Material change of use application for Multiple Dwellings (3 to 10 dwellings) / Council of the City of Gold Coast
ABN 84 858 548 460
PO Box 5042 GCMC QLD 9729
P 1300 GOLDCOAST
F 07 5596 3653
E
Wcityofgoldcoast.com.au
(RiskSmart) Material change of use application for Multiple Dwellings
Office use only / Application number / Date
Receipt number / Records barcode
Customer service officer
Business partner name / Business partner number
- Check that all parts of application are received.
- Immediately phone Development Assessment Review Team (DART) on ext 8866 (select option #3) to collect two copies of the application.
- Forward remaining copy, disk and receipt to Records as soon as possible.
- Ensure this cover sheet is the first page when sent to Records.
Council of the City of Gold Coast (Council) is collecting your personal information in accordance with the Sustainable Planning Act 2009 in order to help assess your application. The information will only be used by authorised Council officers for the purpose of assessment; statistical reporting and ensuring our records are accurate. Your information will not be given to any other person or agency unless you have given us permission or we are required by law.
Application kit overview
Purpose of this application kit
The purpose of this Application Kit is to provide assistance when preparing a low risk application for a development proposal in the Council of the City of Gold Coast (Council) area. This Application Kit should assist in ensuring the correct and complete information is submitted in the correct format. This will in turn assist Council in achieving faster approval timeframes and reducing the likelihood of information requests that may delay the process.
How to use this application kit
Section 1, Section 2 and Section 3 of this Application Kit are compulsory and must be completed by the applicant. To be eligible for RiskSmart, the application must meet the criteria detailed in Section 3 of this Application Kit. If the application does not meet the criteria specified in Section 3, then the applicant must address the ‘Further Assessment” criteria in Section 4 of this Application Kit. Section 4 of this application kit allows you the opportunity to provide additional information where your application would otherwise not be suitable for Risksmart and would require a full application. This additional information will mean that Council may be able to assess your application in a shorter time period from the normal IDAS timeframes but cannot guarantee a five day turnaround.
If assistance is required completing the Application Kit, please contact a member of the DART Team on (07) 5582 8866 and select option 3, or email
Section 1 – Lodgement
Mandatory Information
This section provides a list of all the mandatory information that is required in accordance with [s 261] of the Sustainable Planning Act (SPA) 2009. Where an application meets all the requirements of SPA, an application is deemed ‘Properly Made.’
All development applications in Queensland are required to be properly made at lodgement. If your application is not properly made, Council may reject the application at the lodgement stage.
Correct Fees
Fees apply to Development Applications. A properly made application is required to be submitted with the appropriate fee. A copy of Council’s Regulatory Fees and Charges is available from Customer Service, or cityofgoldcoast.com.au.
Correct application fee / YesPlease specify the applicable fee:
$
Correct Owners Consent
An application is Properly Made if the mandatory information in item 6 of IDAS Form 1 has been correctly submitted (see Appendix A for detail).
Relevant IDAS forms / Yes(a)Correct owners consent
Integrated Development Assessment System (IDAS) Forms
Ensure that the following IDAS[1] forms are completed and remain attached to this document. All fields on the forms, unless otherwise indicated, are mandatory.
Department of State Development, Infrastructure and Planning
Relevant IDAS forms / Yes(b)Completed IDAS Form 1 - Application details
(c)Completed IDAS Form 5 - Material change of use assessable
against a planning scheme
Section 2 – Supporting Information
Information Requested by Council
The following information is requested in addition to the minimum legislative requirement outlined in Section 1. This information will assist in the RiskSmart development assessment process. This information is requested by Council to enable accurate and timely assessment and to minimise the likelihood of an information request being issued by Council.
Referral Agencies
Some applications can trigger a referral to assessment agencies other than council. For example, if a development is located within 100 metres of a main road, an application will require referral to the Queensland Government Department of Transport and Main Roads (DTMR). As a result, council cannot guarantee a streamlined assessment process due to the additional assessment requirements. It is therefore recommended that applicants identify potential referral agencies (refer to IDAS Checklist 1) and seek approval from them prior to lodgement.
Ensure the following information is provided with this Application Kit / YesQ1The cover sheet with the “office use only” table must remain on the front of your application.
Q2The application can be lodged online using the Council of the City of Gold Coast’s (Council) development application SmartForm or at any Customer Service Centre.
