat Rush

21 Murraya ‘Min a Min’ Dwarf Orange Jessamine

22 Phyllanthus multiflorus Waterfall Plant

23 Plectranthus verticillatus Swedish Ivy

24 Senecio serpens Blue Chalksticks

25 Zoysia tenuifolia No-Mow Grass

CLIMBERS

26 Ipomoea rubra Cardinal Creeper

27 Ficus pumila Creeping Fig

28 Ipomoea pes-caprae Bayhops


ADOPTED REPORT 806


ADOPTED REPORT 807

CONCEPTUAL STORMWATER MANAGEMENT PLAN

Proposed Residential Development Lots 56, 57 & 58 on RP43454

46 & 48 Ventura Road Mermaid Beach

For Ventura Hwy Pty Ltd

5 May 2017

File No: K3820-0003-A

Attachment 5 (page 1 of 37)745th Council Meeting 31 October 2017 City Planning Committee Meeting 25 October 2017ADOPTED REPORT

808

DOCUMENT CONTROL SHEET

Title: CONCEPTUAL STORMWATER MANAGEMENT PLAN Document No: K3820-0003 Original Date of Issue: 21 December 2016 Project Manager: Trent Purdon Author: Michael Duffy Client: VENTURA HWY PTY LTD Client Contact: William Nikiforides - Ventura Hwy Pty Ltd Client Reference: Ventura Road – Proposed Residential Development Synopsis: This Conceptual Stormwater Management Plan provides design parameters and

development controls to ensure water quality and quantity parameters downstream of the proposed development are not impacted upon by the proposed development.

Reviewed by RPEQ Reg. No. Signed Date

Trent Purdon 12190

5 May 2017

Revision/Checking History

Revision No Date Checked By Issued By Original 21 December 2016 Blake Stephens Michael Duffy

A 5 May 2017 Trent Purdon Michael Duffy Distribution Recipient No of Copies Method William Nikiforides - Ventura Hwy Pty Ltd 1 PDF

The information contained within this report is provided in good faith in the belief that no information, opinions or recommendations made are misleading. All comments and opinions given in this report are based on information supplied by the client, their agent and third parties.

©Copyright of Knobel Consulting Pty Ltd. No part of this document can be reproduced without the prior permission in writing of the Directors of Knobel Consulting Pty Ltd.


ADOPTED REPORT 809

CONTENTS 1.0 INTRODUCTION .........................................................................................................................................1

1.1 Background ................................................................................................................................. 1 1.2 Scope/Objectives ........................................................................................................................ 1 1.3 Description of the Subject Site..................................................................................................... 1

1.3.1 Location ........................................................................................................................... 1 1.4 Site Topography .......................................................................................................................... 2 1.5 Vegetation and Land Use............................................................................................................. 2 1.6 Design Rainfall Data .................................................................................................................... 3 1.7 Description of Development ........................................................................................................ 3

2.0 HYDROLOGY AND HYDRAULIC ANALYSIS ..................................................................................................4 2.1 Background ................................................................................................................................. 4 2.2 Pre Development ........................................................................................................................ 4

2.2.1 Catchment Definition and Lawful Point of Discharge...................................................... 4 2.2.2 Coefficient of Runoff ........................................................................................................ 4 2.2.3 Time of Concentration ..................................................................................................... 4 2.2.4 Design Flow Rates ........................................................................................................... 4

2.3 Post Development ....................................................................................................................... 5 2.3.1 Catchment Definition and Lawful Point of Discharge...................................................... 5 2.3.2 Coefficient of Runoff ........................................................................................................ 5 2.3.3 Time of Concentration ..................................................................................................... 5 2.3.4 Design Flow Rates ........................................................................................................... 5

2.4 Summary of Results .................................................................................................................... 6 2.5 External Catchments ................................................................................................................... 6 2.6 Roof Water Discharge Rates ........................................................................................................ 6

3.0 WATER QUALITY ASSESSMENT ..................................................................................................................6 3.1 Background ................................................................................................................................. 6 3.2 Water Quality Objectives ............................................................................................................ 6 3.3 Post Development Water ............................................................................................................ 7 3.4 Construction Phase ..................................................................................................................... 7

3.4.1 Key Pollutants .................................................................................................................. 7 3.4.2 Performance Criteria ....................................................................................................... 7 3.4.3 Sediment and Erosion Controls ....................................................................................... 7 3.4.4 Water Quality Monitoring and Inspections ..................................................................... 8 3.4.5 Reporting ......................................................................................................................... 8

3.5 Operational Phase ....................................................................................................................... 9 3.5.1 Stormwater Quality Improvement Devices ..................................................................... 9 3.5.2 Design Parameters of the Stormwater Quality Improvement System ............................ 9 3.5.3 Post Development Modelling Results - Mitigated ......................................................... 10

4.0 OPERATIONAL PHASE MAINTENANCE REQUIREMENTS ........................................................................... 10 4.1 Stormfilter (Psorb) Cartridges ................................................................................................... 11

5.0 LIFECYCLE COST ASSESSMENT ................................................................................................................. 11 5.1 Assumptions ............................................................................................................................. 11 5.2 Results ...................................................................................................................................... 11

5.2.1 Stormwater 360, Stormfilter (Psorb) Cartridges ........................................................... 11 6.0 ASSET HANDOVER ................................................................................................................................... 11 7.0 CONCLUSIONS ......................................................................................................................................... 12


ADOPTED REPORT 810

TABLES Table 1: Rainfall Data ............................................................................................................................................. 3 Table 2: Pre Development Coefficient of Runoff ................................................................................................... 4 Table 3: Pre Development Catchment Flow Rate .................................................................................................. 5 Table 4: Post Development Coefficient of Runoff ................................................................................................. 5 Table 5: Post Development Catchment Flow Rate ................................................................................................ 5 Table 6: Key Pollutants, Construction Phase ......................................................................................................... 7 Table 7: Construction Phase, Water Quality Performance Criteria ....................................................................... 7 Table 8: Stormfilter (Psorb) Cartridges Pollutant Removal Rates ........................................................................ 10 Table 9: Treatment Train Effectiveness of Proposed SQID to LPOD .................................................................... 10 Table 10: Stormwater360 SQID’s Costing .............................................................................................................. 11 Table 11: Asset Handover Checklist ....................................................................................................................... 12

FIGURES Figure 1: Site Location Plan (Modified From www.maps.Google.com) .................................................................. 2 Figure 2: Aerial Photograph (Modified from Nearmap) .......................................................................................... 3 Figure 3: Operational Phase Treatment Train for LPOD.......................................................................................... 9

APPENDICES Appendix A - Bennett and Bennett, Plan of Detail Survey of Lots 56 – 58 on RP43454 (Ref: 161095_001_DET_A) Appendix B - Archidiom, 48 Ventura Road - Basement 1 (Ref: A-DA-3.02) - Archidiom, 48 Ventura Road – Ground Floor (Ref: A-DA-3.03) - Archidiom, 48 Ventura Road – Level 1 (Ref: A-DA-3.04) Appendix C - Knobel Consulting Pty Ltd, Pre Development Catchment Plan (Ref: K3820/P001/A) Appendix D - Knobel Consulting Pty Ltd, Stormwater Management Plan (Ref: K3820/P002/B) Appendix E - Knobel Consulting Pty Ltd, Sediment and Erosion Control Plan and Details (Ref: K3820/P003/B) Appendix F - Stormwater360, Maintenance Brochure


ADOPTED REPORT 811

1.0 INTRODUCTION

1.1 Background Knobel Consulting Pty Ltd has been commissioned by Ventura Hwy Pty Ltd to prepare a Conceptual Stormwater Management Plan (CSWMP) to support a Development Application for the Proposed Residential Development at 46 & 48 Ventura Road and 2523 Gold Coast Highway, Mermaid Beach. The subject site is described as Lots 56, 57 & 58 on RP43454 and has a total area of 1222 m2.

