5 materials schedule site cover plan€¦ · glass balustrades cst-1: stone cladding type 1 sof-1...

GSPublisherVersion 677.36.60.8

REV. DETAILS INT DATEAB

C

D

DA ISSUEREVISED FLOOR LEVELS

RFI RESPONSE, REVISEDDA

RFI RESPONSE ISSUE

MRMR

MR

SM

15/03/201822/03/2018

09/05/2018

27/06/2018

MR RALPH & MRS ANGELA DEPASQUALE

PROPOSED DE PASQUALERESIDENCE

CLIENT

PROJECT

TITLE

LOCATION

AREA DIAGRAMS &MATERIALS SCHEDULE

1:200@A3SCALE: JOB No.

DWG No.DRAWN BY:

ISSUE DATE27/06/2018

ISSUE

MR

Unit 5, 8 Petrie Terrace, Brisbane, Qld, 4000P 617 3862 1888

E [email protected] www.husbandarchitects.com.au

This drawing is the copyright of HUSBANDARCHITECTS PTY LTD. It may not be used,retained or copied without written authority.

Contractors must verify all dimensions, levelsand relevant details on site prior to any workor making shop drawings.

Do not scale from drawings. Discrepancies orany dimensions not nominated to be broughtto the attention of the architect forconfirmation.

Architectural documentation to be read inconjunction with other consultantdocumentation. Contractors to verifycoordination on site prior to commencingwork or making shop drawings. Discrepanciesto be brought to the attention of the architect.

1 HILDA STREET MERMAIDBEACH QLD 4218

1680DA11D

A: 55.4 m2A: 176 m2

A: 190.5 m2

A: 205.9 m2

LEGEND

GFA AREA

SITE COVERAGE

RN-1:RENDER & PAINTFINISH - LIGHT

BAL-1/PF-1:GLASS BALUSTRADES

CST-1:STONE CLADDINGTYPE 1

SOF-1TIMBER CLAD SOFFIT

CST-2:STONE CLADDINGTYPE 2

BAL-3:ALUM.BALUSTRADE

TD-1:TIMBER DECKING

GL:ALUM. GLAZING

SC-1/SC-2TIMBER SCREENING

RN-2:RENDER & PAINTFINISH - DARK

RN-3:RENDER FINISHDECORATIVE

MC-1:STANDING SEAMALUM. CLADDING

D

3-

SECOND FLOOR GFA PLANSCALE: 1:200

2-

FIRST FLOOR GFA PLANSCALE: 1:200

1-

GROUND FLOOR GFA PLANSCALE: 1:200

4-

SITE COVER PLANSCALE: 1:200

5-

MATERIALS SCHEDULE

27/06/2018FINISHES UPDATED

760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018

234 ADOPTED REPORT


1:200@A3

MR RALPH & MRS ANGELA DE PASQUALE

PROPOSED DE PASQUALE RESIDENCE

CLIENT

SCALE: JOB No.

DWG No.

PROJECT

DRAWN BY:

TITLE

LOCATION

SITE SURVEY PLAN ISSUE DATE27/06/2018

ISSUE

MR

Figured dimensions take precedence over scale dimensions. Contractors must verify all dimensions on site before commencing any work or making shop drawings.


E [email protected] www.husbandarchitects.com.auREV. DETAILS INT DATE

A

B

C

D

DA ISSUE

REVISED FLOORLEVELS

RFI RESPONSE,REVISED DA

RFI RESPONSE ISSUE

MR

MR

MR

SM

15/03/2018

22/03/2018

09/05/2018

27/06/2018 16801 HILDA STREET MERMAID BEACH QLD 4218

This drawing is the copyright of HUSBAND ARCHITECTS PTY LTD. It may not be used, retained or copied without written authority.

DA12D

H

IL

D

A

S

T

R

E

E

T

Single

Storey

Dwelling

2

RP130054

L

O

S

A

N

G

E

L

E

S

E

S

P

L

A

N

A

D

E

NOTES:1. Drawn to scale on an A3 sheet.2. All levels are in metres on the Australian Height Datum

referred to PM 74173 - RL 7.841m AHD situated on thecorner of Hilda Street & Hedges Street.

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 the relevantauthority records. The exact nature and location ofthese services should be confirmed prior toconstruction.

6. Area vide title : 405m²7. Meridian of Approximate MGA8. For 3D Surface see layer "3D Triangle Mesh" in the

cad file.9. Foreshore Seawall Line & Offset plotted from

superseded planning scheme overlay map OM12-8.

Title:

A3

21/12/2017Date Created: Comp File:

Scale: 1:200Surveyed By: SWM

Locality: MERMAID BEACHLocal Gov: GCCC

Client: R & A DE PASQUALE

Approved:

Plan No: 171377_100_001_DET_A

JKCPrepared By:SD

171377.PROJECT

Issue Revision Int DateA Original Issue JKC 21/12/2017

Plan of Detail Survey ofLot 2 on RP130054

Sheet of1 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 Bank

LEGEND:

SewerSEWIO Inspection PipeSEWMH ManholeStormwaterSTWGT Gully TrapSTWFI Field InletSTWMH ManholeGasGASMK Post / MarkerGASVL ValveWaterWTPFH Fire HydrantWTPVL Stop ValveWTPWM Water MeterWTPTP Tap / Bubler

ElectricalELEPP Power PoleELELT Ground LightELEMH ManholeELETR TransformerELECB Elec CabinetELEPL Electrical PillarELEPT Electrical PitELELP Street LightELESP Stay PoleCommunicationsTELMH ManholeTELPO Comms PoleTELPT Comms PitsTELPL Comms Pillar

0m 5 10 15 20

Scale 1:200

1-

SITE SURVEY PLANSCALE: 1:200


235 ADOPTED REPORT


REV. DETAILS INT DATEABC

D

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DA ISSUEREVISED FLOOR LEVELSAS CLOUDED


RFI RESPONSE ISSUE

MRMRMR

MR

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15/03/201822/03/201818/04/2018

09/05/2018

27/06/2018



CLIENT

PROJECT

TITLE

LOCATION

BASEMENT FLOOR PLAN


DWG No.DRAWN BY:


ISSUE

MR








1680DA20E

UP

UP

shr

FD

FD

FW

8,100

8,900

7,6

50

2,0

00

300 2,800 300

3,4006

,48

62

,60

02

,60

01,9

90

RL4,900

RL5,150

RL4

,80

0

RL7,060

4,800

VENT OPENING

LINE OF EXISTINGBDRY WALL OVER,DASHED

GARAGE

STORE

CELL.

STORE LOBBY

LIFT

CP 1

CP 2

BATH

C/R

TURN TABLE

H I L D A S T R E E T

M E

R M

A I

D

B

E A

C H

( L O

S

A N

G E

L E

SE

S P

L A

N A

D E

)

6.07.0

5.7

5

6.2

5

6.5

0

6.7

5

7.2

5

7.5

0

6.2

5

6.5

0

6.7

5

7.0

7.2

5

A-L

INE

SETB

AC

K

A-L

INE

ROLLER SHUTTER

DRIVEWAY

PO

OL

PU

MP

/ST

OR

.

