D A Report Final

Development Application Report
Brendan Ferris
(s2835927)
2067ENV- DEVELOPMENT PROCESSES STUDIO

October 14, 2013
Table of Contents
List of Tables and Figures ........................................................................................................................ 2
Project Outline ........................................................................................................................................ 3
2.0. Site Analysis ...................................................................................................................................... 4
2.1. Site location ................................................................................................................................. 4
2.2. Existing land uses of site and surrounding area .......................................................................... 5
2.3. Existing vegetation ...................................................................................................................... 6
2.4. Access and circulation of the site ................................................................................................ 7
2.5. Topography, flooding and drainage of the site ........................................................................... 7
2.6. SWOT of the existing site and its surroundings ........................................................................... 9
2.7. Summary.................................................................................................................................... 10
3.0. Site Proposal .................................................................................................................................. 11
3.1. Land uses.................................................................................................................................... 11
3.2. Site coverage .............................................................................................................................. 16
3.3. Floor area of buildings ............................................................................................................... 16
3.4. Building types and characteristics ............................................................................................. 18
3.5. Master plan ................................................................................................................................ 20
3.6. Provision of open space ............................................................................................................. 21
3.7. Access and circulation ................................................................................................................ 22
3.8. Storm water and waste management ....................................................................................... 24
3.9. Summary .................................................................................................................................... 25
4.0. Planning Legislation ....................................................................................................................... 26
4.1. Parklands PDA Proposed Development Scheme ....................................................................... 26
4.2. South-East Queensland Regional Plan ....................................................................................... 29
4.3. Gold Coast City Council Planning Scheme ................................................................................. 30
4.3.1. Desired Environmental Outcomes ...................................................................................... 31
4.3.2. Applicable and constraint codes ......................................................................................... 35
4.3.3. Summary of solutions ......................................................................................................... 38
5.0. Conclusion ...................................................................................................................................... 39
List of References .................................................................................................................................. 40
Appendices............................................................................................................................................ 42
BRENDAN FERRIS (s2835927)
List of Tables and Figures

Table 1- SWOT of existing site. ............................................................................................................... 9
Table 2 - Site coverage .......................................................................................................................... 16
Table 3 - Total floor area of each building type .................................................................................... 16
Table 4 - Flora species to be planted. ................................................................................................... 22
Table 5 - PDA Criteria. ........................................................................................................................... 28
Table 6 - Property Information for the site........................................................................................... 31
Table 7- Ecological Processes DEO's .................................................................................................... 32
Table 8 - Community well-being DEO's ................................................................................................ 33
Table 9 - Economic Development DEO's .............................................................................................. 34
Table 10 - Applicable codes ................................................................................................................. 35
Table 11 - Constraint Codes ................................................................................................................. 37
Figure 1 - Site location map .................................................................................................................... 4

Figure 2 - Land uses map ........................................................................................................................ 5
Figure 3 - Regional ecosystem and remnant map of subject site and surrounds................................... 6
Figure 4 - Vegetation in and around the site .......................................................................................... 6
Figure 5 - Traffic on Smith Street Motorway .......................................................................................... 7
Figure 6 - Map showing subject site in relation to problem drainage areas .......................................... 8
Figure 7 - Flood zones located close to the subject site ......................................................................... 8
Figure 8 - Existing site analysis concept plan. ....................................................................................... 10
Figure 9 - Structural elements plan....................................................................................................... 13
Figure 10 - Commonwealth Games concept plan. ................................................................................ 14
Figure 11 - Post Games concept plan. .................................................................................................. 15
Figure 12 - Subdivision Plan. ................................................................................................................. 17
Figure 13 - Master plan. ........................................................................................................................ 20
Figure 14 - Concept of the site's road design ....................................................................................... 23
Figure 15 - Stormwater pipe network around the site and surrounding streets ................................. 24
Figure 16 - Waste water network within and surrounding the site. .................................................... 25
Project Outline
As per stage three of the 2018 Commonwealth Games Village Project, this Development
Application (DA) report will be submitted to the Gold Coast City Council (GCCC) and provide
all necessary information regarding the subject site located at 1 Parklands Drive, Southport.
The report will build upon the research undertaken by Limitless Designs in stages one
(tender submission) and two (scoping and feasibility study) as well as the suggestions made
by council at the pre-lodgement meeting.
This DA report will consist of:
A site analysis which includes the location of the site, a SWOT analysis and existing
site characteristics such as land uses, vegetation, access and topography.
A design proposal on behalf of Limitless Designs which identifies all land uses,
building and landscaping characteristics, provisions of open space, access to and
around the site, site coverage and storm water and waste management practices.
All applicable legislation such as the Parklands Priority Development (PDA) Area
Proposed Development Scheme 2013, South-East Queensland Regional Plan 2009
and the GCCC Planning Scheme 2003.
Completed relevant DA forms.
2.0. Site Analysis