1.2 Scope/Objectives This CSWMP details the conceptual planning, layout and design of the stormwater management infrastructure for both the construction and operational phases of this development. This CSWMP aims to: Establish the required performance criteria for the proposed stormwater quantity and quality

improvement systems;

Provide a design of stormwater infrastructure including stormwater quality improvement devices and stormwater quantity management controls;

Ensure the quality of stormwater discharging from the proposed development does not adversely impact on the water quality and ecological values of downstream watercourses;

Ensure stormwater runoff is conveyed through the site to a lawful point of discharge in accordance with QUDM and Council’s Land Development Guidelines; and

Provide reporting and monitoring mechanisms whereby the performance of this system can be measured enabling identification of corrective actions/alterations required to ensure the above mentioned objectives are maintained.

This CSWMP has been prepared in accordance with the IEAust, (National Committee on Water Engineering), Australian Runoff Quality (Draft), The City of the Gold Coast, SC6.9 City Plan policy - Land Development Guidelines, Queensland Urban Drainage Manual (QUDM) and The City of the Gold Coast, SC6.9.3 Water Sensitive Urban Design.

1.3 Description of the Subject Site

1.3.1 Location

The subject site is located at 46 & 48 Ventura Road in the suburb of Mermaid Beach and is shown in Figure 1 below.


ADOPTED REPORT 812

Figure 1: Site Location Plan (Modified From www.maps.Google.com)

1.4 Site Topography The subject site is relatively flat with varying spot heights. From review of the surveyed spot heights and the layout of the existing structures it is evident that the subject site will discharge stormwater towards the road verges of Ventura Road and the Gold Coast Highway. Ground levels on the site range from 5.91 m AHD in the north-western corner of the site to 5.43 m AHD in the north-east corner of the site. For further details refer to Bennett and Bennett, Plan of Detail Survey of Lots 56 – 58 on RP43454 (Ref: 161095_001_DET_A) included as Appendix A.

1.5 Vegetation and Land Use The subject site currently consists of a multi-storey dwelling complex, carpark, shed, a pool, paved areas and garden areas. A current aerial photograph of the subject site is included as Figure 2 below.

Subject Site


ADOPTED REPORT 813

Figure 2: Aerial Photograph (Modified from Nearmap)

1.6 Design Rainfall Data Rainfall intensity data has been obtained from The City of the Gold Coast, Land Development Guidelines Standard drawings 03-401 to 409. The extracted data for location 542200 Easting, 6899800 Northing is presented in Table 1 below. Table 1: Rainfall Data

2yrI1hr: 53.5 mm/hr; 2yrI12hr: 11.1 mm/hr; 2yrI72hr: 3.32 mm/hr; 50yrI1hr: 99.84 mm/hr;

50yrI12hr: 22.39 mm/hr; 50yrI72hr: 7.38 mm/hr;

F2 3.92 F50 13.95

G 0 The IFD data and average rainfall intensities used in this report were calculated by application of the above parameters in accordance with the procedures outlined in IEAust, Australian Rainfall and Runoff.

1.7 Description of Development The subject site will be developed to comprise of a multi-story residential apartment building with basement car parking and access via Ventura Road. For further details refer to Archidiom, 48 Ventura Road - Basement 1 (Ref: A-DA-3.02), 48 Ventura Road – Ground Floor (Ref: A-DA-3.03) and 48 Ventura Road – Level 1 (Ref: A-DA-3.04) included as Appendix B.

Subject Site


ADOPTED REPORT 814

2.0 HYDROLOGY AND HYDRAULIC ANALYSIS

2.1 Background In order to estimate the contributing peak discharge for a range of ARI events the rational method has been applied to define flow rates at and through the subject site. The Rational Method (Section 4.03 of the Queensland Urban Drainage Manual - QUDM 2008) is flexible in its data requirements and is able to produce satisfactory estimates of peak site discharges based on the following data input: specific intensity frequency duration (IFD) data;

length/type of flowpath;

contributing catchment areas; and

coefficient of discharge.

2.2 Pre Development

2.2.1 Catchment Definition and Lawful Point of Discharge The subject site currently consists of a single internal catchment that discharges to the roadside kerbs along Ventura Road and the Gold Coast Highway. The roadside kerbs of Ventura Road and the Gold Coast Highway represent the subject site’s Lawful Points of Discharge (LPOD). The pre development Catchment A and lawful points of discharge are shown on Knobel Consulting Pty Ltd, Pre Development Catchment Plan (Ref: K3820/P001/A) include in Appendix C.

2.2.2 Coefficient of Runoff The pre development coefficient of runoff (C year) was determined based on fraction impervious (fi) method as specified in QUDM. The subject site has a total impervious area of 997 m2 which equates to a fraction impervious value of 0.82. Using a one hour, ten year rainfall intensity (1I10) of 76.2 mm/hr, a C10 value of 0.86 has been adopted for the pre development scenario.

With reference to QUDM Table 4.05.2, applying the frequency factors for the standard storms of 2, 10, 20 and 100 years results in the following pre development coefficients of runoff as shown in Table 2. Table 2: Pre Development Coefficient of Runoff

C2 C10 C20 C100

0.73 0.86 0.90 1.00

2.2.3 Time of Concentration The pre development time of concentration will incorporate five minutes of roof to ground time plus one minute of pipe/overland flow. This equates to a total travel time of six minutes to LPOD.

2.2.4 Design Flow Rates Design storm flow rates have been calculated for standard storms with an ARI of 2, 10, 20 and 100 years for the pre development case using design rainfall intensities from The City of the Gold Coast’s Land Development Guidelines. The Rational Method (Q = 2.78 x 10-3 CIA) has been used to calculate the required design flow rates for the subject site. The calculated pre development peak flows for this subject site are presented in Table 3.


ADOPTED REPORT 815

Table 3: Pre Development Catchment Flow Rate

Average Recurrence Interval ARI 2 10 20 100 Coefficient of Runoff C 0.73 0.86 0.90 1.00 Area of Catchment (ha) A 0.122 0.122 0.122 0.122 Average Rainfall Intensity (mm/h) I 142.40 179.90 199.00 240.50 Peak Flow Rate (m3/s) Q 0.035 0.053 0.061 0.082

2.3 Post Development

2.3.1 Catchment Definition and Lawful Point of Discharge The post development case will be analysed as a single catchment discharging to the roadside kerbs along Ventura Road and the Gold Coast Highway, which represents the sites lawful points of discharge (LPODs). The catchment area and lawful points of discharge for the proposed development is shown on Knobel Consulting Pty Ltd, Stormwater Management Plan (Ref: K3820/P002/B) included as Appendix D.