PLEASE NOTE: The five (5) business day turnaround time for RiskSmart applications can only be guaranteed when lodged via the Council’s development application SmartForm.
Q3RiskSmart lodgement package must be in 3xPDF format as outlined in SmartForm eLodgement requirement for development applications.
Q4CD lodgement must be in 3xPDF format as outlined in SmartForm eLodgement requirement for development applications.
Q5Landscape Intent Plan. - SC6.10 City Plan policy – Landscape work
Q6Completed Application Kit.
Q7Property Enquiry print off from:
Q8Site Analysis- SC6.11 City Plan policy – Site analysis
Q9Site photos.
Q10Referral Agency Responses (if relevant).
Please ensure you refer to the SmartForm eLodgementrequirement for development applications for all lodgement package requirements.
Section 3 – RiskSmart Assessment
Section 3 – RiskSmart Assessment
Is Your Application Low Risk?
Please complete each of the following questions by answering Yes and No, and proceed as instructed in the right hand columns. The right hand columns will tell you which question to go to next, or whether the proposal requires further assessment. If at any point you are instructed that the proposal requires further assessment, it means that the proposal is not considered to be low risk and a five day turnaround cannot be guaranteed. In this event, continue to Section 4 of this form as directed. Where you are advised “Not Risksmart” you will not be able to lodge with this form and a full application will be required.
To complete the questions you will require a property enquiry print off, which can be obtained from cityofgoldcoast.com.au
RiskSmart Assessment
Question / Answer / Officer CommentQ1)
Is the subject site located within one of the applicable zones?
1. Medium Density Residential Zone;
2. High Density Residential Zone;
3. Neighbourhood Centre Zone; or
4. Mixed Use Zone. / Yes
Question Satisfied
Proceed to Q2. / No
Not RiskSmart
If no - You will not be able to lodge with this form. A full application will be required for your proposal. / N/A
Applicable
Q2)
Is the subject site affected by a Plan of Development (POD) associated with a previous MCU/ROL approval OR a preliminary approval that overrides the planning scheme?
Please contact City of Gold Coast’s Planning Enquiries Centre on ph.: 5582 8708 for further assistance / Yes
Proceed to Q2.1. / No
Question Satisfied
Proceed to Q3. / N/A
Applicable
Q2.1)
Is the application in accordance with the relevant plan of development or preliminary approval? / Yes
Further Assessment
Attach in Section 4 of this Application Kit, an assessment of the proposal against the plan of development or preliminary approval.
Proceed to Q3. / No
Not RiskSmart
If no - You will not be able to lodge with this form. A full application will be required for your proposal. / N/A
Applicable
Q3)
Is the subject site located within the South East Queensland Regional Plan’s Urban Footprint land designation?
/ Yes
Question Satisfied
Proceed to Q4 / No
Not RiskSmart
If no - You will not be able to lodge with this form. A full application will be required for your proposal. / N/A
Applicable
Q4)
Is the development greater than 3 storeys in height? / Yes
Not RiskSmart
If no - You will not be able to lodge with this form. A full application will be required for your proposal. / No
Question Satisfied
Proceed to Q5. / N/A
Applicable
Q5)
Are building storeys/heights in accordance with The Zone Code Table?
Refer to Appendix1 / Yes
Question Satisfied
Proceed to Q5.1 / No
Not RiskSmart
If no - You will not be able to lodge with this form. A full application will be required for your proposal / N/A
Applicable
Q5.1)
Are site setbacks in accordance with The Zone Code Table?
Refer to Appendix 1 / Yes
Question Satisfied
Proceed to Q5.2 / No
Further Assessment
If no - a 5 day turnaround cannot be guaranteed, however you may continue to lodge with this form.
Proceed to Q5.2 / N/A
Applicable
Q5.2)
Are required densities in accordance with The Zone Code Table?
Refer to Appendix 1 / Yes
Question Satisfied
Proceed to Q5.3 / No
Not RiskSmart
If no - You will not be able to lodge with this form. A full application will be required for your proposal / N/A
Applicable
Q5.3)
Is site cover in accordance with The Zone Code Table?
Refer to Appendix 1 / Yes
Question Satisfied
Proceed to Q5.4 / No
Further Assessment
If no - a 5 day turnaround cannot be guaranteed, however you may continue to lodge with this form.
Proceed to Q5.4 / N/A
Applicable
Q5.4)
Is the subject site located on a High order road?