The following section will outline the characteristics of the site and its surrounding area. All
information regarding the existing site will be presented so that the positives and negatives
of creating a development on the site will come forward. This section will include; the
location of the site, describing the existing land uses within the site and surrounding area,
describing the existing vegetation, identifying current access points, a SWOT analysis and
also discussing the topography, flooding and drainage of the site.
2.1.
Site location
The subject site is located at 1 Parklands Drive, Southport, Gold Coast City and will be a part
of the newly formed Health and Knowledge Precinct. The Gold Coast University Hospital and
Griffith University neighbour the site with the Southport Sharks AFL club located nearby.
Figure 1 - Site location map (Google 2013).
2.2.
Existing land uses of site and surrounding area
The Parklands site is located near two main roads; Olsen Avenue and Smith Street (see
Figure 2). The race course, indoor-centre and private function rooms are the main land uses
within the site. According to the Gold Coast City Council (2009), the site is within close
proximity to a variety of different land uses. These include;
Private open space
Public open space
Community purposes
Residential choice
Detached dwelling
Designated development
Fringe business
Figure 2 - Land uses map (Modified from GCCC 2009).
2.3.
Existing vegetation
As you can see in Figure 3, there is an endangered regional ecosystem located on the
eastern boundary of the site (Queensland Government 2013). There are numerous types of
vegetation throughout the site, but the majority is situated on the Eastern side of the site
(see Figure 4).
Figure 3 - Regional ecosystem and remnant map of subject site and surrounds (Modified from Queensland
Government 2013 B).
Figure 4 - Vegetation in and around the site (Modified from Google 2013).
2.4.
Access and circulation of the site
Smith Street Motorway and Parklands Drive service the subject site with pedestrian access
only available on Parklands Drive. Both of these access points are prone to high traffic flow
with congestion regularly occurring during peak hour (see Figure 5). The high traffic flow is
contributed by the Griffith University students and staff who regularly use the Parklands site
for parking. The traffic flow and congestion will continue to increase with the recent
opening of the Gold Coast University Hospital. To aid this congestion, the local and state
governments have authorised two roads to run through the site as well two light rail stops
which will hopefully limit the amount of people that drive to Griffith University and the
hospital, therefore reducing traffic congestion.
Figure 5 - Traffic on Smith Street Motorway (Source: Sam Monaghan).
2.5.
Topography, flooding and drainage of the site
As you can see in Figures 6 and 7, the site is under no direct threat of flooding (GCCC 2008).
However, with the close proximity of a flood zone near the Northern boundary and the site
being located within a problem stormwater drainage area this may become an issue for
further development. The area surrounding the retention pond is particularly at risk due to
the run off from the Western side of the site as well as the pond being situated in a low lying
area.
Figure 6 - Map showing subject site in relation to problem drainage areas (Modified from GCCC 2008 A).
Figure 7 - Flood zones located close to the subject site, the flood prone areas are shown in blue (Modified
from GCCC 2008 B).
2.6.
SWOT of the existing site and its surroundings
The following table highlights the strengths, weaknesses, opportunities and threats of the
existing site and its environs. A site analysis concept plan was also drawn to aid the SWOT
table (see Figure 8).
Table 1- SWOT of existing site.
Strengths
Weaknesses
Sites locality to infrastructure.
Site drainage issues.
Framework freedom provided by

Economic Development
Queensland.
Noise and air pollution from

surrounding major roads (Smith St.
and Olsen Av.)
The overall size of the site.
Solar orientation.
A piece of environmentally
protected green space is located to
the North-East of the site.
Opportunities
Threats
The slope and aspect of the site will

be utilised.
TOD, due to surrounding major

roads, and new light rail network.
To attract a range of demographics

to occupy the development post
games.
Public fallouts with stakeholders

(Parklands, Racing Queensland,
GCCC).
Critical habitat becomes weakened
which could lead to extinction of
endangered species.
Potential flooding for low lying
areas.
Site Analysis
Concept Plan
Figure 8 - Existing site analysis concept plan.
2.7.
Summary
This site analysis has presented the positives of the site such as its location and size whilst
also highlighting possible problems that a development might experience such as traffic
congestion and possible flooding from heavy downfalls. Overall this site analysis has shown
that the advantages of building a Commonwealth Games Village far out-weigh the negatives
which justifies why the proposed development should go ahead.
10
3.0. Site Proposal
A proposal for the Parklands site will be presented in the following section. The section will
build upon the information gained from the site analysis and will outline the changes to be
made before and after the Commonwealth Games. The proposal will include; major land
uses, a site coverage table, building types and characteristics, open space provisions and
storm water and waste management practices. Two concept plans and a master plan will
also be provided as a visual aid to help distinguish the major aspects of the design.
3.1. Land uses

The Parklands PDA Structural Elements Plan (Figure 9) has acted as a guide for this
development and the land uses have been implemented accordingly. As you can see in the
below concept plans (Figures 10 & 11), there are nine land uses that cover the subject site.
The land uses include;
Open green space: This takes up the majority of the site as it is an important aspect
of the design. With a vast amount of open green space, both residents and the public
can enjoy the aesthetic beauty it brings as well as utilizing the area for health and
fitness reasons.
Permanent residential: This area will house the majority of athletes and staff during
the Commonwealth Games. Post Games the buildings will be transferred into a
strata title where each apartment will be privately owned.
Mixed use: During the Games, the residential part of these buildings will be used to
house athletes and staff. The commercial part of the building will be used for Games
officials whilst the retail part will be filled with cafs, restaurants, bakeries,
newsagents, supermarkets and clothing stores. Post Games the athletes rooms will
be turned into private apartments and the officials area will be turned back into
offices for business use.
11
Temporary Accommodation: This land use will house the rest of the athletes and
staff during the Commonwealth Games. The demountables will then be removed
after the completion of the Games and the area will be transferred into a natural
regeneration precinct (see Figure 11).
Sports Centre: This building will be used as a training facility for the athletes during
the Commonwealth Games. The facility includes numerous basketball/netball courts,
a swimming pool, a gym and a rehabilitation area. After the Games, Limitless Designs
will donate the gymnasium to the local council so that the public and local sports
teams can use the facility.
Dining Hall: This building will be used to feed the athletes and staff during the
Commonwealth Games. The building will then be removed after the Games and the
space will be used for the Health and Knowledge Precinct (see Figure 11).
Community centre: The building will stay the same throughout the Commonwealth
Games and beyond. The facility will mostly be used by hospital charities and local
community groups.
Designated wetland: The sole purpose of this area is to preserve the endangered
ecosystem on the Eastern side of the site.
Car park: The car park will be used during the Commonwealth Games and
afterwards. The development will be two stories high (one of which will be
underground) and incorporate 100 parking spaces. The car park also includes
numerous bike racks and a shower facility.
12
Figure 9 - Structural elements plan (Modified from Queensland Government 2013 A).
13
During Commonwealth
Games Concept Plan
Figure 10 - Commonwealth Games concept plan.
14
Post Commonwealth Games