2.3.2 Coefficient of Runoff The post development coefficient of runoff (C year) was determined based on fraction impervious (fi) method as specified in QUDM. The proposed development has a total impervious area of 1152 m2 which equates to a fraction impervious of 0.94. Using a one hour, ten year rainfall intensity (1I10) of 76.2 mm/hr, a C10 value of 0.88 has been adopted for the post development scenario. With reference to QUDM Table 4.05.3, applying the frequency factors for the standard storms of 2, 10, 20 and 100 years results in the following post development coefficients of runoff as shown in Table 4. Table 4: Post Development Coefficient of Runoff

C2 C10 C20 C100

0.75 0.88 0.93 1.00

2.3.3 Time of Concentration The post development time of concentration will incorporate five minutes of roof to ground time plus one minute of pipe/overland flow. This equates to a total travel time of six minutes to LPOD.

2.3.4 Design Flow Rates Design storm flow rates have been calculated for standard storms with an ARI of 2, 10, 20 and 100 years for the post development case using design rainfall intensities from The City of the Gold Coast’s Land Development Guidelines. The Rational Method (Q = 2.78 x 10-3 CIA) has been used to calculate the required design flow rates for the subject site. The calculated post development peak flows for this subject site are presented in Table 5. Table 5: Post Development Catchment Flow Rate

Average Recurrence Interval ARI 2 10 20 100 Coefficient of Runoff C 0.75 0.88 0.93 1.06 Area of Catchment (ha) A 0.122 0.122 0.122 0.122 Average Rainfall Intensity (mm/h) I 142.40 179.90 199.00 240.50 Peak Flow Rate (m3/s) Q 0.036 0.054 0.063 0.082


ADOPTED REPORT 816

2.4 Summary of Results As the pre development scenario has a high fraction impervious value the proposed development will cause a flow increase of 1 L/s for the Q2 and Q10 events and 2 L/s for the Q20 event. The peak flows from the Q100 storm event will not be altered. The proposed development will not cause a significant increase in peak flows from the site and stormwater detention is considered unwarranted and will not be required.

2.5 External Catchments The contours of the areas surrounding the site were examined and it was determined that the subject site has no contributing external catchments.

2.6 Roof Water Discharge Rates All stormwater runoff from the roof of the proposed development will discharge to the Stormfilter Cartridge system tank prior to discharging to the kerb via standard kerb adaptors (two 150mm x 100mm box sections). The proposed development has a total roof area of 1090 m2. The rational method was utilised to calculate the peak runoff from the roof area. For a 100 year storm event the peak flow from the roof was determined to be 73 L/s. The Stormfilter Cartridge treatment tank will out let to the kerb in two separate locations along Ventura Road. This ensures the peak flows discharging to the kerb are minimised and not concentrated in one location. Each separate 150 mm by 100 mm box section with a slope of 2.5 % has a capacity of 23L/s. The outlet configuration will include four 150 mm by 100 mm box sections (two at each outlet point). Therefore the kerb adaptor arrangement will have a total outlet capacity of 92 L/s.

3.0 WATER QUALITY ASSESSMENT

3.1 Background The development of land has the potential to increase the pollutant loads within stormwater runoff and downstream watercourses. During the construction phase of the development disturbance to the vegetation on the site has the potential to significantly increase sediment loads entering downstream watercourses. The operational phase of the development will alter the density of residential land use potentially increasing the amount of sediments and nutrients washing from the site. The following sections describe the predicted increase in pollutant loads generated by the proposed development and treatment devices to mitigate the potential increases. In accordance with industry guidelines suspended solids, nitrogen and phosphorus will be targeted for reduction during the operational phase of the development.

3.2 Water Quality Objectives To protect the water quality of the downstream watercourses the following water quality objective has been applied to stormwater runoff from the site in accordance with SC6.9.3.2.3 Stormwater quality objectives (operational phase). Best Management Practices (BMP) are required to be demonstrated for all development applications within the city of the Gold Coast. The following load reduction targets must be achieved when assessing the post-developed sites treatment train (comparison of unmitigated developed case versus developed mitigated case).

80% reduction in Total Suspended Sediment (TSS) 45% reduction in Total Nitrogen (TN) 60% reduction in Total Phosphorus (TP) 90% reduction in litter (sized 5 mm or greater)


ADOPTED REPORT 817

3.3 Post Development Water To assess the quantities of pollutants discharging from the site the water quality modelling package MUSIC v6.1.0 has been applied. MUSIC Modelling Parameters and delineated data have been sourced from Water by Design, MUSIC Modelling Guidelines.

3.4 Construction Phase A high risk of stormwater pollution will occur from the site during the construction phase due to erosion and sediment transportation off site to the receiving environment. The majority of this risk results from construction activities disturbing the site and exposing areas of soil to the direct erosive influence of the environment. The following section outlines the procedures necessary to minimise erosion and control sediment during construction in accordance with The City of the Gold Coast, SC6.9.3 Water Sensitive Urban Design and the Institution of Engineers Australia (QLD) Erosion and Sediment Control Guidelines.

3.4.1 Key Pollutants The following key pollutants have been identified for the Construction Phase of this development.

Table 6: Key Pollutants, Construction Phase

Pollutant Sources

Litter Paper, construction packaging, food packaging, cement bags, material off cuts.

Sediment Exposed soils and stockpiles during earthworks and building works.

Hydrocarbons Fuel and oil spills, leaks from construction equipment and temporary car park areas.

Toxic Materials Cement slurry, asphalt primer, solvents, cleaning agents, and wash waters (e.g., from tile works).

Acids or Alkaline substances Acid sulphate soils, cement slurry and wash waters.

3.4.2 Performance Criteria The following site discharge pollutant criteria have been adopted for water quality monitoring during the construction phase of the development. Table 7: Construction Phase, Water Quality Performance Criteria

Pollutant Criteria Total Suspended Solids 90th %ile 80% saturation or 6mg/L

Hydrocarbons No visible sheen on receiving waters

Litter No visible litter washed from site.

Cations and Anions As recommended by Acid Sulphate Soil Management Plan (If Applicable to Development).

3.4.3 Sediment and Erosion Controls Sediment and Erosion Control devices (S&EC) employed on the site shall be designed and constructed in accordance with the Institution of Engineers, Soil Erosion and Sediment Control Guidelines (IESESC) as shown on Knobel Consulting Pty Ltd, Sediment and Erosion Control Plan and Details (Ref: K3820/P003/B) included as Appendix E. The following devices and management measures are proposed: Pre-Construction Stabilised site access/exit on Ventura Road; Sediment fences to be located along the contour lines downstream of disturbed areas; Ensure sediment does not leave the site on the tyres of vehicles;


ADOPTED REPORT 818

Dust fencing to be installed if required; and Educate site personnel to the requirements of Erosion and Sediment Control Plan.

Initial Construction – Bulk Earthworks Maintain construction access/exit, sediment fencing, dust fences and all other existing controls as

required; Effectively stabilise all stockpiles, batters and embankments without delay; and Confine construction activities to stages to minimise areas of disturbance at any given time.

Second Stage Construction Maintain construction access/exit, sediment fencing, dust fences, diversion drain and all other

existing controls as required; Progressively revegetate finished areas where applicable; and Drainage structure protection around field inlets and gully pits.

During construction, all areas of exposed soils allowing dust generation are to be suitably treated. Treatments will include covering the soil and watering. Road accesses are to be regularly cleaned to prevent the transmission of soil on vehicle wheels and eliminate any build-up of typical road dirt and tyre dusts from delivery vehicles. Adequate waste disposal facilities are to be provided and maintained on the site to cater for all waste materials such as litter hydrocarbons, toxic materials, acids or alkaline substances.

