5 materials schedule site cover plan€¦ · glass balustrades cst-1: stone cladding type 1 sof-1...
TRANSCRIPT
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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
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GSPublisherVersion 677.36.60.8
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.
Unit 5, 8 Petrie Terrace, Brisbane, Qld, 4000P 617 3862 1888
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
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
235 ADOPTED REPORT
-
GSPublisherVersion 677.36.60.8
REV. DETAILS INT DATEABC
D
E
DA ISSUEREVISED FLOOR LEVELSAS CLOUDED
RFI RESPONSE, REVISEDDA
RFI RESPONSE ISSUE
MRMRMR
MR
SM
15/03/201822/03/201818/04/2018
09/05/2018
27/06/2018
MR RALPH & MRS ANGELA DEPASQUALE
PROPOSED DE PASQUALERESIDENCE
CLIENT
PROJECT
TITLE
LOCATION
BASEMENT FLOOR PLAN
1:100@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
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
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( 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
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
236 ADOPTED REPORT
-
GSPublisherVersion 677.36.60.8
REV. DETAILS INT DATEBC
D
E
REVISED FLOOR LEVELSAS CLOUDED
REVISED LAUNDARY &PANTRY LAYOUT, RFIRESPONSE, REVISED DA
RFI RESPONSE ISSUE
MRMR
MR
SM
22/03/201818/04/2018
09/05/2018
27/06/2018
MR RALPH & MRS ANGELA DEPASQUALE
PROPOSED DE PASQUALERESIDENCE
CLIENT
PROJECT
TITLE
LOCATION
GROUND FLOOR PLAN
1:100@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
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
PEDESTRIAN SIGHTLINEIN ACCORDANCE WITHWITH AS2890
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.
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
)
6.0
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
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
E
1-
GROUND FLOOR PLANSCALE: 1:100
27/06/2018UPDATEDDRIVEWAY &CROSSOVER;COORDINATEDPODIUM PLANTINGWITH LANDSCAPEARCH. DETAILS
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
237 ADOPTED REPORT
-
GSPublisherVersion 677.36.60.8
REV. DETAILS INT DATEABC
D
E
DA ISSUEREVISED FLOOR LEVELSAS CLOUDED
RFI RESPONSE, REVISEDDA
RFI RESPONSE ISSUE
MRMRMR
MR
SM
15/03/201822/03/201818/04/2018
09/05/2018
27/06/2018
MR RALPH & MRS ANGELA DEPASQUALE
PROPOSED DE PASQUALERESIDENCE
CLIENT
PROJECT
TITLE
LOCATION
FIRST FLOOR PLAN
1:100@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
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
H I L D A S T R E E T
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
REMOVEABLESTRUCTURE WITHINROCKWALL ZONE,SHOWN HATCHED.
HORTICULTURALTRELLIS ARBOURBELOW
SC-2 PLA
NTE
R
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
E
E
1-
FIRST FLOOR PLANSCALE: 1:100
27/06/2018PODIUM PLANTINGCOORDINATED WITHLANDSCAPE ARCH.DETAILS
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
238 ADOPTED REPORT
-
GSPublisherVersion 677.36.60.8
REV. DETAILS INT DATEABC
D
E
DA ISSUEREVISED FLOOR LEVELSAS CLOUDED
RFI RESPONSE, REVISEDDA
RFI RESPONSE ISSUE
MRMRMR
MR
SM
15/03/201822/03/201818/04/2018
09/05/2018
27/06/2018
MR RALPH & MRS ANGELA DEPASQUALE
PROPOSED DE PASQUALERESIDENCE
CLIENT
PROJECT
TITLE
LOCATION
SECOND FLOOR PLAN
1:100@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
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
)
H I L D A S T R E E T
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
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
E 1-
SECOND FLOOR PLANSCALE: 1:10027/06/2018
FLOOR LEVEL REVISED
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
239 ADOPTED REPORT
-
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
ROOF PLAN
1:100@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
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
H I L D A S T R E E T
A-L
INE
SETB
AC
K
A-L
INE
ROOF
ROOF
ROOF
RO
OF
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
1-
ROOF PLANSCALE: 1:100
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
240 ADOPTED REPORT
-
GSPublisherVersion 677.36.60.8
REV. DETAILS INT DATEP2AB
C
D
CLIENT REVIEWDA ISSUEREVISED FLOOR LEVELS
RFI RESPONSE, REVISEDDA
RFI RESPONSE ISSUE
SMMRMR
MR
SM
02/02/201815/03/201822/03/2018
09/05/2018
27/06/2018
MR RALPH & MRS ANGELA DEPASQUALE
PROPOSED DE PASQUALERESIDENCE
CLIENT
PROJECT
TITLE
LOCATION
SECTION A-A
1:100@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
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
REMOVEABLESTRUCTURE WITHINROCKWALL ZONE,SHOWN HATCHED.