Concept Plan
Figure 11 - Post Games concept plan.
15
3.2. Site coverage

Table 2 shows the coverage of the major land uses that have been proposed for the
development. The estimations were calculated in metres squared and then given as a
percentage against the total area of the site to highlight the most prominent land uses.
Table 2 - Site coverage
Land use
Open green space
Permanent residential
Mixed use
Temporary accommodation
Sports Centre
Designated wetland
Car park
Dining hall
Community centre
Site coverage (m2)

123,500
51,000
36,700
25,600
21,450
19,500
3,750
3,500
2,000
Percentage of total site (%)

42.0
17.3
12.5
8.7
7.4
6.6
1.3
1.2
0.7
Note: Total site area = 294,000m2
3.3. Floor area of buildings

As you can see in Table 3, the total floor area has been given for each building within the
development. By comparing the figures in this table with the figures in the subdivision plan
(Figure 12) you can see how much space the buildings take up in each respective lot.
Table 3 - Total floor area of each building type
Building Type
Mixed use
Permanent residential
Temporary accommodation
Sports Centre
Dining hall
Community centre
Total Floor Area (m2)

27,200
21,600
19,880
19,200
3,500
750
16
Author: Byron Davis

Date: 19/09/2013
NTS
Figure 12 - Subdivision Plan.
17
3.4. Building types and characteristics

As you can see in Figure 13, there will be 44 new buildings on the site during the
Commonwealth Games. This will drop to 34 buildings post Games once the demountables
and dining hall are removed (see Figure 11). All buildings will employ sustainable techniques
such as solar panels, green rooves, vertical gardens and rainwater tanks as well passive
design practices in the form of stacked and cross ventilation. The new buildings consist of;
-
15 permanent residential apartments
This will include nine 4 storey apartments and six 3 storey apartments, all containing a three
bedroom layout. The buildings are designed to promote a pedestrian friendly development
which has staggered residential designs to lure individuals through a journey of discovery.
Each apartment will be allocated one underground car space to help to promote the use of
public and active transport however there will be on street parking available for the
residents guests. The development will offer disability access throughout each building as
well as a community garden for each building to promote social interaction between
residents.
-
20 removable dwellings
These dwellings will be prefabricated off site to reduce the impact on the local environment.
The dwellings will only be used to accommodate the athletes and staff during the Games as
they will be relocated and sold to Government and industrial organisations once the Games
have finished. Each dwelling will be one storey in height and contain six bedrooms which all
have adequate disability access.
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4 mixed use developments
The buildings within the mixed use precinct will range from five to eight storeys in height.
The first two levels will be allocated for commercial and retail use whilst the upper levels
will be designated for residential use where each apartment will be privately owned. Once
again all buildings will be disability friendly and underground parking will be available for
residents, staff and the general public to use.
1 Sports Centre
This development will provide state of the art facilities which the Commonwealth Games
Athletes will require. The sports centre will then be utilized by numerous local and regional
sporting organisations as a way to give back to the community. As the centre is located
quite close to the designated car park within the development, gymnasium users will be
asked to use that facility however on street parking will also be available. As discussed in the
pre-lodgement meeting with council, the amount of car parking spaces available will depend
on the amount of people who use the gymnasium and also the success of the light rail
system. If the council believe there is insufficient parking for the gymnasium users, Limitless
Designs will work with the GCCC and allocate more parking spaces in the car park or a
suitable location.
-
1 community centre
The purpose of this development will be to provide an establishment for a chosen charity
that will work in conjunction with the Gold Coast University Hospital. The centre will also be
used by local community groups which will help the development to maintain its legacy.
-
1 removable athletes dining hall
The primary use of this building will be to prepare and serve food and beverages for the
Commonwealth Games staff and athletes. After the completion of the Games the building
will be reused elsewhere and the land will be sold to independent researchers and
Queensland Health as a part of the newly formed Health and Knowledge Precinct.
19
3.5. Master plan

Proposed Commonwealth Games
Village Master Plan
Author: Sherry Cullen

Date: 28/08/2013
Scale: 1:2500
Figure 13 - Master plan.
20
3.6. Provision of open space