3.4.4 Water Quality Monitoring and Inspections To ensure that the water quality objectives are being met during the construction phase of the development water quality monitoring shall be conducted at one (1) monitoring station. Water quality monitoring shall use a calibrated probe or sampling and testing at a NATA registered laboratory. Location: Monitoring Station MS1 shown on Knobel Consulting Pty Ltd, Sediment and Erosion

Control Plan and Details (Ref: K3820/P003/B).

Parameters: Site discharge criteria.

Frequency: Following at least 30 mm of rainfall in a 24 hour period. The contractor shall be responsible for the inspection and maintenance of all sediment and erosion control devices. Additional controls and review of existing controls shall be undertaken in response to the results of the above-mentioned monitoring program.

3.4.5 Reporting An inspection report shall be written by a suitably qualified and experienced scientist/engineer following each water quality monitoring episode. The report shall include at least the following information: Name, address and real property description for the development site; Council file reference number (if known); Monitoring locations; Performance criteria; Results for each monitoring location, identifying any breaches of performance criteria; Recommended corrective actions to be taken and additional sediment and erosion controls, if

required; and Inspection reports shall be provided to the contractor for their action and compilation in an on-site

register. If the above mentioned performance criteria are exceeded and results from the downstream monitoring stations show significant deterioration from upstream results (if applicable), the contractor shall


ADOPTED REPORT 819

implement all recommendation of the inspection report within one (1) working day of receipt of the report.

3.5 Operational Phase The following sections provide details of the stormwater quality improvement devices (SQID’s) proposed for the operational phase of the development. Knobel Consulting Pty Ltd, Stormwater Management Plan (Ref: K3820/P002/B) included as Appendix D illustrates the type and location of the proposed SQID’s.

3.5.1 Stormwater Quality Improvement Devices Due to the spacing constraints of the proposed development proprietary stormwater quality improvement devices will be utilised for stormwater treatment. Stormwater360 PSorb 690 mm Cartridges contained within a stormwater treatment have been proposed to treat roof water runoff. An infiltration trench in the south east of the site will be utilised to treat the runoff from the surrounding ground area prior to it releasing into the adjacent parkland. A diagram of the operational treatment train can be seen on Figure 3.

Figure 3: Operational Phase Treatment Train for LPOD

3.5.2 Design Parameters of the Stormwater Quality Improvement System Detailed design of the stormwater treatment train shall be in accordance with the WSUD, Technical Design Guidelines for South East Queensland – Version 1 (June 2006). Infiltration Pits Infiltration pits discharge stormwater through a layer of filter media, typically sandy loam. The water is then allowed to infiltrate into the surrounding soil. Infiltration devices are useful in situations where water quality treatment is required but restrictions prevent traditional storm water quality improvement devices. Infiltration Pit A

High Flow By-pass 0.4 L/s Extended Detention Depth 0.0 m Exfiltration Rate 180 mm/h (Sand) Trench Area 3.0 m2 Trench Depth 0.6 m Unlined Perimeter 8.0 m


ADOPTED REPORT 820

An exfiltration rate of 180 mm/h has been adopted to represent institute sand. Stormfilter (Psorb) Cartridges The Stormwater360 Stormfilter (Psorb) Cartridges are designed to operate in the same way as a traditional bioretention basin. That is stormwater runoff is directed to a ponding zone where it traps nutrients while draining through filter cartridges. The Stormwater360 Stormfilter (Psorb) Cartridge system is customized for specific sites depending on the pollutant loads produced. Its efficiency allows a smaller required treatment area. The number and location and layout of proprietary stormwater treatment devices are shown on Knobel Consulting Pty Ltd, Stormwater Management Plan (Ref: K3820/P002/B). Seven (7) 690 mm high Stormfilter (Psorb) Cartridges contained within an 8.4 m² tank will be required to treat all of the stormwater runoff from the roof areas. As there is no existing stormwater infrastructure in the surrounding streets the stormwater treatment tank will discharge to the kerb via a standard kerb adaptor. The location and layout of the proprietary stormwater treatment devices will be confirmed at the detailed design phase. The performance specification for the device is summarized below: Table 8: Stormfilter (Psorb) Cartridges Pollutant Removal Rates

Pollutant % Removal Rate Gross Pollutant Removal 100 Total suspended solids (TSS) 93 Total phosphorus (TP) 86 Total nitrogen (TN) 46

These results have been independently verified and are accepted by Council.

3.5.3 Post Development Modelling Results - Mitigated The stormwater quality improvement device (SQIDs) will reduce the amount of sediments and nutrients discharging from the proposed residential development. Table 9 illustrates the effectiveness of the SQID’s to the LPOD.

Table 9: Treatment Train Effectiveness of Proposed SQID to LPOD

Parameter Post Post Mitigated Reduction Water Quality Objectives

Flow (ML/yr) 1.48 1.42 4.1 -

TSS (kg/yr) 63.7 9.48 85.1 % 80 %

TP (kg/yr) 0.273 0.0574 79.0 % 60 %

TN (kg/yr) 3.08 1.69 45.2 % 45 %

GP (kg/yr) 34.3 0.789 97.7 % 90 %

The results demonstrate that the proposed SQIDs meet the intended water quality objectives suspended solids, phosphorous, nitrogen and gross pollutant levels.

4.0 OPERATIONAL PHASE MAINTENANCE REQUIREMENTS The proposed stormwater management devices will require maintenance and monitoring to ensure they function as designed. Proper maintenance will ensure the ongoing efficiency and reliability of all stormwater management systems.


ADOPTED REPORT 821

Stormwater360 treatment systems have been designed for minimal maintenance. Regular cleaning and device maintenance will be required to remove pollutants and ensure the proper performance of the stormwater management system. The standard service intervals for the Stormwater360 treatment systems are as follows:

StormFilter – 12 months The following section provides an outline of the necessary maintenance tasks that will be undertaken in servicing the stormwater quality improvement devices.

4.1 Stormfilter (Psorb) Cartridges The Stormwater360 Stormfilter (Psorb) Cartridges will be serviced yearly to ensure ongoing functionality. Maintenance of Stormfilters includes: removal and disposal (following regulatory mandates) of sediment, trash and debris; cleaning of the offline section of the detention tank in which the Stormfilters are housed; and replenishing cartridges or components as required. A maintenance contract with Stormwater360 will include annual servicing of the Stormfilter (Psorb) Cartridges. For additional information relating to the maintenance of the stormwater quality management devices refer to Stormwater360, Maintenance Brochure included in Appendix F.

5.0 LIFECYCLE COST ASSESSMENT The following section provides information on the maintenance and acquisition costs of the proposed Stormwater 360 SQID’s.

5.1 Assumptions The following assumptions have been applied to the lifecycle cost analysis: The lifecycle cost assessment includes costs for the developer and maintenance authority.

5.2 Results

5.2.1 Stormwater 360, Stormfilter (Psorb) Cartridges The following table displays the costing estimates for the assumed design life of the Stormwater360 SQID.

Table 10: Stormwater360 SQID’s Costing

Acquisition Cost $27,500 SQID Lifecycle (yrs) 10 Annual Maintenance Cost for all SQIDs on site $2,100 10 Year Maintenance Cost $21,000 Lifecycle Cost $48,500

6.0 ASSET HANDOVER The proposed stormwater quality devices shall be dedicated to the body corporate following the time of practical completion for the proposed development. An Asset Handover Checklist is provided as Table 11 as a guideline for the necessary steps to be taken prior to the end of the on maintenance period.