Note: High order road is: A road mapped as a ‘Sub-arterial road CoGC)’ or ‘Distributor Road (CoGC)’ on Zoning maps (Schedule 2). / Yes
Further Assessment
If you are unsure - a 5 day turnaround cannot be guaranteed, however you may continue to lodge with this form.
If the site is located on a High order road, an acoustic assessment may be required.
Proceed to Q6. / No
Question Satisfied
Proceed to Q6. / N/A
Applicable
Q6)
Does the development application trigger referral to any Referral Agencies?
Note: the following is a common referral trigger:
Part of the development proposal within (up to and including) 100 metres from the boundary of a State Controlled Road (Please contact Department of Infrastructure, Local Government and Planning);
/ Yes
Proceed to Q6.1. / No
Question Satisfied
Proceed to Q7. / N/A
Applicable
Q6.1)
Has a Referral Agency response been provided in accordance with Section 271 of the Sustainable Planning Act 2009?
Check against the requirements of section 271 of the Sustainable Planning Act 2009 / Yes
Question Satisfied
Proceed to Q7. / No
Not RiskSmart
If no - You will not be able to lodge with this form. A full application will be required for your proposal. / N/A
Applicable
Q7)
Has the site been created by a recent ROL approval and the land is still vacant (unimproved)? / Yes
Proceed to Q7.1. / No
Question Satisfied
Proceed to Q8 / N/A
Applicable
Q7.1)
Have all conditions of the earlier approval been complied with? / Yes
Question Satisfied
Proceed to Q8 / No
Not RiskSmart
If no - You will not be able to lodge with this form. A full application will be required for your proposal / N/A
Applicable
Q8)
Does the proposed development affect soils below 5m AHD and involves either:
a) The excavation of 100m3 or more of soil or sediment; or
b) The filling of land involving 500m3 or more of material with an average depth of 0.5m or greater?
City Plan - SC2.6 Overlay maps / Yes
Further Assessment
Acid Sulphate Soils Report will be required.
A 5 day turnaround cannot be guaranteed.
If no Acid Sulphate Soils Report is submitted with this application, standard conditions requiring this report will be imposed.
Please note that assessment of the required report will incur a fee if submitted at a later date.
Proceed to Q9. / No
Question Satisfied
Proceed to Q9. / N/A
Applicable
Q9)
Is the site located on any of the Airport Environs Overlay Maps?
City Plan - SC2.6 Overlay maps / Yes
Proceed to Q9.1 / No
Question Satisfied
Proceed to Q10. / N/A
Applicable
Q9.1)
Is the site located on the Australian Noise Exposure Forecast (ANEF) Contour Overlay Map
City Plan - SC2.6 Overlay maps / Yes
Further Assessment
A 5 day turnaround cannot be guaranteed, however you may continue to lodge with this form.
If the site triggers this threshold, an acoustic assessment will be required.
Proceed to Q9.2 / No
Proceed to Q9.2 / N/A
Applicable
Q9.2)
Is the site identified within the Public Safety Area for the Gold Coast Airport as identified on the Airport Environs – public safety overlay map.
City Plan - SC2.6 Overlay maps / Yes
Not RiskSmart
If no - You will not be able to lodge with this form. A full application will be required for your proposal. / No
Question Satisfied
Proceed to Q9.3. / N/A
Applicable
Q9.3)
Is the site located on the Bird and Bat Strike Zone Overlay Map
City Plan - SC2.6 Overlay maps / Yes
Further Assessment
A 5 day turnaround cannot be guaranteed. You will be required to fill in Section 4 of this Application kit.
The landscaping plan included with this application must show details of permissible plantings which do not attract wildlife. Proceed to next question.
Proceed to Q10 / No
Question Satisfied
Proceed to Q10 / N/A
Applicable
Q10)
Is the subject site wholly or partly in a very high, high, medium or buffer bushfire hazard area as defined by the Bushfire Hazard Overlay Map?
City Plan - SC2.6 Overlay maps / Yes
Proceed to Q10.1 / No
Question Satisfied
Proceed to Q11 / N/A
Applicable
Q10.1)
Is the application accompanied by a Bushfire Management Plan or a letter advising of low risk bushfire hazard prepared by a suitably qualified and/or experienced Bushfire Management Consultant.
This document must be in accordance with 8.2.3 Bushfire hazard overlay code & SC6.3 City Plan policy – Bushfire management plans / Yes
Question Satisfied
Please provide a copy of the Bushfire Management Plan with this application
Proceed to Q11 / No
Further Assessment
If no - a 5 day turnaround cannot be guaranteed.