The large open green space will incorporate playing fields, BBQ facilities, picnic tables, bike
paths and community gardens that are fully accessible to the public and the handicapped.
These provisions will promote community interactions between all social groups whilst
attracting natural fauna to inhabit the area. A plaque will be placed near the retention pond
to recognise and pay respect to the local indigenous people. This will add to the other
indigenous aspects of the design such as Aboriginal named street signs and an Aboriginal
inspired subdivision title (see Figure 13).
The open green space will act as a buffer between the designated wetland and rest of the
development to help reduce edge effects and protect the endangered Green-thigh frog
(Natural Conservation Trust 2013). This proposal recognises the importance of the existing
native Eucalyptus trees sporadically scattered across the site and advises that these trees be
kept where possible. This will help to retain the fauna that inhabits the trees as well as
keeping a sense of Australia within the development during and post Commonwealth
Games. Depending on the success of the natural regeneration precinct and how many fauna
inhabit the area, Limitless Designs will work with the local council and Ecoji to help integrate
a wildlife corridor between the designated wetland and the natural regeneration precinct.
As Limitless Designs plan to hand over the public open space to council, it will be up to local
council workers to maintain the area. Thankfully all of the flora species within the
development thrive in subtropical climates with most being natives to Australia (see Table
4). This makes each species very easy to look after and maintain, therefore reducing
maintenance costs. Since there are already various eucalyptus trees scattered throughout
the development, Limitless Designs plan to add more eucalypts to the area which will also
help to supply food to the koalas that inhabit the area.
21
Table 4 - Flora species to be planted.
Species
Characteristics
Arenga australasca
Endemic to Australia, 2-8m in height, large green leaflets,
(Australian Palm)
fibrous stems.
Eucalyptus pilularis
Native to Australia, large with stringy and smooth bar,
(Blackbutt)
provides food for koalas.
Brachychiton acerifolius
Common in subtropical regions, grows to around 20m in
(Illawarra flame tree)
height, tolerant species.
Psudo frisia
Blackish bark, long leaves, highly tolerant of pollution,
(Black Locust)
robust species.
Eucalyptus tereticornis
Native to Eastern Australia and grows to between 20-50m, a
(Blue Gum)
key canopy species.
Ficus virens
Likes subtropical climates, grows quite wide and up to 35m
(White Fig)
in height.
3.7. Access and circulation

As discussed earlier in this report, Smith Street Motorway and Parklands Drive currently
provide access to the subject site with only Parklands Drive having adequate pedestrian
access. Economic Development Queensland (EDQ) has already proposed two roads that will
run through the development (see Figure 9) which will open up access to Oslen Avenue. This
will significantly reduce traffic congestion on Parklands Drive, which is currently used as a
main access route for Olsen Avenue. There will be a left turn only onto Smith Street
Motorway to prevent the use of traffic lights which will also improve traffic flow.
22
Within the site, Limitless Designs has added two more roads which will provide access to the
apartments and facilities around the site (see Figure 13). The use of roundabouts instead of
traffic lights will reduce congestion and improve traffic flow. Several bike and walking paths
will also be created to promote active transport which will reduce air pollution from motor
vehicles. The design will build upon existing transport nodes through the incorporation of a
bus turnaround centre, secure bike parking and change room facilities within the car park to
promote the use of the Light Rail.
Figure 14 - Concept of the site's road design (Source: Sherry Cullen).
23
3.8. Storm water and waste management

As you can see in Figure 15, there are multiple storm water pipelines already in place
throughout the subject site. All minor pipelines feed into a main pipeline which delivers all
the storm water into the retention pond. As Limitless Designs are planning to create more
roads within the site, additional pipelines will be laid and will also feed into the retention
pond at the Northern end of the site. Swales and permeable paving will be used throughout
the site to help remove pollutant form the run-off and reduce storm water run-off issues
such as erosion. Figure 16 shows the waste water network surrounding the site and
highlights the proposed pipeline that will be laid before construction begins. It is to be
noted that this proposed waste water main will play an integral part in waste management
within the site, hence why no buildings or main roads are to be built on top of the pipeline
(Queensland Government 2013).
Figure 15 - Stormwater pipe network around the site and surrounding streets (Modified from GCCC 2005).
24
Figure 16 - Waste water network within and surrounding the site (Modified from GCCC 2008 C).
As Limitless Designs are passionate about the environment, recycling will be heavily
promoted throughout the site. Waste and recycle bins will be placed in all areas of the site
so the public and residents dispose of their waste appropriately. These bins will be collected
by the local council as a part of their waste management services. Residents and the public
will also be encouraged to throw their food scraps into the composting bins near the
communal gardens, which will then be used on the gardens as a source of nutrients.
3.9. Summary
This section has outlined and discussed all aspects of Limitless Designs proposal. The
proposal has identified the changes that will occur before and after the Commonwealth
Games as well as highlighting the advantages of the design. Limitless Designs has taken
Ecojs main objectives into consideration and fully implemented urban ecology and
sustainable ecology practices throughout the development. The proposal also shows how
the development will create a legacy by handing back facilities such as the sports centre and
community centre to the local community as these facilities were taken away from them
once the site closed down. Overall this section has shown how the proposal is innovative as
well as being environmentally, socially and economically sustainable.
25
4.0. Planning Legislation

The following section outlines and describes the various local, regional and state planning
legislation that are relevant to the subject site. Each piece of legislation has been examined
for its overall objectives, intent and the implications for the development. Desired
Environmental Outcomes (DEOs), applicable codes and the developments compliance is
also included in this section as well as an overall summary of solutions.
4.1. Parklands PDA Proposed Development Scheme

The Parkland Priority Development Area (PDA) Proposed Development scheme 2013
outlines the overall vision, land use and infrastructure plan and a three stage
implementation strategy for the site. This will ensure the delivery of the Commonwealth
Games, a Health and Knowledge Development and a legacy for Gold Coast that will be a
sustainable economic driver for years to come. Specifically the Scheme outlines the
following;
The development must follow the Structural Elements Plan (Figure 9) and precinct
provisions (Chapter 3). It identifies essential land uses such as mixed use, health and
knowledge, residential and open green space.
Land Use Plan (Chapter 3) which includes;