ADOPTED REPORT 822

Table 11: Asset Handover Checklist

7.0 CONCLUSIONS Knobel Consulting Pty Ltd has been commissioned by Ventura Hwy Pty Ltd to prepare a Conceptual Stormwater Management Plan (CSWMP) for the Proposed residential development at 46 & 48 Ventura Road, Mermaid Beach. This CSWMP details the conceptual planning, layout and design of the stormwater management infrastructure for both the construction and operational phases of this development.

Hydraulic analysis has demonstrated that the proposed development will cause a negligible increase in peak flows that will not cause nuisance to the receiving infrastructure. Therefore onsite detention will not be required. Knobel Consulting Pty Ltd has adopted a water sensitive urban design (WSUD) approach to managing the stormwater runoff from the proposed development by treating stormwater runoff within the proposed infiltration pit and proprietary water quality cartridges. A sediment and erosion control plan is provided for the construction phase of the development and shall be implemented by the contractor and developer.

Asset Location:

Construction By:

On Maintenance Period:

Treatment: Y N

Actual treatment performance equivalent to design:

Maintenance:

Maintenance Plans Provided:

Inspection and maintenance undertaken as per maintenance plan:

Inspection and maintenance forms provided:

Asset inspected for defects:

Asset Information:

Design assessment checklist provided:

As constructed plans provided:

Copies of all permits provided:

Digital files provided:


ADOPTED REPORT 823

APPENDIX

A Bennett and Bennett

Plan of Detail Survey of Lots 56 – 58 on RP43454 (Ref: 161095_001_DET_A)


ADOPTED REPORT 824

1

2

3

4

6

5

1

Underground Sewer LineUnderground Stormwater LineUnderground Water MainUnderground Tele LineOverhead Power LineUnderground Power LineUnderground Gas LineSewer By RecordsStormwater By RecordsWater By RecordsGas By RecordsElectricity By RecordsTele by RecordsBuilding LineEdge of BitumenTop of BankToe of BankTelecom PitPower PoleDirection & Number of Photo

LEGEND:

A1

PO Box 5021. GCMC, Qld. [email protected]

Title:

12/10/16Date Created: Comp File:

Scale: 1:150GS

Locality: MERMAID BEACHLocal Gov: GCCC

Client: NIECON GROUP

161095.project

Approved:

Plan No: 161095_001_DET_A

(07) 5574 0733(07) 3839 7200(07) 5573 6177(07) 3202 1575(07) 5438 8104

Gold CoastBrisbaneCoomeraIpswichSunshine Coast

Surveyed By: ZSJ

SSPrepared By:

Issue Revision Int DateA Original Issue SS 12/10/16

Plan of Detail Survey ofLots 56 - 58 on RP43454Mermaid Park Flats48 Ventura Road,Mermaid Beach

NOTES:1. Drawn to scale on an A1 sheet.2. All levels are in metres on the Australian Height

Datum referred to PM 74273 - RL 5.61m AHDlocat at the corner of the Gold Coast Highwayand Ventura Road, Mermaid Beach.

3. Contour Interval: 0.25m4. All dimensions are vide title and subject to

confirmation by survey.5. The location of services is approximate only and

is plotted from surface installations and therelevant authority records. The exact natureand location of these services should beconfirmed prior to construction.

6.

7. Meridian of MGA8. For 3D Surface see layer "3D Triangle Mesh" in

the cad file.9. For window size and location refer to CAD file.

Sheet of

0m 2 4 6 8 10 12 14 16 18 20 22 24

Scale 1:150


ADOPTED REPORT 825

APPENDIX

B Archidiom

48 Ventura Road - Basement 1 (Ref: A-DA-3.02)

48 Ventura Road - Ground Floor (Ref: A-DA-3.03)

48 Ventura Road – Level 1 (Ref: A-DA-3.04)


ADOPTED REPORT 826


ADOPTED REPORT 827


ADOPTED REPORT 828


ADOPTED REPORT 829

APPENDIX

C Knobel Consulting Pty Ltd

Pre Development Stormwater Catchment Plan

(Ref: K3820/P001/A)


ADOPTED REPORT 830


ADOPTED REPORT 831

APPENDIX

D Knobel Consulting Pty Ltd

Stormwater Management Plan

(Ref: K3820/P002/B)


ADOPTED REPORT 832


ADOPTED REPORT 833

APPENDIX

E Knobel Consulting Pty Ltd

Sediment and Erosion Control Plan and Details

(Ref: K3820/P003/B)


ADOPTED REPORT 834


ADOPTED REPORT 835

APPENDIX

F Stormwater360

Maintenance Brochure


ADOPTED REPORT 836

Stormwater360 maintenance serviceInspect. Clean. Report.

A U S T R A L I AStormwater360

Our waterways. Our future.


ADOPTED REPORT 837

Stormwater360 Maintenance service

Stormwater360Integrated end-to-end stormwater management solutions.

Stormwater360 is a leader in developing innovative and efficient site-specific solutions that manage the impact of urban stormwater runoff on the built environment and prevent contaminants in the runoff from entering aquatic ecosystems.

Our turnkey solutions cover every aspect of stormwater management from conceptual design and product supply, through to implementation, construction and ongoing infrastructure or facility management.

Just as importantly, with stormwater regulations and water quality standards becoming increasingly complex and onerous, our best management practice filtration, screening and treatment systems meet the most stringent regulatory requirements, while our comprehensive maintenance services ensure optimal performance and ongoing regulatory compliance.


ADOPTED REPORT 838

Stormwater360 Maintenance service 1

The Stormwater360 Maintenance Service has been

designed to assist you achieve a cost-effective turnkey solution

for maintaining your stormwater system while also ensuring

ongoing regulatory compliance.

Total stormwater system maintenance

Optimising performance and ensuring ongoing regulatory compliance

The effectiveness of stormwater management systems is largely based on three factors:

• the suitability of the implemented solution to deal with the site’s stormwater runoff

• the ability of the installed products (such as screening, filtration and treatment devices) to remove the pollutant load

• the existence of a comprehensive maintenance regime that includes regular inspection and cleaning.

While many stormwater management facilities meet the first two criteria, the failure to conduct timely maintenance is one of the leading causes of inadequate performance, system malfunction and a failure to achieve acceptable standards in water quality. It can also lead to the degradation of the downstream aquatic ecosystem’s health.

The Stormwater360 Maintenance Service has been designed to assist you achieve a cost-effective turnkey solution for maintaining your stormwater system whilst also ensuring ongoing regulatory compliance.

Why maintenance matters

Maintenance is as integral to every stormwater management system as it is to any other item of machinery or equipment. While the capital costs of constructing and installing a stormwater facility are usually given careful consideration, it is important to ensure that there is also an ongoing allocation of funds for operational costs, including a system-specific maintenance schedule for the life of the facility.

A lack of proper maintenance can lead to:

• Stormwater structures or storage facilities becoming clogged with debris or sediment, leading to reduced flow or storage capacity, which in turn may result in flooding of the site and damage to Stormwater assets and nearby infrastructure

• A reduction in the ability of stormwater treatment devices to efficiently and effectively remove and prevent pollutants from entering waterways

• A failure to comply with local authority regulations relating to stormwater quality standards, which may result in penalties for the site’s owners or property managers

• The likelihood of costly repairs, increased ongoing maintenance costs and the potential of damage to other infrastructure or drainage assets

• An erosion of the asset’s capital value.