STORE

SITE

BOU

NDAR

Y

SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

ADA30

ADA30

BDA31

BDA31

CDA32

CDA32

TR

ANS

ITIO

N@

1:8

(12

.5%

)R

AM

P@

1:4

kerb

kerb

LEGEND

BAL-1 GLASS BALUSTRADE TYPE 1BAL-2 GLASS BALUSTRADE TYPE 2BAL-3 ALUMINIUM BALUSTRADEBALC. BALCONYC/R COLD ROOMCP CAR PARKLDY LAUNDRYPDR POWDER ROOMPF-1 POOL FENCE TYPE 1PF-2 POOL FENCE TYPE 2SB SETBACKSTOR. STORAGEWIR WALK IN ROBE

GENERAL NOTE

THIS DRAWING HAS BEEN DEVELOPEDFROM CONSULTANT INFORMATION.

SITE BOUNDARIES, CONTOURS ANDLEVEL INFORMATION HAVE BEENINCORPORATED FROM THE DETAILSURVEY PLAN (DRG NO. 171377_100_001_DET_A) BY BENNETT & BENNETT.

ACTUAL DIMENSIONS AND LAYOUTSMAY DIFFER SLIGHTLY FROM THOSEINDICATED. ALL DIMENSIONS TO BECHECKED ON SITE PRIOR TOCONSTRUCTION.

E

1-

BASEMENT FLOOR PLANSCALE: 1:100

27/06/2018UPDATEDDRIVEWAY &CROSSOVER


236 ADOPTED REPORT


REV. DETAILS INT DATEBC

D

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REVISED FLOOR LEVELSAS CLOUDED

REVISED LAUNDARY &PANTRY LAYOUT, RFIRESPONSE, REVISED DA

RFI RESPONSE ISSUE

MRMR

MR

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22/03/201818/04/2018

09/05/2018

27/06/2018



CLIENT

PROJECT

TITLE

LOCATION

GROUND FLOOR PLAN


DWG No.DRAWN BY:


ISSUE

MR








1680DA21E

GENERAL NOTE

THIS DRAWING HAS BEEN DEVELOPEDFROM CONSULTANT INFORMATION.

SITE BOUNDARIES, CONTOURS ANDLEVEL INFORMATION HAVE BEENINCORPORATED FROM THE DETAILSURVEY PLAN (DRG NO. 171377_100_001_DET_A) BY BENNETT & BENNETT.

ACTUAL DIMENSIONS AND LAYOUTSMAY DIFFER SLIGHTLY FROM THOSEINDICATED. ALL DIMENSIONS TO BECHECKED ON SITE PRIOR TOCONSTRUCTION.

UP

UP

1DA61

3,277SB

6,727SB

8,100

3,000OFFSET FROM

PROPERTY BDRYTO GCC DUNE

FENCE

3,000

36

30

2,0

00

1,000SB

2,695

RL7,800

8,500

RL7,330

6,830

RL7,5

40

RL7,359

RL7,0

60

1DA60

POOL &TERRACE TOLANDSCAPEARCHITECT'SDETAILS

DUNE PROTECTION FENCETO GCCC STANDARD DRGNO. 04-003.

WATER FEATURE TOLANDSCAPEARCHITECT'S DETAILS

PEDESTRIAN SIGHTLINEIN ACCORDANCE WITHWITH AS2890

LOW LEVEL PLANTING

EXISTING BDRY WALL EXISTING BDRY WALL

FEATURE PLANTING

PLANTER

T.O.W 9,070

T.O.W 9,570

SC-1

BDRY WALL TOMATCH HEIGHT OFEXISTING BDRY WALL


LOW LEVELPLANTING

seat

seat se

at

seat

PF-1

PF

-1

PF-2

PF

-1

SITE

BOU

NDAR

Y

SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

PL'TER

PL'T

ER

PLA

NTE

RP

LA

NTE

R

PLANTER PLANTER PLANTER

PLA

NTE

R

ADA30

ADA30

BDA31

BDA31

CDA32

CDA32

1,02

6S

B

1,60

0S

B

300 2,800 300

3,400

2DA60

HOUSE NO. &LETTERBOX

REMOVEABLESTRUCTURE WITHINROCKWALL ZONE,SHOWN HATCHED.

BATTERLANDSCAPE TO BE

MAX. 750mmBELOW DECK

LEVEL

BATTEN SCREEN

BATTEN FENCE

HORTICULTURALTRELLIS ARBOUROVER, DASHED.


M E

R M

A I

D

B

E A

C H

( L O

S

A N

G E

L E

SE

S P

L A

N A

D E

)

6.0

6.2

5

6.5

0

6.7

5

7.2

5

7.5

0

6.2

5

6.5

0

6.7

5

7.0

7.2

5

BED 1

ENS

WCWIR

KIT

CH

EN

LIVING

DINING

TERRACE

POOL

PDR

STUDY

ENTRY

LIFT

LDY

TV

BO

OK

SHE

LF

FOYER

DR

YIN

G

8.1m

FO

RE

SHO

RE

SE

AW

ALL

LIN

E S

ETB

AC

K

DECK

DESK

BBQ

FO

RE

SHO

RE

SE

AW

ALL L

INE

PLO

TTE

D F

RO

M B

ENNE

TT +

BE

NNE

TT

SUR

VE

Y 17

1377_

100

_0

01_

DE

T_

A

PANTRY

YARD

LANDSCAPING

A-L

INE

SETB

AC

K

A-L

INE

DRIVEWAYCROSSOVER

GATE

GATE

GATE

GATE

SHR

GATE

BAR

CPBD

footshwr

linen

kerb

kerb

LA

ND

ING

UP

@ 1:

20

(5%

)TR

ANS

ITIO

N@

1:6

.7 (

15%

)

7.0

EXISTINGFOOTPATH

LEGEND


E

1-

GROUND FLOOR PLANSCALE: 1:100

27/06/2018UPDATEDDRIVEWAY &CROSSOVER;COORDINATEDPODIUM PLANTINGWITH LANDSCAPEARCH. DETAILS


237 ADOPTED REPORT



D

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RFI RESPONSE ISSUE

MRMRMR

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15/03/201822/03/201818/04/2018

09/05/2018

27/06/2018



CLIENT

PROJECT

TITLE

LOCATION

FIRST FLOOR PLAN


DWG No.DRAWN BY:


ISSUE

MR








1680DA22E

UP

bthfw

shr

shr fw

1,02

6S

B

1,52

6S

B

2,0

26

SB

5,245SB

1,000SB

1,500SB

3,700SB

2,740SB

1,60

0S

B

2,0

00

SB

8,100

6,727SB

RL:

11,40

0

LINE OF WALL UNDER,DASHED

SC-1

BA

L-3

BAL-1

M E

R M

A I

D

B

E A

C H

( L O

S

A N

G E

L E

SE

S P

L A

N A

D E

)

A-L

INE

SETB

AC

K

A-L

INE


BED 5

BED 3

BED 4

FAMILY

BA

LC

SHR

ENS

BALC

ENTRYAWNING

BTH

WASH RM.