Please note: that assessment of the required report will incur a fee.
Proceed to Q11 / N/A
Applicable
Q11)
Is the subject site affected by the Coastal Erosion Hazard Overlay Map?
Check property enquiry report for applicable overlays and check the map below
City Plan - SC2.6 Overlay maps / Yes
Proceed to Q11.1 / No
Question Satisfied
Proceed to Q12 / N/A
Applicable
Q11.1)
Are all proposed buildings/structures setbacks at least 8.1 metres from the foreshore seawall line as shown on the Coastal Erosion Hazard Overlay Map?
City Plan - SC2.6 Overlay maps / Yes
Question Satisfied
Proceed to Q11.2 / No
Not RiskSmart
If no - You will not be able to lodge with this form. A full application will be required for your proposal. / N/A
Applicable
Q11.2)
Do all buildings and structures (including any refurbishment works to existing buildings or structures) on land near the open coast have adequate footingsthat are certified by a Registered Professional Engineer of Queensland (RPEQ) specialising in civil engineering with a suitable specialty.
1) Buildings with a height up to 25m that are wholly or partly located within land identified on the Coastal erosion hazard overlay map as an ‘area from seawall to 40m west requiring special building footings’ are located and designed, constructed and certified for scour to at least at RL 0.0 metres AHD;
or
2) Buildings with a height up to 25m that are wholly or partly located within land identified on the Coastal erosion hazard overlay map as an ‘area from 40m west of seawall to 75m west of seawall requiring special building footings’ are located and designed, constructed and certified for scour to at least at RL +1.0 metres AHD;
or
3) Buildings that are wholly or partly located within 75m of the foreshore seawall line shown on the Coastal erosionhazard overlay map are located, designed, constructed
and certified for resisting wave attack to at least at RL +6.0 metres AHD. / Yes
Question Satisfied
Proceed to Q11.3 / No
Not RiskSmart
If no - You will not be able to lodge with this form. A full application will be required for your proposal. / N/A
Applicable
Q11.3)
For properties identified on the Coastal Erosion Hazard Overlay Map as “area affected by waterway building setback”, buildings and structures are setback from the waterway in accordance with the waterway building setback line.
Note the following structures may intrude into the setback areas as follows:
1. Eave(s) overhang - 1m
2. Cantilevered balcony - 2m
3. Attached pergola comprising
open sides and a roof without
impervious sheeting - 2.5m
4. Cantilevered structure not more than 1.2m in height above the natural ground surface - Unlimited
5. Swimming pool not more than 1m above the natural ground surface - Unlimited (where it demonstrated there exists structural independence between the revetment wall and swimming pool and sufficient access is provided for maintenance.) / Yes
Question Satisfied
Proceed to Q12 / No
Not RiskSmart
If no - You will not be able to lodge with this form. A full application will be required for your proposal. / N/A
Applicable
Q12)
Is the site located within or adjacent to an area captured by the Environmental Significance Overlay Map?
Check property enquiry report for applicable overlays and check the map below
City Plan - SC2.6 Overlay maps / Yes
Not RiskSmart
If yes - You will not be able to lodge with this form. A full application will be required for your proposal. / No
Question Satisfied
Proceed to Q13. / N/A
Applicable
Q13)
Is the subject site affected by flood inundation as identified on the Flood Overlay Map?
To determine the designated flood level and other flood level information for the subject property, A ‘Search Request Form’ can be obtained from any Council Branch Office or by contacting Council's Search Unit on (07) 5581 6490. It can also be downloaded online in PDF format: cityofgoldcoast.com.au / Yes
Proceed to Q13.1 / No
Question Satisfied
Proceed to Q14. / N/A
Applicable
Q13.1)
Based on a flood search report:
1. Is flood free access available to the property?
2. Are the building floor levels of habitable rooms at or above the height of the combined designated flood level and the minimum freeboard derived from Acceptable Outcome AO2.1 (1.0% Annual Exceedance Probability (AEP) + 300mm)
Refer City Plan Part 8.2.08 Flood Overlay Code
3. Are the building floor levels of garages and non-habitable rooms;
- which are attached to the main dwelling, designed to be at or above the designated flood level, or
- which are detached from a building and not to be used for storage of goods, designed to be at a level not more than 600mm below the designated flood level?