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
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
241 ADOPTED REPORT
-
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
SECTION B-B
1:100@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
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
RIDGE LINE @ RL17,300
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
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
B-
SECTION B-BSCALE: 1:100
27/06/20182ND FLOOR & BASEMENTLEVELS REVISED. PODIUMPLANTING COORDINATED WITLANDSCAPE ARCH. DETAILS
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
242 ADOPTED REPORT
-
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
SECTION C-C
1:100@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
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
RIDGE LINE @ RL17,300
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
SETBACK REQUIREMENTS,AS DEFINED IN GC CITYPLAN PART 6.2.2.3, FORSMALL LOTS
32
0
BASEMENT OPENING
HORTICULTURAL TRELLISOVER DRIVEWAY
EXISTING BDRYWALL
PLANTER
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
C-
SECTION C-CSCALE: 1:100
27/06/20182ND FLOOR & BASEMENTLEVELS REVISED. PODIUMPLANTING COORDINATED WITLANDSCAPE ARCH. DETAILS
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
243 ADOPTED REPORT
-
GSPublisherVersion 677.36.60.8
REV. DETAILS INT DATEP2AB
C
D
CLIENT REVIEWDA ISSUEREVISED FLOOR LEVELS
RFI RESPONSE, REVISEDDA
RFI RESPONSE ISSUE
SMMRMR
MR
SM
02/02/201815/03/201822/03/2018
09/05/2018
27/06/2018
MR RALPH & MRS ANGELA DEPASQUALE
PROPOSED DE PASQUALERESIDENCE
CLIENT
PROJECT
TITLE
LOCATION
ELEVATIONS - SHEET 1
1:100@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
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
MC-1
RN-1
CST-1
RN-3
RN-2
BAL-2
BAL-1
PLANTERPLANTERPLANTERPLANTER
SIT
E B
OUN
DA
RY
SIT
E B
OUN
DA
RY
NEIGHBOURINGONE STOREYDWELLING
MER
MA
IDB
EAC
H
8.1m
SE
AW
ALL S
ETB
AC
K
YARD
ROOFTERRACE
BALCBALC
GROUND FLOOR7,800
FIRST FLOOR11,400
SECOND FLOOR14,600
ROOF17,400
3,6
00
3,2
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
LINE OF EGL @SITE BOUNDARY
GL
GL
SETBACK REQUIREMENTS,AS DEFINED IN GC CITYPLAN PART 6.2.2.3, FORSMALL LOTS @ELEVATION FACE
GL
EXISTINGBDRY WALL
LINE OF EGL @ MAXBUILDING HEIGHT
PLANTER
RN-1
CST-2
CST-2
RN-1
RN-1
CST-2
BAL-2
BAL-3
RN-3
MC-1
RN-2
PF-1
RN-1
PLANTER
SIT
E B
OUN
DA
RY
SIT
E B
OUN
DA
RY
HIL
DA
STR
EET NEIGHBOURING
2 STOREYDWELLING
YARD
DECK
BALC
ROOF TERRACE
POOL
1,026SB
80
0
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
1-
NORTH ELEVATIONSCALE: 1:100
2-
EAST ELEVATIONSCALE: 1:100
27/06/2018EXTERNAL FINISHES CLARIFIED;2ND FLOOR & BASEMENTLEVELS REVISED; PODIUMPLANTING COORDINATED WITHLANDSCAPE ARCH. DETAILS
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
244 ADOPTED REPORT
-
GSPublisherVersion 677.36.60.8
REV. DETAILS INT DATEP2AB
C
D
CLIENT REVIEWDA ISSUEREVISED FLOOR LEVELS
RFI RESPONSE, REVISEDDA
RFI RESPONSE ISSUE
SMMRMR
MR
SM
02/02/201815/03/201822/03/2018
09/05/2018
27/06/2018
MR RALPH & MRS ANGELA DEPASQUALE
PROPOSED DE PASQUALERESIDENCE
CLIENT
PROJECT
TITLE
LOCATION
ELEVATIONS - SHEET 2
1:100@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
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
RIDGE LINE @RL11,811
11,2
30
MA
X B
UILD
ING
HE
IGHT
1,000SB
SETBACK REQUIREMENTS,AS DEFINED IN GC CITYPLAN PART 6.2.2.3, FORSMALL LOTS
LINE OF EGL @SITE BOUNDARY
PERGOLA
HOUSE NUMBER &LETTERBOX LINE OF EGL @ MAX
BUILDING HEIGHT
AWNING
HORT. TRELLISPORTAL
RN-3
RN-2MC-1
MC-1
CST-1
RN-2
RN-3
CST-2
RN-1
DRIVEWAY GATE
BAL-2
AWNING
RN-1
PLANTER
PF-2
SIT
E B
OUN
DA
RY
SIT
E B
OUN
DA
RY
MER
MA
IDB
EAC
H
NEIGHBOURINGDWELLING
LOWSET BRICKHOUSE
8.1m
SE
AW
ALL S
ETB
AC
K
ENTRY
ROOFTERRACE
GLGL
GL
GATEGATE
GL
DRIVEWAY
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
RIDGE LINE @RL17,300
RL15,720
3,000SB
6,726SB
1,526SB
11,2
30
MA
X B
UILD
ING
HE
IGHT
LINE OF EGL @ MAXBUILDING HEIGHT
PLANTER
PLANTER
RN-1
RN-2
RN-2
RN-2CST-1
CST-1
RN-3
MC-1
MC-1
MC-1
BAL-2
SC-1 SC-1
SC-1
SC-2
BATTEN FENCE
SIT
E B
OUN
DA
RY
SIT
E B
OUN
DA
RY
HIL
DA
STR
EET
NEIGHBOURING2 STOREY
DWELLING
LINE OF EGL @SITE BOUNDARY
SETBACK REQUIREMENTS,AS DEFINED IN GC CITYPLAN PART 6.2.2.3, FORSMALL LOTS
RPB
GL
GL
ENTRY AWNING
HORTICULTURALTRELLIS OVERDRIVEWAY.
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
1-
SOUTH ELEVATIONSCALE: 1:100
2-
WEST ELEVATIONSCALE: 1:10027/06/2018
EXTERNAL FINISHES CLARIFIED;2ND FLOOR & BASEMENTLEVELS REVISED; PODIUMPLANTING COORDINATED WITHLANDSCAPE ARCH. DETAILS
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
245 ADOPTED REPORT
-
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
CONTEXT PERSPECTIVES -SHEET 1
@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
1680DA50D
1-
HEDGES AVENUE CONTEXT PERSPECTIVENTS @ A3
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
246 ADOPTED REPORT
-
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
CONTEXT PERSPECTIVES -SHEET 2
@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
1680DA51D
1-
MERMAID BEACH CONTEXT PERSPECTIVENTS @ A3