Urban design and sustainability.
Centres design and function.
Street and movement network.
Environment and open space.
Community facilities.
Community safety and development constraints.
Service infrastructure.
26
Development Assessment (Chapter 3): Highlights how the site is a priority

development which is self-assessable and exempt from state regulations such as the
Sustainable Planning Act 2009.
Infrastructure Plan (Chapter 4): Illustrates the work that needs to be done to the site
such as; community facilities, parks, pedestrian/cycle networks, roads and streets,
sewerage and storm water management.
Implementation Strategies (Chapter 5): This section outlines the desired outcomes of
the Commonwealth Games Village, Health & Knowledge Development and
sustainability practices.
27
As you can in Table 5, each PDA criteria has been identified with examples of objectives for
each PDA criteria listed. The table also highlights whether or not the proposed development
will comply with each PDA criteria.
Table 5 - PDA Criteria.
PDA Criteria
Objectives
Development
Compliance
3.3.1 Urban Design and
Provides a community which is compact and
Sustainability
walkable, comprising areas within a 5 minute

walk (400m radius) of a community focal point.
-
Responds to local site characteristics, settings,

landmarks and views, and uses built form and
natural features to provide specific identity and
character.
Maximise north facing orientation of buildings

and streets and views to parks and bushland.
3.3.2 Centres design
establishes a mixed use node extending from the
and function
intersection of Hospital Boulevard and 'Main

Street' which provides convenience retail and
commercial uses such as shops, professional
offices or health care services, cafes and
restaurants.
- Provides a community facility which is between
800m2 - 1500m2, in a location within 400m of

the GCLR station and integrated with the mixed
use node.
3.3.3 Street and
Movement Network
Promotes physical and visual connectivity with

GCLR and other public transport services.
Provides a safe and pleasant movement network

for pedestrians, cyclists and vehicles that has a
clear structure and maximises walking, cycling
and public transport effectiveness.
28
3.3.4 Environment and
Open Space
Protects other ecological values and retains

where possible existing mature trees including
hollow bearing trees, remnant vegetation and
habitat for fauna.
Incorporates landscaping with endemic species
with a preference towards retaining existing

vegetation where possible.
3.3.5 Community Safety
Be sited, designed and constructed to avoid,
and Development
minimise or withstand the incidence of a
Constraints
development constraint.
-
Take into consideration the predicted impacts of

climate change.
Minimise adverse impacts on amenity during

construction.
3.3.6 Service
Infrastructure
Provided in a timely, orderly, integrated and

coordinated manner to support urban uses and
works.
Designed to allow for future developments in

information technology.
Located and designed to maximise efficiency and
ease of maintenance.
It is to be noted that the Parklands PDA Proposed Development Scheme is not yet signed off
as a legally binding document. However the document must be considered in the
development application process as it will undoubtedly be considered as a legally binding
document in February 2014.
4.2. South-East Queensland Regional Plan

The South East Queensland (SEQ) Regional Plan 2009 is a regional state planning initiative
that takes precedence over any local planning scheme. All local planning schemes should
reflect and not contradict what is outlined in the SEQ Regional Plan. The Parklands Priority
Development Area Proposed Development Scheme (Queensland Government 2013) is
29
written with consideration to the SEQ Regional Plan and will follow the set guidelines
outlined in the SEQ Regional Plan. The purpose of the South East Queensland Regional Plan
is to;
Manage population growth in the short and long term.
Enhance the quality of life within SEQ.
Address housing affordability issues.
Manage transport congestion.
Developments are sustainable.
Increased services and employment opportunities are to be created within the

health and knowledge precincts to stimulate the economy.
In relation to the Gold Coast, the SEQ Regional plan identifies Southport as a principal
activity centre for a rapid transport corridor. It also highlights the need for specialist health
and knowledge nodes and further tourism opportunities to ensure long term stability in the
local economy (Queensland Government, 2009).
4.3. Gold Coast City Council Planning Scheme

The intent of the Gold Coast City Council (GCCC) Planning Scheme is to achieve ecological
sustainability through balancing economic development and the protection of ecological
processes whilst maintaining the cultural, social, economic and physical well-being of local
communities. The Gold Coast Planning Scheme is under constant revision and amended in
accordance with relevant State legislations to ensure documents are not conflicting (GCCC
2013). The Scheme is a guide for new developments and lists the intent for public spaces,
preferred land uses, building standards, zone and designated natural areas for protection.
The site will be designed to be incorporated into the Gold Coast Health and Knowledge
Precinct post Games with the overall GCCC planning scheme vision in mind to ensure a soft
handover to the GCCC post Commonwealth Games.
Table 6 shows the property information for the Parklands site which includes what parish
and division the site is allocated to. The table also classifies what domain the site is under as
well as listing all relevant overlay maps.
30
Table 6 - Property Information for the site (GCCC 2013).
Address:
1 Parklands Drive, Southport 4215
Property Number:
310167
RPD:
LOT 460 SP222438
Division:
Division 6
Parish:
Nerang
Area:
294100 m2
Textual Constraints:
Domain:
Relevant Overlay Maps:
Private Open Space

-
OM8b Airport PAN OPS Surface

OM10 Potential Bushfire Hazard
OM16 Unstable Soils
OM18 Storm water Drainage Studies
OM20 Conservation Strategy Plan
4.3.1. Desired Environmental Outcomes

The Desired Environmental Outcomes (DEOs) are the core of the GCCC Planning Scheme.
The DEOs provide a primary focus for the entire Planning Scheme and are the building
blocks for the assessment codes and planning strategies. The outcomes are separated into
three categories (ecological processes, community well-being and economic development)
and each is designed to help the Gold Coast to achieve ecological sustainability. The DEOs
have been divided into their respective tables where an overview of each outcome is given
as well as how Limitless Designs proposal complies with each DEO.
31
Table 7- Ecological Processes DEO's (GCCC 2011).
D.E.O.
Ecol. 1 : Biodiversity and
Landscape Values
Ecol. 2 : Water Quality
Ecol. 3: Air Quality
Ecol. 4: Waste
Management
Overview
The
conservation
of
areas
containing native vegetation of
international,
national,
state,
regional or local significance, and of
other natural ecosystems, to
ensure maintenance of the Citys
biodiversity and natural landscape
values.
The protection of natural drainage
catchments, river systems and
other water bodies to maintain the
ecological values and functions of
the ecosystems and health of the
human communities that they
support, and to enhance their value
for the maintenance of flora and
fauna, recreation and other uses.
The maintenance of high standards
of air quality, including minimising
and reducing of greenhouse gas
emissions.
The minimisation of waste products
and the provision of efficient
systems to ensure their effective
reuse, treatment or, where
unavoidable, disposal.
Proposal Compliance
Not compliant.
Keeping the retention pond will