LIFT

BED 2

LIN

PE

RG

OLA

BE

LO

W

WC

LIN

SITE

BOU

NDAR

Y

SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

PLANTER

PLANTER

ADA30

ADA30

BDA31

BDA31

CDA32

CDA32


HORTICULTURALTRELLIS ARBOURBELOW

SC-2 PLA

NTE

R

LEGEND


E

E

1-

FIRST FLOOR PLANSCALE: 1:100

27/06/2018PODIUM PLANTINGCOORDINATED WITHLANDSCAPE ARCH.DETAILS


238 ADOPTED REPORT



D

E



RFI RESPONSE ISSUE

MRMRMR

MR

SM

15/03/201822/03/201818/04/2018

09/05/2018

27/06/2018



CLIENT

PROJECT

TITLE

LOCATION

SECOND FLOOR PLAN


DWG No.DRAWN BY:


ISSUE

MR








1680DA23E

fw

shr6,727

SB

3,700SB

2,800SB

5,9

00

SB

1,500SB

1,076

SB

10,327SB

8,100

3,7

00

SB

RL:14,600

LINE OF ROOFOVER LEVELBELOW

AWNING OVER,DASHED

BAL-2

BA

L-2

M E

R M

A I

D

B

E A

C H

( L O

S

A N

G E

L E

SE

S P

L A

N A

D E

)


ROOFTERRACE

SHR

SAUNA

LIFT

GYM

ROOF

A-L

INE

SETB

AC

K

A-L

INE

ROOF

SITE

BOU

NDAR

Y

SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

ADA30

ADA30

BDA31

BDA31

CDA32

CDA32

1,60

0S

B

2,0

26

SB

3,0

00

SB

LEGEND


E 1-

SECOND FLOOR PLANSCALE: 1:10027/06/2018

FLOOR LEVEL REVISED


239 ADOPTED REPORT



C

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RFI RESPONSE ISSUE

MRMR

MR

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15/03/201822/03/2018

09/05/2018

27/06/2018



CLIENT

PROJECT

TITLE

LOCATION

ROOF PLAN


DWG No.DRAWN BY:


ISSUE

MR








1680DA24D

8,100

2,5

50

SB

PARAPETWALLS

AWNING

T.O.W 18,300

SITE

BOU

NDAR

Y

SITE

BOU

NDAR

Y

SITE BOUNDARY

SITE BOUNDARY

ADA30

ADA30

BDA31

BDA31

CDA32

CDA32

6,7

26

SB

11,927SB

2,800SB

6,0

90

SB

8,427SB

8,16

6S

B

1,60

0S

B

3,0

00

SB

3,500SB

3,700SB

RL18,000

RL17,650

RL15,500

WALLS UNDER,DASHED

WALLS UNDER,DASHED

WALLS UNDER,DASHED

OUTLINE OFBUILDING BELOW,SHOWNINDICATIVELY


A-L

INE

SETB

AC

K

A-L

INE

ROOF

ROOF

ROOF

RO

OF

LEGEND


1-

ROOF PLANSCALE: 1:100


240 ADOPTED REPORT


REV. DETAILS INT DATEP2AB

C

D

CLIENT REVIEWDA ISSUEREVISED FLOOR LEVELS


RFI RESPONSE ISSUE

SMMRMR

MR

SM

02/02/201815/03/201822/03/2018

09/05/2018

27/06/2018



CLIENT

PROJECT

TITLE

LOCATION

SECTION A-A


DWG No.DRAWN BY:


ISSUE

MR








1680DA30D

1 2 3 4 5 6

BASEMENT FLOOR4,800

GROUND FLOOR7,800

FIRST FLOOR11,400

SECOND FLOOR14,600

ROOF17,400

3,0

00

3,6

00

3,2

00

2,8

00

1,000SB

2,740SB

6,727SB

RIDGE LINE @ RL11,811

RL18,000RL18,320

RL14,800

1,500SB

8,427SB

976

995

EGL

EXISTINGVERANDAH @RL7.75

EGL + 9.0m, AS DEFINEDBY GC CITY PLAN, ATDWELLING ELEVATION.MAX. DWELLING HEIGHT

SETBACKREQUIREMENTS, ASDEFINED IN GC CITYPLAN PART 6.2.2.3,FOR SMALL LOTS

LIGHTWEIGHTCANTILEVEREDPERGOLA

EGL + 1.0m, AS DEFINED BYGC CITY PLAN, ATDWELLING ELEVATION.

DUNE PROTECTION FENCETO GCCC STANDARD DRGNO. 04-003.

PLANTER

HORT. TRELLISPORTAL

BAL-3

BAL-2

SIT

E B

OUN

DA

RY

SIT

E B

OUN

DA

RY

NEIGHBOURINGONE STOREY

DWELLING

MER

MA

ID B

EAC

H

GYM

ROOFTERRACE

FAMILY RM.

LIVING RM.KITCHEN

BED 4

GARAGERAMP

LDRY

FO

RE

SHO

RE

SE

AW

ALL L

INE

YARD

DECK

BALC

8.1m

SE

AW

ALL S

ETB

AC

K


LEGEND

BAL-1 GLASS BALUSTRADE TYPE 1BAL-2 GLASS BALUSTRADE TYPE 2BAL-3 ALUMINIUM BALUSTRADECST-1 STONE 1 CLADDING TYPE 1CST-2 STONE 2 CLADDING TYPE 2MC-1 STANDING SEAM ALUM. CLADDINGEGL EXISTING GROUND LINEGL ALUM. FRAMED GLAZINGPF-1 POOL FENCE TYPE 1PF-2 POOL FENCE TYPE 2RN-1 RENDER/PAINT FINISH - LIGHTRN-2 RENDER/PAINT FINISH - DARKRN-3 RENDER FINISH - DECORATIVE

D

A-

SECTION A-ASCALE: 1:100

27/06/20182ND FLOOR & BASEMENTLEVELS REVISED. PODIUMPLANTING COORDINATED WITLANDSCAPE ARCH. DETAILS


241 ADOPTED REPORT



C

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15/03/201822/03/2018

09/05/2018

27/06/2018



CLIENT

PROJECT

TITLE

LOCATION

SECTION B-B


DWG No.DRAWN BY:


ISSUE

MR








1680DA31D

A B C D E

BASEMENT FLOOR4,800

GROUND FLOOR7,800

FIRST FLOOR11,400

SECOND FLOOR14,600

ROOF17,400

2,8

00

3,6

00

3,2

00

2,8

00

700

6,726SB

RL18,000

2,117SB

6,090SB

2,026SB

975


RL18,320

3,000SB

1,600SB

1,026SB

EGL

STA

IR

EGL + 9.0m, AS DEFINED BYGC CITY PLAN, AT DWELLINGELEVATION. MAX. DWELLINGHEIGHT

EGL + 1.0m, ASDEFINED BY GC CITYPLAN, AT DWELLINGELEVATION.