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
247 ADOPTED REPORT
-
GSPublisherVersion 677.36.60.8
REV. DETAILS INT DATEA RFI RESPONSE ISSUE SM 27/06/2018
MR RALPH & MRS ANGELA DEPASQUALE
PROPOSED DE PASQUALERESIDENCE
CLIENT
PROJECT
TITLE
LOCATION
CONTEXT PERSPECTIVES -SHEET 3
@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
1680DA52A
1-
HILDA STREET CONTEXT PERSPECTIVE NTS @ A3
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
248 ADOPTED REPORT
-
GSPublisherVersion 677.36.60.8
REV. DETAILS INT DATEA RFI RESPONSE ISSUE SM 27/06/2018
MR RALPH & MRS ANGELA DEPASQUALE
PROPOSED DE PASQUALERESIDENCE
CLIENT
PROJECT
TITLE
LOCATION
INTERFACE SECTIONS
@A3SCALE: JOB No.
DWG No.DRAWN BY:
ISSUE DATE27/06/2018
ISSUE
SM
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
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
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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GSPublisherVersion 677.36.60.8
REV. DETAILS INT DATEA RFI RESPONSE ISSUE SM 27/06/2018
MR RALPH & MRS ANGELA DEPASQUALE
PROPOSED DE PASQUALERESIDENCE
CLIENT
PROJECT
TITLE
LOCATION
VEHICULAR CROSSINGDETAILS
1:50@A3SCALE: JOB No.
DWG No.DRAWN BY:
ISSUE DATE27/06/2018
ISSUE
SM
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.
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VEHICULAR CROSSING DETAILSCALE: 1:50
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
250 ADOPTED REPORT
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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
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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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 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).
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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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
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.
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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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
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
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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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
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
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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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
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
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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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 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.
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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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
Figure 6: Aerial photo of subject site
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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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 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
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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
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
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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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
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
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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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 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
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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
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
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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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 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;
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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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
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
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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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;
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
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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
(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:
760th Council Meeting 28 August 2018 Economy, Planning & Environment Committee Meeting 22 August 2018
267 ADOPTED REPORT
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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
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