help contain the storm water
run-off within the site and its
surrounding area. The retention
pond will also be used a water
source for local flora and fauna
as well as being utilized to
irrigate the open green space
and gardens within the site.
Planting
numerous
trees
throughout the site, especially
along Smith street will help to
reduce
greenhouse
gas
emissions.
Various recycle bins are
situated throughout the site as
well as compost bin near the
community gardens to promote
recycling.
32
Table 8 - Community well-being DEO's (GCCC 2011).
D.E.O
Soc. 1: Local Character and
Identity
Soc. 2: Access to Community

Facilities and Employment
Soc. 3: Housing Choice
Soc. 4: Cultural Heritage
Soc. 5: Residential Amenity
Soc. 6: Transport Services
Soc. 7: Hazard Mitigation
Overview
Development Compliance
The establishment, conservation

and enhancement of local
character and the promotion of a
distinctive local identity and
sense of place for the various
communities of Gold Coast City.
The location and design of
residential areas and support
facilities to maximise accessibility
to community facilities and
places of employment, and to
maximise
opportunities
for
community interaction.
The provision of a range of
housing
choice,
including
affordable housing, that is
responsive to the changing
demographic structure of the
City's population and promotes
equity in access to goods and
services.
The identification and protection
of places and objects of
recognised historic, indigenous
and cultural heritage significance.
The maintenance of residential
amenity,
through
the
minimisation
of
any
environmental harm or adverse
social impacts.
The provision of a safe, clean,
accessible
and
affordable
transport system that efficiently
connects the various parts of the
city and offers choice and
convenience for residents and
visitors
The location and design of
development to minimise the
potential risk to life and property
from known natural hazards.
Donating the gymnasium and

community centre to the public
and using local goods and
services whilst building the
development will give the
development a community feel.
The gymnasium and the soccer
pitch will be donated to the
community for local sport
teams to utilize as well as 4
mixed use buildings which
offers
recreation
and
employment opportunities.
Affordable housing will be
supplied through strata titled
apartments which promotes
low-medium density living and
also an active lifestyle.
Not compliant.
Large open green spaces with

scenic wetlands will take place
over urban development within
the site to maintain residential
amenity.
Active and public transport will
be encouraged within the
development
through
bike/walking paths, bike baths,
bus stops and a light rail stop.
The design will ensure there is

no risk to the public/residents
from fire, flooding or other
environmental hazards.
33
Table 9 - Economic Development DEO's (GCCC 2011).
D.E.O.
Econ. 1: Economic Growth
and Diversification
Econ. 2: Improved
Integration of Business and
Residential Activity
Econ. 3: Activity Centre and

Activity Clusters
Econ. 4: Tourism
Econ. 5: Natural Resources
Econ. 6: Infrastructure
Provision
Overview
The provision of an efficient land

use pattern that is conducive to
business activity, and attractive
for new business opportunities,
particularly
those
that
complement existing or emerging
business activity and those that
offer
opportunities
for
sustainable new businesses which
diversify the existing economic
base of the City.
Enhanced
employment
and
investment opportunities through
better integration of residential
and business activity, whilst
protecting
the
residential
amenity.
The provision of a viable system
of Activity Centres (based on
service catchments) and Activity
Clusters (based on the locational
needs of productive business
sectors) to ensure that the citys
communities have access to a
wide range of suitably planned
and located goods and services.
The enhancement of the tourism
industry, including the protection
of existing attractions, the
protection
and
ecologically
sustainable use of the City's
significant natural assets and the
further diversification of the
industry.
The prudent use of renewable
and
non-renewable
natural
resources, having regard to their
sustainable management
4 mixed use buildings will allow

various retail and commercial
opportunities as a designated
Health and Knowledge area for
medical investors.
The use and safe operation of

existing
and
committed
infrastructure is maximised and
future infrastructure is provided
efficiently.
With mixed use and private

residential
precincts,
the
development will maintain
residential amenity but also
allow business activity.
The retail and commercial
businesses within the mixed
use building will work hand-inhand with the University
Hospital and Griffith University
and will provide a vast amount
of services such as food, coffee,
hairdressing and groceries as
well as business needs as well.
The gymnasium and community
centre will not just be used by
local groups but also traveling
tourist groups which will help
to provide an economic boost
to the development and the
local economy.
Solar panels, rain water tanks,
green rooves and walls,
community
gardens
and
permeable paving will be used
to promote sustainability.
Private, public and active
transport routes will be
integrated throughout the
development as well as
numerous car parks and bus
bays.
34
4.3.2. Applicable and constraint codes