EXISTING BDRYWALL

PLANTER

PLANTER

HIL

DA

STR

EET

SIT

E B

OUN

DA

RY

SIT

E B

OUN

DA

RY

NEIGHBOURING2 STOREYDWELLING

STORE GARAGE

BED 1LIVINGDININGSTUDY

FAMILY BED 2 ENS BED 3

ROOF TERRACE

SETBACK REQUIREMENTS,AS DEFINED IN GC CITYPLAN PART 6.2.2.3, FORSMALL LOTS

RL17,650

LEGEND


D

B-

SECTION B-BSCALE: 1:100



242 ADOPTED REPORT



C

D



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MRMR

MR

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15/03/201822/03/2018

09/05/2018

27/06/2018



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PROJECT

TITLE

LOCATION

SECTION C-C


DWG No.DRAWN BY:


ISSUE

MR








1680DA32D

E D C B A

BASEMENT FLOOR4,800

GROUND FLOOR7,800

FIRST FLOOR11,400

SECOND FLOOR14,600

ROOF17,400

3,0

00

3,6

00

3,2

00

2,8

00

1,026SB


8,166SB

1,076SB

994

1,82

0

1,526SB

RL18,320RL18,000

1,600SB

EGL

EGL + 9.0m, AS DEFINED BY GCCITY PLAN, AT DWELLINGELEVATION. MAX. DWELLINGHEIGHT

EGL + 1.0m, ASDEFINED BY GC CITYPLAN, AT DWELLINGELEVATION.

2.2m HEIGHTCLEARANCE,

DASHED

RPB

ENTRY AWNING

PLANTER

SIT

E B

OUN

DA

RY

SIT

E B

OUN

DA

RY

HIL

DA

STR

EET

NEIGHBOURING2 STOREY

DWELLING

GARAGE

ROOF

LDRYPANTRYWIR

BED 5BATHWASH

RMBED 4

S'NA SHR

RAMP


32

0

BASEMENT OPENING

HORTICULTURAL TRELLISOVER DRIVEWAY

EXISTING BDRYWALL

PLANTER

LEGEND


D

C-

SECTION C-CSCALE: 1:100



243 ADOPTED REPORT



C

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CLIENT

PROJECT

TITLE

LOCATION

ELEVATIONS - SHEET 1


DWG No.DRAWN BY:


ISSUE

MR








1680DA40D

GROUND FLOOR7,800

FIRST FLOOR11,400

SECOND FLOOR14,600

ROOF17,400

5,227SB

6,727SB

1,000SB

2,740SB

8,427SB

RL18,320RL18,000

3,6

00

3,2

00

2,8

00

1,500SB RIDGE LINE

@ RL11,811

11,2

30

MA

X B

UILD

ING

HE

IGHT

3,277SB

SETBACK REQUIREMENTS, ASDEFINED IN GC CITY PLAN PART6.2.2.3, FOR SMALL LOTS

GL

SLIDING SCREENS

GL GL

LINE OF EGL @ MAXBUILDING HEIGHT

LINE OF EGL @SITE BOUNDARY

LINE OF EXISTINGBOUNDARY WALL IN FRONTOF ELEVATION, DASHED

PLANTER

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SECOND FLOOR14,600

ROOF17,400

3,6

00

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00

2,8

00

6,726SB

2,026SB

RL17,650

RL18,320

7,626SB

1,600SB

1,730SB

RIDGE LINE @RL17,300

RL18,000

3,000SB

11,2

30


GL

GL

SETBACK REQUIREMENTS,AS DEFINED IN GC CITYPLAN PART 6.2.2.3, FORSMALL LOTS @ELEVATION FACE

GL

EXISTINGBDRY WALL


PLANTER

RN-1

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RN-1

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1,026SB

80

0

LEGEND


D

1-

NORTH ELEVATIONSCALE: 1:100

2-

EAST ELEVATIONSCALE: 1:100

27/06/2018EXTERNAL FINISHES CLARIFIED;2ND FLOOR & BASEMENTLEVELS REVISED; PODIUMPLANTING COORDINATED WITHLANDSCAPE ARCH. DETAILS


244 ADOPTED REPORT



C

D



RFI RESPONSE ISSUE

SMMRMR

MR

SM

02/02/201815/03/201822/03/2018

09/05/2018

27/06/2018



CLIENT

PROJECT

TITLE

LOCATION

ELEVATIONS - SHEET 2


DWG No.DRAWN BY:


ISSUE

MR








1680DA41D

GROUND FLOOR7,800

FIRST FLOOR11,400

SECOND FLOOR14,600

ROOF17,400

1,500SB

2,740SB

5,245SB

10,327SB

RL18,320

3,6

00

3,2

00

2,8

00

6,727SB

RL17,650RL18,000


11,2

30

MA

X B

UILD

ING

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IGHT

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PERGOLA

HOUSE NUMBER &LETTERBOX LINE OF EGL @ MAX

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RN-2

RN-3

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PLANTER

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E B

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8.1m

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AW

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ETB

AC

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GLGL

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GL

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GROUND FLOOR7,800

FIRST FLOOR11,400

SECOND FLOOR14,600

ROOF17,400

1,026SB

RL18,320

RL17,550

3,6

00

3,2

00

2,8

00

1,600SB


RL15,720

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6,726SB

1,526SB

11,2

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X B

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IGHT


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LEGEND


D

1-

SOUTH ELEVATIONSCALE: 1:100

2-

WEST ELEVATIONSCALE: 1:10027/06/2018

EXTERNAL FINISHES CLARIFIED;2ND FLOOR & BASEMENTLEVELS REVISED; PODIUMPLANTING COORDINATED WITHLANDSCAPE ARCH. DETAILS


245 ADOPTED REPORT



C

D



RFI RESPONSE ISSUE

MRMR

MR

SM

15/03/201822/03/2018

09/05/2018

27/06/2018



CLIENT

PROJECT

TITLE

LOCATION

CONTEXT PERSPECTIVES -SHEET 1

@A3SCALE: JOB No.

DWG No.DRAWN BY:


ISSUE

MR








1680DA50D

1-

HEDGES AVENUE CONTEXT PERSPECTIVENTS @ A3


246 ADOPTED REPORT



C

D



RFI RESPONSE ISSUE

MRMR

MR

SM

15/03/201822/03/2018

09/05/2018

27/06/2018



CLIENT

PROJECT

TITLE

LOCATION


@A3SCALE: JOB No.

DWG No.DRAWN BY:


ISSUE

MR








1680DA51D

1-

MERMAID BEACH CONTEXT PERSPECTIVENTS @ A3


247 ADOPTED REPORT


REV. DETAILS INT DATEA RFI RESPONSE ISSUE SM 27/06/2018



CLIENT

PROJECT

TITLE

LOCATION


@A3SCALE: JOB No.

DWG No.DRAWN BY:


ISSUE

MR








1680DA52A

1-

HILDA STREET CONTEXT PERSPECTIVE NTS @ A3


248 ADOPTED REPORT





CLIENT

PROJECT

TITLE

LOCATION

INTERFACE SECTIONS

@A3SCALE: JOB No.