ADOPTED REPORT 839

2 Stormwater360 Maintenance service

Comprehensive service across all stormwater systems

The Stormwater360 Maintenance Service covers all major types of stormwater systems, and is not limited to those we have designed and installed.

The maintenance solutions we develop are tailored to the specific needs and attributes of each site, including its usage, the type and quantity of pollutants, as well as the frequency and extent of storm activity and its associated stormwater runoff. We also take into account the primary focus of the installation, such as flood mitigation, water quality, runoff management or stormwater harvesting.

While we design our own tertiary filter systems to meet the requirements of a minimum 12-month maintenance frequency, primary and secondary pollution control devices will require more frequent inspection and cleaning.

How maintenance is carried out

Stormwater360 has developed a systematic maintenance approach to inspecting, cleaning and repairing different types of stormwater systems. We utilise fully trained experts who are familiar with the characteristics of each type of system, and the processes required to optimise its efficiency and performance.

Catch basins with gross pollutant traps

Indirect maintenance can help minimise the build up of trash and sediments, which is usually best achieved by simply cleaning the surrounding areas regularly. An example of this would be a public car park that is cleared of debris daily by using an industrial sweeper.

In many stormwater systems, gully pits form the front-line defence for controlling stormwater pollution. Gully pits can be fitted with gross pollutant traps such as litter baskets that prevent trash and debris in the stormwater runoff from entering the attached drainage system. They can also be fitted with fine mesh screens and absorbent material that will help trap products such as oil and nutrients like phosphorous.

Our regular maintenance of these devices includes inspection, recording and reporting, and is accompanied by periodic cleaning to remove accumulated debris and ensure optimal performance. Depending on the size of the system, it may be cleaned from the surface by hand, or may need to be accessed via a manhole and the debris removed using a large vacuum hose attached to an inductor truck.


ADOPTED REPORT 840


Stormwater treatment systems

A gully pit litter basket is usually one element of a stormwater treatment train, and depending on the facility may include a siphon-actuated cartridge-based filtration product (such as the StormFilter) that can target the full spectrum of Stormwater pollutants, or a hydrodynamic separator (such as the Vortechs System), which removes suspended sediment, hydrocarbons and floating debris.

In other facilities, such as public reserves along roadways, bio-filtration methods provide small-scale, at-source treatment of runoff that blends biological processes and engineered media filtration to create the perfect balance for the removal of pollutants.

As the primary purpose of these stormwater treatment trains is to remove and prevent pollutants from entering waterways and impacting on aquatic ecosystems, it is important that these pollutants are periodically removed to restore the device to its full efficiency and effectiveness.

The Stormwater360 Maintenance Service carries out every aspect of this cleaning process, which may involve sediment removal and disposal (following regulatory mandates), cleaning of the vault or manhole, and replenishing cartridges or components. A visual inspection and comprehensive data tracking of the system is also undertaken to assist with the ongoing management of the infrastructure. Data identifying the pollutant type and load can be fed back to the client to ultimately help reduce pollutant build up and the cost of maintenance.

Vegetated assets

In addition to the above systems, Stormwater360’s services can extend to the management of other treatment systems. We utilise the expertise of our specialists in inspecting and maintaining vegetated assets and bioretention systems, which help reduce stormwater impacts and create buffers that arrest the flow of nutrients into waterways.

With more than 12 years experience in maintaining stormwater management assets, we can inspect the system and determine the key issues that need to be addressed for effective ongoing maintenance. We are also able to provide a cost-benefit analysis for retrofitting devices that will increase the efficiency of the overall WSUD design.

With more than 12 years experience in maintaining

stormwater management assets, we can inspect the system

and determine the key issues that need to be addressed for

effective ongoing maintenance.


ADOPTED REPORT 841

4 Stormwater360 Maintenance service

The Stormwater360 difference

Driven by a passion for better stormwater solutions

Stormwater360 has widespread experience and expertise in managing every aspect of stormwater management. We are focussed on mitigating the impacts of stormwater run-off on infrastructure and built environments, but equally passionate about protecting Australia’s waterways, estuaries, coastline and marine life from the rising levels of harmful containments found in stormwater runoff. We view stormwater within the context of delivering one of the earth’s most precious commodities – water – and have the products to cover every aspect of harnessing this resource, including rainwater harvesting, retention and detention.

Maintenance of your stormwater system not only ensures the facility operates in the manner for which it was designed, but also lies at the core of maintaining downstream water quality health. For our own designed and installed applications we always offer an ongoing operations and maintenance service. Now, we have extended that service to all site owners and property mangers, regardless of their systems origins.

Online maintenance tracker

With many local authorities implementing complex and onerous stormwater regulations and water quality standards, compliance is an increasingly important issue for asset owners.

The Stormwater360 Maintenance Service designs a site-specific maintenance plan for each facility and through proper documentation and reporting provides evidence that all relevant procedures have been adhered to.

In addition, Stormwater360 offers the unique service of online tracking for your maintenance and reporting, which enables you to access up-to-date images and reports of your system’s maintenance.

Benefit from the Stormwater360 Maintenance Service today

The ongoing efficiency and reliability of all stormwater management systems relies on reliable, effective and repeatable maintenance regimes.

Outsourcing your system’s maintenance program – including inspection, reporting, cleaning and repairs – to Stormwater360 delivers you the most cost-effective solution for optimising the performance of your asset and provides the assurance of compliance with the current regulatory environment.


ADOPTED REPORT 842


With more that 12 years of expertise in maintaining stormwater devices, Stormwater360 can also provide advice on ways that may reduce the pollutant load coming off your site and assist you reduce the overall cost of stormwater infrastructure maintenance.

A Stormwater360 Maintenance Service contract also includes a warranty on all filter parts serviced. Should any filter part be damaged, Stormwater360 will replace it free-of-charge at the time of servicing.

With maintenance such a key component to the effective operation of a stormwater management system, a Stormwater360 Maintenance Service contract makes sound economic and environmental sense. Such ongoing maintenance not only ensure the optimal functioning of the system, but also provides you with the peace of mind that you are protecting the built infrastructure from the impacts of stormwater damage, while also maintaining the quality of water flowing into downstream aquatic ecosystems.

For more information about the Stormwater360 Maintenance Service,

simply visit stormwater360.com.au or call 1300 354 722


ADOPTED REPORT 843

Stormwater360 supplies and maintains a complete range of filtration, hydrodynamic separation, screening and oil/water separation technologies.

Call 1300 354 722

www.stormwater360.com.au


ADOPTED REPORT 844

ITEM 5 CITY DEVELOPMENT REPORT ON DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE (CODE ASSESSMENT) APPLICATION TO ESTABLISH MULTIPLE DWELLINGS (51 DWELLINGS) AND SALES OFFICE AT 3, 5 AND 7 TWENTY FOURTH AVENUE AND 1422 GOLD COAST HIGHWAY, PALM BEACH – DIVISION 13 PN31423/01/DA1

Refer 54 page attachment 1 APPLICATION SUMMARY

Application information

Address 3, 5 and 7 Twenty Fourth Avenue and 1422 Gold Coast Highway, Palm Beach

Lot and plan Lot 72 on RP44085, Lot 0, 1, 2, and 3 BUP7905, Lot 70 on RP44085 and Lot 126 on RP41330

Site area 1,976m² site area

1,936m² net site area

Zone / Precinct Medium density residential zone

Overlays

Acid sulfate soils overlay;

Airport environs overlay code;

Coastal erosion hazard overlay code; and

Regional infrastructure overlay code.