Various codes apply to this development which is either code assessable or impact
assessable according to the Table of Development of the Domain (Section 7) or Local Area
Plan (GCCC 2011). Table 10 outlines the applicable codes for this development and also
provides the purpose and the developments compliance for each respective code.
Table 10 - Applicable codes (GCCC 2011).
Applicable Code
High Rise Residential
and Tourist
Accommodation
Low Rise apartment

buildings
Landscape work
Purpose
This code relates to accommodation
towers exceeding four storeys, including
apartments, resort hotels, residential
hotels, hostels and residential mixed use
buildings. It seeks to ensure that high rise
developments, whilst making efficient use
of land, are at a scale and intensity which
maintains an open character within high
rise areas of the City.
Development of high rise accommodation
towers (outside of the coastal strip and the
major Activity Centres) will be sited within
extensive open space surrounds, be
consistent with the desired character of
the area, and maintain a residential
density which is within the maximum
permitted for the specific domain or LAP in
which the site is located.
This code seeks to ensure that Low Rise
Apartment Buildings provide quality living
for residents, are built to a low rise scale
that complements the City's townscape
objectives, contribute to the development
of an interesting and attractive streetscape
and a range of medium density
accommodation choices that meet the
needs of the citys households.
To ensure that the planning, design,
construction
and
management
of
Landscape Work results in high quality
landscape outcomes consistent with local
character and City image objectives. To
ensure that layout and design of soft and
hardscape elements, plant selection and
construction is based on clear function and
character objectives, consistent with
Council's technical requirements.
35
Office
Reconfiguring of a Lot
Retail and Related

Establishments
Temporary Use
Vegetation
Management
This code seeks to provide for the

development and operation of premises
including offices, commercial services, and
the Office component of a mixed use
development, both within integrated
commercial centres and as stand-alone
buildings. This code also seeks to ensure
that Offices function effectively and
efficiently, whilst providing a pleasant
appearance that contributes positively to
the character of the local area.
To provide that any new lots, created by
Reconfiguring a Lot, are suitable for their
intended purpose and are appropriate to
the topography and landscape features of
the land.
This code seeks to ensure that Retail and
Related Establishments, including a shop, a
shopping centre development, take-away
food premises, fast food premises,
convenience shop, showroom, tourist
shop, cafe, restaurant or service industry
(Group A). These are designed to make a
positive contribution to the character of
the area in which they are located and
meet the needs of their catchment area.
The purpose of this code is to allow for the
use of any premises within the Gold Coast
City area for a Temporary Use, provided it
complies with the requirements of this
Chapter, without requiring any further
development approval.
This includes providing opportunities to
use premises on an irregular basis for the
recreational,
educational,
sporting,
economic, social and cultural or
community benefit of the City.
This code seeks to provide for the
protection and management of vegetation
which is located on freehold land within
the City, to facilitate the sustainable
development of the City and to ensure the
protection of the City's biodiversity and
ecological values, landscape character and
amenity.
36
There are also numerous constraint codes that are applicable to the proposed development.
Just like the applicable codes, Table 11 lists each valid constraint code as well as providing
the purpose of each code and whether or not the development complies.
Table 11 - Constraint Codes (GCCC 2011).
Constraint Code
Car Parking, Access
and Transport
Integration
Nature Conservation
Road Traffic Noise
Bushfire Management
Purpose
To ensure that transport needs, including
car
parking
and
service
vehicle
requirements, associated with the
development of land are met by:
- Supply of car and bicycle parking
facilities;
- Provision of loading and service
facilities;
- Integration of public transport with
private and public development in
the City.
The purpose of this code is to ensure that
development occurring within the City is
consistent with and contributes to the
achievement of the City wide conservation
objectives defined by the Gold Coast City
Nature Conservation Strategy 1998. This
code seeks to ensure the conservation of
rare or threatened flora and fauna species
and of ecosystems which are poorly
conserved at the regional level.
This code seeks to regulate development
on properties adjacent to State controlled
roads and designated haulage routes
throughout the City. Its main purpose is to
ensure that potential conflicts between
noise sensitive land uses and road
operations are considered when assessing
development.
This code seeks to regulate development
occurring in Potential Bushfire Hazard
Areas through land use and development
practices that ensure appropriate fire
mitigation measures are adopted to
protect life and property from bushfires.
This code also seeks to ensure that water
supply facilities, with fire fighting vehicle
fittings
and
appropriate
access
arrangements, are provided in new
developments.
37
4.3.3. Summary of solutions