DWG No.DRAWN BY:


ISSUE

SM








1680DA60A

INTEGRATEDPLANTER

FOOTPATH

ENTRY GATE

FEATURE PLANTING TOENTRY, TO LANDSCAPE

ARCH DETAILS

GROUND FLOORRL 7.800

FIRST FLOORRL 11.400

SECOND FLOORRL 11.400

HIL

DA

STR

EET

SIT

E B

OUN

DA

RY

FOYERENTRY

DRIVEWAY ARBOUR - METALPORTAL FRAME WITH STAINLESS

STEEL WIRE HORTICUTUAL TRELLIS

PLANTER - GLASSREINFORCED CONCRETETUB OR SIMILAR MIN 600mmDEPTH TO LANDSCAPEARCH. DETAILS

INTEGRATEDPLANTER

BDRY WALL

SIT

E B

OUN

DA

RY

DRIVEWAY

PWDR

GROUND FLOORRL 7.800

FIRST FLOORRL 11.400

KERB

2-

ENTRY SECTIONAL PERSPECTIVE1-

DRIVEWAY ARBOUR DETAIL


249 ADOPTED REPORT





CLIENT

PROJECT

TITLE

LOCATION

VEHICULAR CROSSINGDETAILS


DWG No.DRAWN BY:


ISSUE

SM








1680DA61A

UP

2,5

00

2,000

500

3,000

500

150

0

300 2,800 300

3,400

2,000

2,5

00

3,000

3,3

82

2,0

00

2,600

RL7,330

RL7,540

RL7,371

RL7,123

VEHICULAR CROSSING TO IPWEASTANDARD DRAWINGS RS-049 & RS-050

EXISTING KERB & CHANNEL


LOW LEVEL PLANTING

FEATURE PLANTING


SITE

BOU

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1:4

(2

5%

)

LEGEND


1-

VEHICULAR CROSSING DETAILSCALE: 1:50


250 ADOPTED REPORT

ITEM 4 CITY DEVELOPMENT REPORT ON MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR WAREHOUSE AND OFFICE AT 2 AND 4 NEWHEATH DRIVE, ARUNDEL - DIVISION 2 PN303435/01/DA3

Refer 6 page attachment

1 APPLICATION SUMMARY

Application information

Address 2 and 4 Newheath Drive, Arundel

Lot and plan Lot 2 on SP191032 and Lot 29 on SP223242

Site area 17,844m²

Properly made date 14 September 2017

City Plan version Version 4 (Effective 3 July 2017)

Zone / Precinct Low impact industry zone

Overlays

Acid sulfate soils; Bushfire hazard; Environmental significance – priority species; Flood; and State controlled roads, rail corridor and transport noise corridors.

Proposed use Warehouse and office

Categories of development and assessment

Impact assessment

Applicant and Applicant’s consultancy team

Greenery Developments Pty Ltd (Applicant and land owner) (Directors – Shepard and Susan Kingston) Storey and Castle Planning (Planning consultant) Knobel Consulting Pty Ltd (Hydraulics consultant) Rytenskild Traffic Group Pty Ltd (Traffic consultant) Urban Economics Pty Ltd (Economic consultant) K.A.R Consulting Pty Ltd (Architect) Schlencker Surveying (Qld) (Suveyor) Andrew Gold Landscape Architecture (Landscape architect)

Land owner Greenery Developments Pty Ltd

Submissions Objections Support

Nil Nil

Key matters raised by submitters Nil

Decision due date 15 January 2018 (The applicant did not agree to an extension to Council’s decision making period)

Referral agencies Department of State Development, Manufacturing, Infrastructure and Planning

Officer’s recommendation Refusal


251 ADOPTED REPORT

ITEM 4 (Continued) REPORT ON MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR WAREHOUSE AND OFFICE AT 2 AND 4 NEWHEATH DRIVE, ARUNDEL - DIVISION 2 PN303435/01/DA3 2 PROPOSAL

This application proposes a material change of use to establish a Warehouse and Office at 2 and 4 Newheath Drive, Arundel.

The applicant is seeking a development permit.

The proposal involves two warehouse buildings each with an office component. The warehouses have a combined area of 9057m². The offices, located over four (4) levels within each building, have a total area of 6250m².

The development is located on an elevated building platform with all car parking provided beneath the building.

The building has an overall height of 15.40 metres.

Table 5.5.9: Material change of use – Low impact industry zone (where not in a precinct) of the City Plan (V4) categorises the proposal as being subject to impact assessment because:

At 15.40 metres in height, it involves building work where the height exceeds 15 metres; and

Office is a land use not listed in the table.

A warehouse is development that is otherwise accepted subject to requirements.

The development parameters of the proposal are outlined in the table below:

Development parameters

Height 15.40 metres

Setbacks

Northern boundary:

6.0 metres to building line.

Zero metres for a timber deck at ground level – north eastern corner of building only.

Southern Boundary (Newheath Drive frontage)

Min. 7.0 metres

Eastern Boundary:

Zero metres to elevated building platform.

8.0 metres to building façade.

Western Boundary (Kingston Drive frontage)

10.0 metres.

Site cover Building platform – 73% (approximately)

Warehouse and offices – 60%

Gross floor area

Building 1 (located within southern portion of the site):

Warehouse – 5426m²

Office – 3772m² (943m² per floor).


252 ADOPTED REPORT

ITEM 4 (Continued) REPORT ON MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR WAREHOUSE AND OFFICE AT 2 AND 4 NEWHEATH DRIVE, ARUNDEL - DIVISION 2 PN303435/01/DA3

Building 2 (located within northern portion of the site):

Warehouse – 3631m²

Office – 2480m² (620m² per floor).

Car parking 398 spaces provided within a basement / undercroft level, below the proposed building structure.

Loading and service area

Onsite loading dock and servicing area located centrally with the site between the 2 warehouse buildings.

Vehicle access and circulation

Ingress and egress is proposed at three locations and include:

Crossover in Newheath Drive adjacent to the eastern property boundary will provide entry and exit movements for cars and entry only for heavy vehicles.

Cars entering the site are directed to the basement ramp to the left.

Heavy and service vehicles circulate along the elevated internal roadway located between the building and the eastern boundary to the loading and service area.

An additional crossover is proposed in Neaheath Drive further west, approximately 40.0 metres from the intersection with Kingston Drive. This crossover provides exit only movements for vehicles departing the basement.

Single crossover approximately midway along the Kingston Drive frontage provides left out only for heavy and service vehicles exiting loading dock and service area.

Employees Warehouse – approximately 80 staff (warehouse floor and associated

office based staff)

Office – approximately 320 staff

The following drawings illustrate the proposed development.