Proposed use Multiple dwellings (51 Dwellings) and Sales office

Level of assessment Code Assessment

Applicant and Applicant’s consultancy team

DG Projects Pty Ltd C/- PMH Planning, Knobel Consulting, Acoustic Works, Form, Bitzios, BDA and Precise Geotechnical

Land owner Adriana Margherita Dolso, Mario Dolso and Body Corporate for Coasthaven CTS

Letters of concern Note: The application was subject to Code Assessment and did not require public notification. Nevertheless, letters of concern have been received and addressed within section 16 of this report.

Twenty-eight (28) letters; and

Five (5) petitions (2,403 signatures).

Key matters raised in the letters of concern

Density;

Site cover;

Setbacks;

Overshadowing;


ADOPTED REPORT 845

ITEM 5 (Continued) MATERIAL CHANGE OF USE APPLICATION TO ESTABLISH MULTIPLE DWELLINGS (51 DWELLINGS) AND SALES OFFICE AT 3, 5 AND 7 TWENTY FOURTH AVENUE AND 1422 GOLD COAST HIGHWAY, PALM BEACH PN31423/01/DA1

Visitor car parking and traffic impacts;

Communal open space;

Noise increase;

Building height;

Precedent;

Stability of adjoining development;

Impacts of construction process;

Impact on privacy;

Infrastructure capacity;

Character;

Obstruction of views;

Devalue properties;

Light rail impacts on street parking; and

Public notification of application.

Decision due date 2 November 2017 (note: deemed approval provisions apply if not decided by this date)

Referral agencies Department of Infrastructure, Local Government and Planning (DILGP)

Officer’s recommendation Approval 2 PROPOSAL Council is in receipt of an application for a Development Permit for a Material Change of Use to establish Multiple dwellings (51 dwellings being 100 bedrooms) and Sales office on the subject site.

The Multiple dwellings are proposed to be located within two buildings, being:

a nine (9) storey (29m) apartment building with podium level and loft apartments and forty-nine (49) dwellings; and

a four (4) storey duplex building with two (2) dwellings.

The proposed apartment building would be located over the existing allotments at 3-7 Twenty Fourth Avenue and the proposed duplex building would be located at 1422 Gold Coast Highway, located on the corner of Twenty Fourth Avenue and Gold Coast Highway.

It is proposed that the development be established over two stages. Stage one includes the apartment building and Sales office and Stage two includes the duplex building.

The key development parameters of the proposal are outlined in the following:


ADOPTED REPORT 846


Key development parameters Setbacks

Table 1: Apartment proposed setbacks Building level South

(Twenty Fourth Avenue frontage)

North East (Gold Coast Highway)

West

Ground 3m 3.38m between 1m -2m

2m -4.5m

Podium/level 1 3m to balcony 5.2m to wall

3.38m between 2.2m-3.4m

2m to balcony -4.4m to the wall

Level 2 3m to architectural detail

variable 3.8m - 5.2m to wall

between 4.7m-5.8m

between 3.5m and 10.6m

3m to the balcony between 4.4m - 5m to the wall

level 3 between 3m and 4.6m

between 4.7m-5.8m

between 3.5m and 10.6m


Level 4-7 3.4m to balcony variable 4m - 4.6m to wall

between 4.7m-5.8m


3m to the balcony

between 4.4m -

5m to the wall

Level 8 3.6m to balcony 5.7m to wall

between 4.7m-5.1m

2.7m and 10m

3m to the balcony

between 4.4m -

5m to the wall

Table 2: Duplex proposed setbacks

Building level

South (Twenty Fourth Avenue frontage)

North East (Gold Coast Highway frontage)

West (distance to apartment)

Ground level 2.8m 1m between 2m and 3.5m to road

4.5m


ADOPTED REPORT 847


Key development parameters resumption line

Level 1 between 1.9m-2.8m

between 1.57m – 1.9m

between 2m and 3.5m to road resumption line

7.5m


between 1.57m -1.9m

between 2m and 3.5m to road resumption line

7.5m


2.8m between 4m and 7m

14m

Site cover The breakdown of site cover is provided below (these calculations are based on net site area – defined as that part of the site remaining after the dedication of land required for public purpose):

Podium and duplex site cover: 65.9%; Level 2 - tower and duplex site cover: 52.6%; Level 3 – tower and duplex site cover: 49%; and Level 4-8 – tower site cover: 43.8%.

Height Apartment height: 9 storeys and 29 metres Duplex height: 3 storeys and 12 metres

Density 51 dwellings, 100 beds or one bed per 19.36m² of net site area. Apartment Total of 49 dwellings and 93 beds. The proposed breakdown of dwellings and bedrooms is as follows: 14 x 1 bedroom; 26 x 2 bedrooms; and 9 x 3 bedrooms.

Duplex Total of two dwellings and 7 beds. The proposed breakdown of dwellings and bedrooms is as follows: 1 x 3 bedroom duplex; and 1 x 4 bedroom duplex.

Car parking The car parking for the apartment would be located at ground level and within a basement car park. Each duplex would be provided with a double garage (i.e. two car parks) for car accommodation. The total number of car parks provided for the multiple dwelling is 78. The proposed car parking is comprised of 69 resident spaces and 5 visitor spaces in the apartment building and a double garage for each


ADOPTED REPORT 848


Key development parameters duplex (4 resident spaces). The proposed breakdown of car parks per unit is as follows:

TH A (4 bed) 2 Car;

TH B (3 Bed) 2 Car;

Loft (2 Bed) 2 Car;

Type A1 (1 Bed) 1 Car;



Type B (2 Bed) 1 Car;

Type C (2 Bed) 1 Car;

Type D (2 Bed) 4 with 2 Cars and 1 with 1 Car;

Type E (2 Bed) 2 Car;

Type F (3 Bed) 2 Car;

Type G (3 Bed) 2 Car;

Type H (3 Bed) 2 Car; and

Type I (3 Bed) 2 Car. Visitor car parking: Total 5 Sales office: Total of 1.

Vehicular access Access to the apartment building is proposed via a single driveway to Twenty Fourth Avenue. Both duplex buildings will have their own driveway to Twenty Fourth Avenue. The apartment building would provide separate pedestrian and vehicular access from Twenty Fourth Avenue. Pedestrian access to the apartment would be provided via a landscaped entrance from Twenty Fourth Avenue into the buildings entry lobby. Access from the entry lobby to the upper levels of the building would be obtained via internal lifts and stairs as shown on the development plans. Pedestrian access to each duplex dwelling would be provided via separate gatehouses at Twenty Fourth Avenue. Vehicle access to the apartment would be provided via a vehicle crossover from Twenty Fourth Avenue. Each duplex would be provided with an individual vehicle crossover from Twenty Fourth Avenue.

Bicycle parking and storage cages

6 security level C bicycle parking spaces are proposed for visitors and 49 security level B spaces are proposed for residents. Apartment resident bicycle parking to occur within storage cages: 49 cages provided


ADOPTED REPORT 849


Key development parameters Servicing Waste collection is proposed to be accommodated on-street. The

apartment allows for a Medium Rigid Vehicle (MRV) to stand on the site to accommodate removal vehicle activity.

Private open space

Each dwelling would be provided with private open space in the form of individual balconies of varying sizes. The area of private open space provided for the apartment dwellings is as follows:

1 bedroom between 12m²-21m²; 2 bedrooms between 12m²-21m²; and 3 bedrooms between 19m²-58m².