The Parklands PDA Proposed Development Scheme is the overriding legislation before and
during the Commonwealth Games. Therefore the proposed development must firstly
comply with all requirements set by the Parkland PDA. Once the Commonwealth Games
have been completed the site will then be handed over to the Gold Coast City Council. As
the site will then be of interest to the GCCC, relevant applicable and constraint codes will be
addressed to make sure the site complies with the local legislative requirements.
After analysing the DEOs the development has only failed to achieve two outcomes. DEO
Soc. 4 Cultural Heritage was not achieved due to the Parklands Showground losing its
intrinsic value as the site is now closed. The Parklands site was used for various cultural and
tourist activities such as horse races, festivals, sporting events and the Gold Coast Show.
Since these activities are no longer available the Parklands site will lose its cultural value and
any sense of place locals and tourists had with the site. To aid this loss, Limitless Designs
have planned to donate the sports centre, community centre and open green space back to
the local council. In doing so, both the local community and tourists can utilize the state of
the art facilities and the development can regain its intrinsic value.
The development also fails to comply with DEO ecol. 1 Biodiversity and Landscape Values.
This is because there are no wildlife corridors that link conservation areas which contain
native flora and fauna (GCCC 2011). Even though the proposed development includes a
designated wetland and a natural regeneration precinct, they do not link up to each other
and which results in the development failing to achieve the criteria for DEO ecol. 1. As
discussed earlier in this report, Limitless Designs plan to address this problem by working
with Ecoji and GCCC in the future to integrate a wildlife corridor within the development. By
doing this, it will reduce habitat fragmentation and also make the development even more
environmentally friendly.
38
5.0. Conclusion
In conclusion this DA report has built upon Limitless Designs tender submission and scoping
and feasibility study. The report includes an analysis of the site and its environs as well as
identifying all relevant legislation. A development proposal has been put forward which
addresses all Ecojis objectives, builds on the strengths of the Parklands site and complies
with the majority of relevant legislation. As illustrated in this report, the proposed
development will offer state of the art facilities to the athletes of the Commonwealth
Games whist fitting seamlessly into the surrounding Health and Knowledge Precinct post
Games. The design will be community orientated and fully integrate urban ecology practices
which will help the development to achieve ecological sustainability. All in all this
development will act as a benchmark for future Commonwealth Games Villages and become
a legacy for the Gold Coast community.
39
List of References
Gold Coast City Council 2005, Stormwater Network Infrastructure Map IM3-74 Southport
(online), Available:
<http://www.goldcoast.qld.gov.au/gcplanningscheme_1111/maps_infrastructure.ht
ml#50> (28 Aug. 2013).
Gold Coast City Council 2008 A, Storm water Drainage Study Areas Overlay Map OM18 4
<http://www.goldcoast.qld.gov.au/gcplanningscheme_1111/attach
ments/planning_scheme_maps/overlay_maps/OM18_STORMWATE
R_DRAINAGE/OM18_4.pdf> (19 Aug. 2013).
Gold Coast City Council 2008 B, Natural Hazard (Flood) Management Areas Overlay Map
OM17 26 (online), Available:
<http://www.goldcoast.qld.gov.au/gcplanningscheme_0110/attach
ments/planning_scheme_maps/overlay_maps/OM17_POTENTIAL_
FLOODING/OM17_26.pdf> (16 Aug. 2013).
Gold Coast City Council 2008 C, Wastewater Network Infrastructure Map IM6 19
<http://www.goldcoast.qld.gov.au/gcplanningscheme_1111/maps_infrastructure.ht
ml> (28 Aug. 2013).
Gold Coast City Council 2009, Domain Map Southport (online), Available:
<http://www.goldcoast.qld.gov.au/gcplanningscheme_1111/maps_ domain.html>
(28 Aug. 2013).
Gold Coast City Council 2011, Gold Coast City Council Planning Scheme 2003 (online),
Available:
<http://www.goldcoast.qld.gov.au/gcplanningscheme_1111/overview.html> (7
October 2013).
40
Gold Coast City Council 2013, Planning and Building online (online), Available:
<http://www.goldcoast.qld.gov.au/planning-and-building/lodging-developmentapplication-4770.html> (24 Aug. 2013).
Google 2013, Southport, Google Maps (online), Available: <https://maps.google.com.au/>
(16 Aug. 2013).
Nature Conservation Trust 2013, Green-thighed Frog (online), Available:
<http://nct.org.au/nature-conservation/wildlife/endangered-animals/frogs/greenthighed-frog.html> (28 Aug. 2013).
Queensland Government 2009, South East Queensland Regional Plan 2009-2031 (online),
Available: <http://www.dsdip.qld.gov.au/resources/plan/seq/regional-plan2009/seq-regional-plan-2009.pdf> (19 Aug. 2013).
Queensland Government 2013 A, Department of State Development, Infrastructure and
Planning Economic Development Queensland (online), Available:
<http://www.dsdip.qld.gov.au/commonwealth-games-village/economicdevelopment-queensland/commonwealth-games-village.html> (24th August 2013).
Queensland Government 2013 B, Vegetation management act regional ecosystem and
remnant map, Department of Environment and Environment and Heritage
Protection (online), Available:< http://www.ehp.qld.gov.au/wildlife/wildlife-online/>
(16 Aug. 2013).
41
Appendices
42
43
44
45
46
47
48
49
50
51

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Development Application Report

2067ENV- DEVELOPMENT PROCESSES STUDIO

BRENDAN FERRIS (s2835927)

List of Tables and Figures

Figure 1 - Site location map .................................................................................................................... 4

BRENDAN FERRIS (s2835927)

Completed relevant DA forms.

BRENDAN FERRIS (s2835927)

2.0. Site Analysis

Figure 1 - Site location map (Google 2013).

BRENDAN FERRIS (s2835927)

Existing land uses of site and surrounding area

Private open space

Public open space

Figure 2 - Land uses map (Modified from GCCC 2009).

BRENDAN FERRIS (s2835927)

BRENDAN FERRIS (s2835927)

Access and circulation of the site

Figure 5 - Traffic on Smith Street Motorway (Source: Sam Monaghan).

Topography, flooding and drainage of the site

BRENDAN FERRIS (s2835927)

BRENDAN FERRIS (s2835927)

SWOT of the existing site and its surroundings

Sites locality to infrastructure.

Site drainage issues.

Framework freedom provided by

Noise and air pollution from

The overall size of the site.

The slope and aspect of the site will

TOD, due to surrounding major

To attract a range of demographics

BRENDAN FERRIS (s2835927)

Public fallouts with stakeholders

Figure 8 - Existing site analysis concept plan.

BRENDAN FERRIS (s2835927)

3.0. Site Proposal

3.1. Land uses

BRENDAN FERRIS (s2835927)

BRENDAN FERRIS (s2835927)

BRENDAN FERRIS (s2835927)

Figure 10 - Commonwealth Games concept plan.

BRENDAN FERRIS (s2835927)

Post Commonwealth Games

Figure 11 - Post Games concept plan.

BRENDAN FERRIS (s2835927)

3.2. Site coverage

Site coverage (m2)

Percentage of total site (%)

3.3. Floor area of buildings

BRENDAN FERRIS (s2835927)

Total Floor Area (m2)

Author: Byron Davis

Figure 12 - Subdivision Plan.

BRENDAN FERRIS (s2835927)

3.4. Building types and characteristics

15 permanent residential apartments

BRENDAN FERRIS (s2835927)

4 mixed use developments

1 removable athletes dining hall

BRENDAN FERRIS (s2835927)

3.5. Master plan

Author: Sherry Cullen

Figure 13 - Master plan.