253 ADOPTED REPORT


Figure 1: Site plan of proposed development (source: K.R.A Consulting)

Figure 2: Warehouse 1 and office – south elevation – view from Newheath Drive (source: K.R.A Consulting)

Office components over 4 levels


254 ADOPTED REPORT


Figure 3: Warehouse 1 and office – west elevation – view from Kingston Drive / Pacific Motorway (source: K.R.A Consulting)

Figure 4: Warehouse 2 and office – north elevation (source: K.R.A Consulting)

Figure 5: Warehouse 2 and office – west elevation – view from Kingston Drive / Pacific Motorway (source: K.R.A Consulting)

The applicant has identified the specific nature of the office activity as support for its establishment on the site. The nature of the proposed office use is described as follows:

In addition to the office based staff directly associated with the warehouse, the company also


255 ADOPTED REPORT


provides third party logistics solutions for international clients and therefore requires additional office space to meet its needs and the needs of its clients.

The company develops its own software, which requires office space for programmers and technicians.

The company has other support and partnership roles that needs access to logistics and office staff including:

o Collaboration with Screen Australia and Screen Queensland to support the production and release of locally made films. This includes the provision of additional office and warehouse space during production periods and assistance in the theatrical distribution and then all aspects of home entertainment distribution, including marketing and digital sales.

o Support for related start-up companies by providing logistics service together with some office space to help facilitate the growth of their respective business.

The company and its various clients and relationship partners have demand for large amounts of office space and require flexibility of spaces to meet the rapidly changing needs of the creative and digital industry.

In addition to its needs and those of its respective partners, a new online electrical wholesale business called Tradezone, was established. This company, to be located on site, is requiring more warehouse and office space.

Approximately 320 staff could be employed in the office component (separate to the warehouse).

3 KEY ISSUES

The key issues of the proposal include:

Office land use

The proposed office is considered to be inconsistent with the general industry area as identified in the Strategic framework and the purpose of the Low impact industry zone.

Further, the office at the scale proposed has the potential to undermine the orderly development or viability of centres in the network and therefore compromises the city’s settlement pattern and strength and diversity of the economy attributed to that settlement pattern.

Buffers to conservation area

The site is identified on Environmental significance overlay maps as either mapped or sharing a boundary with certain mapped areas. As a result the Environmental significance overlay code is a relevant assessment benchmark.

Acceptable outcomes (AO) of the code require certain buffers to the adjoining conservation area that contains State and Local significant wetlands and waterways. Acceptable outcomes require between 30m and 100m in certain circumstances.

The proposed building has a setback of 7.8m to the eastern and northern boundaries, but has portions of the suspended circulating driveway built up to the property boundary. The eastern and northern boundaries share a common boundary with the neighbouring conservation area. In its current form, the proposal does not include the buffer areas set out in the various AOs. Further, the proposal has not demonstrated that the proposed building setbacks will not impact on the environmental significance of the neighbouring conservation area. The subject site was created pursuant to P&E Appeal 91 of 2006 that gave rise to the reconfiguring a lot and operational works approvals. Officers are of the opinion that this is a relevant matter that


256 ADOPTED REPORT

ITEM 4 (Continued) REPORT ON MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR WAREHOUSE AND OFFICE AT 2 AND 4 NEWHEATH DRIVE, ARUNDEL - DIVISION 2 PN303435/01/DA3 changes the relevance of the assessment benchmark. The Judgement includes a number of conditions relating to building setbacks and landscape buffers to the common boundary with the conservation area. These setbacks were established following the Court’s consideration of the environmental values of the adjoining conservation area and potential impacts of future development on that area. The conditions allow lesser buffer distances than nominated by the AO’s. Officers are of the opinion that modification of the proposal in accordance with these conditions will ensure compliance with the purpose and overall outcomes of the codes and therefore compliance with the code. The applicant has not changed the proposal in line with conditions of the current approval.

4 SITE CONTEXT

4.1 Subject site

A summary of the site is as follows:

Comprises two allotments with a total area of 17,844m². Was created as a result of a Judgement dated 21 September 2006. The Judgement was in

relation to P & E Appeal No.91 of 2006 and allowed a development permit for Reconfiguring a Lot (33 lot Industrial estate Subdivision including two Management Lots and Public Open Space) and Preliminary Approval for Operational Works (Change to Ground Level) and Building Works, subject to conditions.

Is irregular in shape with a frontage of approximately 136.0 metres to Newheath Drive and 162.0 metres to Kingston Drive.

The northern boundary has a length of approximately 103.0 metres. The eastern boundary is approximately 150.0 metres in length. The site topography has been modified in accordance with an existing operational works

approval. The constructed building pad grades from the western boundary towards the south-eastern and eastern boundaries. Pad levels range from 6.55 metres AHD along the western boundary of the site to 4.60 metres AHD at the south-east corner. The site drops to 1.45 metres AHD at the base of the existing retaining wall adjacent to the adjoining Coombabah Creek reserve.

Vegetation is limited to maintained grass over the majority of the site with more substantial vegetation in the form of shrubs and small trees located along the northern and eastern boundaries.

The site is currently vacant and unimproved. An easement traverses the south western corner of the site for the purposes of a gas pipeline and

sewerage infrastructure. An existing stormwater pit exits the south eastern corner of the site into the neighbouring public

open space. The site is located in the Low impact industry zone.


257 ADOPTED REPORT


Figure 6: Aerial photo of subject site


258 ADOPTED REPORT

ITEM 4 (Continued) REPORT ON MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR WAREHOUSE AND OFFICE AT 2 AND 4 NEWHEATH DRIVE, ARUNDEL - DIVISION 2 PN303435/01/DA3 Figure 7: Zoning map – Low impact industry zone

Figure 8: View looking north across the site from the Newheath Drive frontage.

Figure 9: Kingston Drive frontage of the site looking south


259 ADOPTED REPORT


Figure 10: View looking south across the site to Newheath Drive 4.2 Immediate context

The area immediately surrounding the site is characterised by a mix of low impact industry uses and open space.

Adjoining the site to the north and east is densely vegetated land located in the Conservation zone that forms part of the Coombabah Lakelands Conservation Area. Figures 6 and 7 above illustrate the site conditions and zoning.

To the south of the site on the southern side of Newheath Drive is a recently constructed motor vehicle sales yard for commercial vehicles including utilities, vans and light trucks that also provides service and truck wash facilities.

The western boundary of the site fronts Kingston Drive, a two lane service road to the eight lane Pacific Motorway.

4.3 Local context

The broader characteristics and context of the surrounding area include:

North: Beyond Coombabah Creek is an area of land in the Low impact industry zone bound by Kingston Drive (Pacific Motorway service road) to the west, the Gold Coast to Brisbane railway line to the east and Phillip Cray Road to the north.

The low impact industrial area is characterised by a range of warehouse and low impact industry land uses.

East: Beyond the Coombabah Lakelands Conservation Area is land in the Low impact industry zone that forms part of the same industrial estate and contains a range of low impact industries.

Beyond this industry and the Gold Coast to Brisbane rail corridor are low density


260 ADOPTED REPORT


residential areas of Arundel.

