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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
48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form
Landscape Architects | Page 1709 May 2017 | DA05 | 160908
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
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48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form
Landscape Architects | Page 1809 May 2017 | DA05 | 160908
Part ThreeSections & Elevations
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 794
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48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form
Landscape Architects | Page 1909 May 2017 | DA05 | 160908
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 795
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48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form
Landscape Architects | Page 2009 May 2017 | DA05 | 160908
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
Key Plan | Ground Level
Sections and Elevations3.2 Gold Coast Highway Elevation
VENTURA ROAD
| Scale 1:200 @ A3
1
2
5
3
4
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 796
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SECTION A - GOLD COAST HIGHWAY SECTION B - VENTURA ROAD
48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form
Landscape Architects | Page 2109 May 2017 | DA05 | 160908
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
Key Plan | Ground Level
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 797
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SECTION A - EASTERN BOUNDARY SECTION B - SOUTHERN BOUNDARY
48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form
Landscape Architects | Page 2209 May 2017 | DA05 | 160908
Legend
1 1800 high fence to boundary
2 Screen planting
3 Small shade tree
4 Private open space
Key Plan | Ground Level
Sections and Elevations3.4 Eastern and Southern Boundary
Sections
A
B
| Scale 1:100 @ A3
1 122
3 3
44
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 798
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48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form
Landscape Architects | Page 2309 May 2017 | DA05 | 160908
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 799
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48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form
Landscape Architects | Page 2409 May 2017 | DA05 | 160908
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 800
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48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form
Landscape Architects | Page 2509 May 2017 | DA05 | 160908
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 801
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48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form
Landscape Architects | Page 2609 May 2017 | DA05 | 160908
Part FourDesign Details
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 802
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48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form
Landscape Architects | Page 2709 May 2017 | DA05 | 160908
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 803
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48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form
Landscape Architects | Page 2809 May 2017 | DA05 | 160908
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 804
-
48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form
Landscape Architects | Page 2909 May 2017 | DA05 | 160908
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 805
-
Design DetailsPlanting Palette
18
21
15 27
22 25
26
48 Ventura Rd, Mermaid Beach | Ventura HWY PTY LTD | Form
Landscape Architects | Page 3009 May 2017 | DA05 | 160908
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 806
-
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
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.
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 811
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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.
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 814
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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.
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
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)
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 817
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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;
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 818
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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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 819
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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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 820
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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.
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 821
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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.
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 822
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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:
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 823
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APPENDIX
A Bennett and Bennett
Plan of Detail Survey of Lots 56 – 58 on RP43454 (Ref:
161095_001_DET_A)
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 824
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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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 825
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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)
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 826
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745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 827
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745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 828
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745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 829
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APPENDIX
C Knobel Consulting Pty Ltd
Pre Development Stormwater Catchment Plan
(Ref: K3820/P001/A)
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 830
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745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 831
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APPENDIX
D Knobel Consulting Pty Ltd
Stormwater Management Plan
(Ref: K3820/P002/B)
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 832
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745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 833
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APPENDIX
E Knobel Consulting Pty Ltd
Sediment and Erosion Control Plan and Details
(Ref: K3820/P003/B)
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 834
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745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 835
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APPENDIX
F Stormwater360
Maintenance Brochure
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 836
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Stormwater360 maintenance serviceInspect. Clean. Report.
A U S T R A L I AStormwater360
Our waterways. Our future.
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 837
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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.
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 838
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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.
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 839
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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.
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 840
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Stormwater360 Maintenance service 3
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.
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 841
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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.
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 842
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Stormwater360 Maintenance service 5
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 843
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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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 844
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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;
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
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:
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 846
-
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
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
3m to the balcony between 4.4m - 5m to the wall
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
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 847
-
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
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
Level 2 between 1.9m-2.8m
between 1.57m -1.9m
between 2m and 3.5m to road resumption line
7.5m
Level 3 between 1.9m-2.8m
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 848
-
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
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 A2 (1 Bed) 1 Car;
Type A3 (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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 849
-
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
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.
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 850
-
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
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:
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 851
-
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
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)
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 852
-
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
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)
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 853
-
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
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:
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 854
-
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
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 855
-
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
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)
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 856
-
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
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
745th Council Meeting 31 October 2017 City Planning Committee
Meeting 25 October 2017
ADOPTED REPORT 857
-
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
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