The area of private open space provided for the duplex dwellings is as follows (area excludes road resumption and northern landscaped setback area):

3 bedroom duplex 70m²; and

4 bedroom duplex 70m².

Communal open space

The apartment building would provide for communal open space at the podium level. The apartment would provide for communal open space of approximately 291.7m² (15%) in area. The communal open space would consist of a putting green, barbeque, kitchenette, resident lounges, games room, outdoor space, landscaping, pool and deck area.

Waste management

Refuse and recycling would be in the form of bulk waste bins for the apartment and individual wheelie bins for the duplex. The applicant proposes 1 x 3,000L bin to be collected twice weekly for general waste and 1 x 3,000 L bin collected weekly. A waste storage point would be located in the basement. A temporary waste servicing point would be located at the Twenty Fourth Avenue frontage as per the submitted development plans. Access to a waste chute has been provided on each apartment level leading into a waste storage room in the basement.

Dedicated waste and recycling wheelie bin storage points would be provided for each duplex in the vicinity of the pedestrian entrance points as per the submitted development plans. Wheelie bin collection would occur from Twenty Fourth Avenue, kerbside collection.

Acoustic attenuation

To attenuate noise:

A 1.8 metre high acoustic barrier is recommended to be constructed along the western property boundary in accordance with the submitted Acoustic Report.


ADOPTED REPORT 850


Key development parameters A 2.3 metre high acoustic barrier is recommended to be

constructed along the eastern property boundary of 1422 Gold Coast Highway (i.e. duplex frontage) in accordance with the submitted Acoustic Report.

Streetscape landscaping

The following streetscape works are proposed:

A 1.5 metre wide footpath for the full frontage of the site at Twenty Fourth Avenue;

A minimum 1.2 metre wide path linking each of the sites pedestrian entrances to the new path on the verge of Twenty Fourth Avenue; and

The planting of street trees within the Twenty Fourth Avenue road frontage.

Hydraulic and stormwater management

The applicant has proposed to provide Stormwater 360 proprietary devices. The applicant has undertaken the detailed analysis of the capacity of the stormwater drainage systems by considering the contributing catchments and demonstrated that the existing pipes have adequate capacity.

Road resumption requirements

The subject site is congruent to a State Controlled Road, being Gold Coast Highway. An area of land of approximately 40m² facing the Gold Coast Highway frontage is required for future road resumption by the Department of Infrastructure Local Government and Planning.

Sales Office The Sales Office is intended to operate within one garage of the existing duplex at 1422 Gold Coast Highway and include a model of the development and purchase information. As the Sales Office is located on site, this would be intended to be operated by appointment only during 3 weekdays and 4 hours on a Saturday. The Sales Office will not be open for all business hours or regularly staffed. One staff member would be involved with the operation of the Sales Office. The staff member would park in the other garage on site. The Sales Office Use is to have ceased prior to the commencement of the Multiple dwelling use.

The following perspectives show what the proposed development will look like:


ADOPTED REPORT 851


Figure 1: Elevated View Twenty Fourth Avenue facing north (source: response to information request BDA)

Figure 2: View from corner of Gold Coast Highway and Twenty Fourth Avenue (source: response to information request BDA)


ADOPTED REPORT 852


Figure 3: View from Twenty Fourth Avenue facing north east (source: response to information request BDA)

Figure 4: Elevated view looking south west (source: response to information request BDA)


ADOPTED REPORT 853


The assessment of the proposal has been undertaken against the City Plan. The proposal seeks a number of alternative outcomes to the codes, which are identified below: Medium density residential code:

Setbacks; Site cover; and Density.

Multiple accommodation development code:

Communal open space.

General development provisions code:

Shadow impacts of the proposed duplex component.

Transport development code:

Car parking supply; and Bicycle parking supply.

These are discussed within the ‘planning assessment’ section of this report. It is considered that the proposed alternative outcomes listed above have demonstrated compliance to the relevant performance outcome with the exemption of density. The proposed alternative outcome for density is demonstrated to satisfy the purpose and overall outcomes of the Medium density residential zone code as discussed in detail herein. 3 SITE DESCRIPTION AND SURROUNDING AREA 3.1 Characteristics of site The site is comprised of four (4) allotments with street frontage to Twenty Fourth Avenue of approximately 75.24m and the Gold Coast Highway of approximately 11.8 metres. The combined site area is 1,976m² and the net site area is 1,936m².

Specifically, the subject sites are improved by the following:

7 Twenty Fourth Avenue: Single storey dwelling house; 5 Twenty Fourth Avenue: Single storey apartment, three dwellings; 3 Twenty Fourth Avenue: Two storey apartment, four dwellings; and 1422 Gold Coast Highway: Single storey duplex.

An aerial view of the subject sites is provided on the following page:


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Figure 5: Aerial view of subject site (source: Dekho)

The subject sites are:

Generally flat; Not burdened by any easements; and Clear of protected vegetation with some areas of landscaping and formalised garden

beds. Councils Arborist advises that the removal of the trees located on site appear to be within the self-assessable requirements for tree removal.

Street views / photos of the subject sites are included within the figures below.

Photo 1: 1422 Gold Coast Highway facing north (source: site inspection)

Subject site Twenty Fourth Avenue Gold Coast Highway Bus stops


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Photo 2: 1422 Gold Coast Highway facing north (source: site inspection)

Photo 3: 3 Twenty Fourth Avenue facing north (source: site inspection)

Photo 4: 7 and 5 Twenty Fourth Avenue facing north (source: site inspection)


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Photo 5: 1422 Gold Coast Highway facing south west (source: site inspection)

3.2 Characteristics of surrounding area The immediate surrounding area of the site is characterised by dwelling houses and apartments of a low rise nature. The larger area is influenced by the existence of mid-rise apartment buildings (6, 7 and 8 storey development) to the east of the Gold Coast Highway. The broader characteristics and context of the surrounding area is described below: North:

Immediately north of the site adjoining the rear of the property are two storey dwelling houses at 8 and 10 Twenty Fifth Avenue, a two storey duplex at 12 Twenty Fifth Avenue and a two storey apartment at 14 Twenty Fifth Avenue.

Examples of mid-rise apartment buildings to the north between Twenty Fifth Avenue and Twenty Seventh Avenue, include an 8 Storey apartment at 470 The Esplanade, a 6 storey apartment building at 1439 Gold Coast Highway and a 7 storey apartment buildings at the corner of Twenty Seventh Avenue and The Esplanade.

South:

Immediately south of the site on Twenty Fourth Avenue are three storey apartment buildings (located at 2 and 4-6 Twenty Fourth Avenue) and one and two storey dwelling houses. Further south of the site are dwelling houses and apartments of a low rise nature.

East:

The existing development adjoining the eastern property boundary includes a two storey dwelling house at 1424 Gold Coast Highway and a two storey apartment building at 1426 Gold Coast Highway.

East of the site is the Gold Coast Highway, which provides for direct access to the northern and southern areas of the Gold Coast.

Bus stops are located within proximity of the subject site on the eastern and western sides of the Gold Coast Highway. A bus stop is located within a 12 metre walking


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distance of the site on the western side of the highway and within 290 metre walking distance of the subject site on the eastern side of the highway.

On the eastern side of the Gold Coast Highway within 140 metre walking distance of the subject site are commercial land uses within the Neighbourhood centre zone. The commercial land uses include a tak

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