South: A linear parcel of open space to the east of the vehicles sales allotment contains a north / south creek corridor. This creek corridor joins with the Coombabah Creek corridor to the north of the subject site. South and east of this open space corridor is Low impact industry zone land that contains a mix of low impact industrial land uses. The Gold Coast to Brisbane rail line adjoins the eastern side of this industrial land.

The Smith Street interchange is approximately 950 metres south of the site.

West: Land opposite the site on the western side of the motorway is contained in a combination of Rural, Rural residential and Open space zones.

Figure 11 Aerial photo of surrounding land with zone overlay 4.4 City wide context

On a city wide context, the site is:

Subject site

Low impact industry zone

Low density residential zone


261 ADOPTED REPORT

ITEM 4 (Continued) REPORT ON MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR WAREHOUSE AND OFFICE AT 2 AND 4 NEWHEATH DRIVE, ARUNDEL - DIVISION 2 PN303435/01/DA3 Identified within an Industry and business area on Strategic framework map 2 – Settlement

pattern; Located within the General industry area on Strategic framework map 5- Focus areas for

economic activity; Approximately 1.7km from Helensvale Major centre; Within a radius of approximately 5km to Nerang and Biggera Waters Major centres; and Within a radius of approximately 7km to Southport CBD.

5 PLANNING ASSESSMENT

Section 45(5) of the Planning Act 2016 identifies:

(5) An impact assessment is an assessment that –

(a) must be carried out -

(i) against the assessment benchmarks in a categorising instrument for the development; and

(ii) having regard to any matters prescribed by regulation for this subparagraph; and

(b) may be carried out against, or having regard to, any other relevant matter, other than a person’s personal circumstances, financial or otherwise.

The proposed development triggers impact assessment and has been assessed in accordance with Section 45(5) of the Planning Act 2016.

Section 45 (5) states that an impact assessment must be carried out against the assessment benchmarks, any matter prescribed regulation and may be carried out against any other relevant matter. The Act provides examples of another relevant matter, which among other things includes ‘the current relevance of the assessment benchmarks in the light of changed circumstances.’

Part 4, Division 4, Subdivision 2, Section 31 of the Planning Regulation 2017 states the ‘matters impact assessment must have regard to generally’. This includes amongst other matters:

(f) any development approval for, and any lawful use of, the premises or adjacent premises; The site was created pursuant to a reconfiguring a lot and operational works application that was the subject of P&E Appeal No.91 of 2006. The appeal was allowed by Judgement dated 21 September 2006. The Judgement allowed the appeal subject to conditions. In accordance with the Regulation, officers are of the view that the existing Judgement dated 21 September 2006, being a development approval for the premises, is matter to which regard must be given in the assessment of this application. Given the existing development approval is considered by officers to be a relevant matter, details of this approval are discussed where relevant through the report. In certain circumstances the relevance of the assessment benchmarks has been changed by the matters in this Judgement. 5.1 State Planning instruments

The application has been assessed against the following instruments:

Instrument Comment State Planning Policy The City Plan appropriately reflects all aspects of the State

Planning Policy apart from aspects relating to natural


262 ADOPTED REPORT


hazards, risk and resilience (coastal hazards).

The proposal does trigger assessment against any assessment benchmarks relating to natural hazards, risk and resilience (coastal hazards).

This is discussed in section 5.1.1 below.

South East Queensland Regional Plan The proposal is not fully consistent with the goals, elements and strategies; and the Southern Sub-regional directions of the South East Queensland Regional Plan 2017 (ShapingSEQ).

This is discussed in section 5.1.2 below.

Schedule 10 (Development assessment) of the Planning Regulation 2017

The proposal does not trigger assessment against any assessment benchmarks in Schedule 10 (Development assessment) of the Planning Regulation 2017.

Schedule 12 (Particular reconfiguring a lot requiring code assessment) of the Planning Regulation 2017

The proposal does not trigger assessment against any assessment benchmarks in Schedule 12 (Particular reconfiguring a lot requiring code assessment) of the Planning Regulation 2017.

5.1.1 Assessment against the State Planning Policy

The proposal has been assessed against the assessment benchmarks in Part E – interim development assessment requirements, of the State Planning Policy.

The City Plan appropriately reflects all aspects of the State Planning Policy apart from aspects relating to natural hazards, risk and resilience (coastal hazards).

A portion of the site is located within the erosion prone area, however the entire site is located outside of the coastal management district. The proposal is considered to adequately respond to the constraints associated with this policy due to the proposed construction methodology which will adequately mitigate the risk from natural hazards.

5.1.2 Assessment against the South East Queensland Regional Plan

The proposal has been assessed against the goals, elements, strategies and the Southern Sub-regional directions of the South East Queensland Regional Plan 2017.

Most relevant to this application is ShapingSEQ Goal 2: Prosper, which states:

‘SEQ has a globally competitive economy focused on high-value economic activities supported by population-serving jobs.

Regional Economic Clusters will leverage traditional strengths and competitive advantages to advance the economy, strengthen our global and national relationships, and embrace emerging technology and new opportunities.’

Elements and strategies relating to this goal and relevant to the proposal include Element 2: Regional Economic Clusters and Element 3: Regional activity centres network. These elements include


263 ADOPTED REPORT

ITEM 4 (Continued) REPORT ON MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR WAREHOUSE AND OFFICE AT 2 AND 4 NEWHEATH DRIVE, ARUNDEL - DIVISION 2 PN303435/01/DA3 strategies to accommodate major employment generating activities, plan for an increased range and mix of complementary activities and ensure development in individual centres is consistent with the regional centres network.

Within the city, the areas from Southport to Broadbeach, Robina and Varsity Lakes and Coolangatta are identified as Regional Economic Clusters. These areas are intended to be the focal points for employment and services.

The City Plan is aligned with ShapingSEQ by identifying these areas within the network of activity centres. The proposal to locate approximately 6000m² of office outside of an area of economic cluster and activity centres is not consistent with the goals, elements and strategies of the South East Queensland Regional Plan 2017.

5.2 Local categorising instruments

The application has been assessed against the following instruments:

Local categorising instrument Comment

Temporary Local Planning Instrument The proposal does not trigger assessment against any temporary local planning instruments.

Local Government Infrastructure Plan There is no new trunk infrastructure required as part of this development.

Variation approval The proposal does not trigger assessment against a variation approval.

5.3 City Plan

The following is an assessment of the application against the City Plan.

5.3.1 Assessment against the Strategic framework

The strategic framework requires careful and balanced reading of the provisions to best achieve the purpose and objectives of the City Plan. The strategic framework sets the policy direction for the City Plan and has a planning horizon of 2031.

This Policy direction is structured in the following way:

a The strategic intent describes the planning vision for the Gold Coast over the coming decades; in particular, what our city will look like and how it will function, potential for major development over the next 20 years and areas for growth and protection.

b The following six city shaping themes play an important role in shaping future growth and managing change across the city, and collectively represent the policy intent of the City Plan:

i Creating liveable places; ii Making modern centres; iii Strengthening and diversifying the economy;


264 ADOPTED REPORT


iv Improving transport outcomes; v Living with nature; and vi A safe, well designed city.

c Strategic outcomes for each theme.

d Elements that refine and further describe the strategic outcomes.

e Specific outcomes sought for each of the elements.

Strategic intent

The Strategic intent flows through to the Themes (Strategic outcomes), Elements (Specific outcomes) and applicable codes. The Strategic intent is achieved through assessment against these outcomes.

Theme/s and Elements

The following is an assessment of the application against the relevant Theme/s and Elements of the strategic framework identified in the table below:

Theme/s Related element Maps

Making modern centres

Mixed use centres Strategic framework map 2 – settlement pattern

Mixed use centres

Strengthening and diversifying the economy

Industry and business areas Strategic framework map 2 – settlement pattern

Industry and business areas Strategic framework map 5 –focus areas for economic activity

General industry

The site is located within the Industry and business areas designation on Strategic framework map 2- settlement pattern.

Industry and business areas are intended to be major locations for specialised employment and visually attractive investment and production activity. These areas have a distinct role and function to centres. They do not undermine the orderly development or viability of centres.

The proposal seeks to establish a warehouse and office within an Industry and business area.

The Strategic framework states that Industry and business areas; provide for specialised employment, have a distinct role and function to centres and do not undermine the orderly development or viability of centres.

In line with these aspects, this assessment considers the following key issues:

Land use Centres strategy


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ITEM 4 (Continued) REPORT ON MATERIAL CHANGE OF USE (IMPACT ASSESSMENT) FOR WAREHOUSE AND OFFICE AT 2 AND 4 NEWHEATH DRIVE, ARUNDEL - DIVISION 2 PN303435/01/DA3 Land use

Through the theme ‘Strengthening and diversifying the economy’, the city’s settlement pattern will accommodate a variety of business, education and employment choices in appropriate settings, scale and locations to underpin economic growth.

The settlement pattern includes:

(a) mixed use centres; (b) specialist centres, including health, education, knowledge and innovation areas; (c) industry and business areas; (d) unique character precincts; (e) tourism areas; (f) residential neighbourhoods, including home based business and neighbourhood centres;

and (g) rural production areas.

The site is located within the Industry and business area.

Industry and business areas are major locations for specialised employment that have a distinct role and function to centres.

An Industry and business area should not undermine the orderly development or viability of centres.

Specific outcome 3.5.2.1 relates to the Industry and business areas element within the Strategic framework and states:

‘(1) Industry and business areas support single use or concentrations of related economic activities and are locations for major employment, investment and production activity. The orderly, sequenced, consolidated and attractive growth of these locations maximises economic advantage and public and private investment. Industry and business areas are categorised as:

(a) business areas;

(b) general industry areas, including the regionally significant Yatala/Staplyton enterprise area; and

(c) marine industry areas.’

The site is more specifically identified on Strategic framework map 5 –focus areas for economic activity, as a General industry area. Outcomes specific to these areas include:

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

‘(9) While land in general industry areas is protected from encroachment, these areas accommodate a limited range of complementary uses that support the immediate industrial area. Other uses not readily catered for within other areas due to their scale or nature may also be established if these activities do not compromise the long-term use of general industry land for its intended purpose. These may include:

(a) manufacturer’s shop;

(b) service industries;


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(c) creative industries;

(d) kennels;

(e) veterinary hospitals;

(f) crematoriums;

(g) medium-to-large scale places of worship; and

(h) showrooms and indoor recreation or the like where directly fronting Brisbane Road, Labrador, Reedy Creek Road, Burleigh and Spencer Road (north of Pappas Way), Nerang.’

The proposed development involves warehouses totalling 9057m² and offices totally 6250m².

The proposed warehouse component is consistent with the outcomes anticipated for General industry area. It provides a substantial storage and distribution facility within a visually attractive building consistent with its function and prominent location adjacent to the Pacific Motorway. The placement of vehicle parking with a basement maximises the use of the site for its intended purpose.

By contrast, officers are of the view that offices to the scale proposed, are not consistent with and not supported in General industry areas. While recognising that a complementary range of uses may be accommodated in these areas under circumstances identified in (9) above, it is noted that offices are not listed as one such use. The Strategic framework, through its network and hierarchy of centres identifies the preferred location for these uses.

In responding to the consistency of the office land use with the Strategic framework, the applicant has offered the following justification:

‘The offices established within this proposal act in support of these Warehouses and, although the land use is not listed in the table of assessment, are a consistent feature within industrial areas despite their relative floor area. The relative size, dimensions and capacity of the Warehouses require substantial amounts of Office space in order to function efficiently and effectively. Without these, the scale of the proposal would overwhelm the logistical ability of the offices and would not function effectively.’

‘Low impact industry uses allow for ancillary offices to support and provide administrative assistance to the operations of the industrial use. The proposed offices, as mentioned within the Planning Report, are to accommodate and provide administrative assistance and logistical function to the site’s Warehouse capabilities. These offices are not to provide or include retail sales from the premises and therefore remain in line with the purpose of the Low impact industry zone.’

‘The offices do not impact on the long-term use of the land for industrial purposes as the primary land use is warehousing and the proposed offices are to accommodate the function and everyday operations of the warehouse and its products. The proposed mix of office space also reflects increasing operational trends to centralise a range of functions including marketing, administration, HR and distribution within the one location.’

The application material states that approximately 80 people will be employed as part of the warehouse component. This includes warehouse floor and associated office based staff. It further states that the development has the capacity to support some 400 employees, meaning approximately 320 employees not directly associated with the warehouse. Officers have been unable to establish with certainty the nexus between the warehouse and other office use.

Adding to the above justification, the applicant submitted an economic need analysis for the office land use on the site. The position presented in this report as relevant to the need for proposal is summarised as follows:


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The proposed development has an operational requirement for the co-location of all aspects of the business in maintaining efficiencies and economies. Commercial office space associated with its warehousing and logistics space is critical to the operation of the business.

The intended occupier of the building is running out of room to accommodate the needs of its staff within its current commercial office premises in Arundel and there is a need to secure additional commercial office space to accommodate the growing needs of the business and its employment base, co-located with its warehousing and logistics space.

The Gold Coast economy is demonstrative of an expanding and growing economy with flow-on demand to the property market including takeup of industrial and commercial office space. The proposed development will contribute to the provision of modern, quality office space to meet these needs.

Employment growth on the Gold Coast will generate ongoing growth in demand for warehouse and office space, with a projected demand for at least 31,500m² of commercial office space per annum over the next 20 years. The proposed office space would therefore represent less than 3months supply of commercial office space on the Gold Coast.

Employment across the Gold Coast in occupations and industries more typically associated with office and commercial environments is projected to accelerate relative to employment growth associated with primary or secondary sectors. The proposed office space will contribute to the mix of commercial office space catering to the needs of business and employment growth across the Gold Coast within a recognised and established business and industry precinct.

Warehousing and logistics needs of tenants and businesses are changing considerably. The proposed warehouse development on the subject site will provide a modern, efficient warehouse space with the flexibility to adapt to the evolving needs of businesses including heights that

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