753 ECONOMY PLANNING AND ENVIRONMENT COMMITTEE MEETING 21 ...€¦ · 21 March 2018. OQGA Advice Applicant Response . a vibrant pool deck entertainment space provides further emphasis

753rd Council Meeting 23 March 2018 Economy, Planning & Environment Committee Meeting 21 March 2018

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Office of the Queensland Government Architect – Urban Design Advice Meeting Outcome The covering letter to the Urban Design Advice provides an overview of the Office of the Queensland Government Architect’s (OQGA) assessment of the proposed development. The following reproduces key aspects of that assessment overview.

It is recognised that the Wanderlust development is a significant proposal, centrally located on a large amalgamated site adjacent to the new Gold Coast light rail corridor. The proposed development contributes positively to the Surfers Paradise built form and streetscape.

The OQGA commends the proponent and the design team for incorporating a number of exemplar urban design principles. These principles include establishing a vibrant streetscape, incorporating a legible pedestrian linkage through the site, creating a variety of entertainment, restaurants and retails purposes at podium level in lieu of sleeved car parking, and the careful positioning of two bold tower forms on the site incorporating a range of accommodation types.

During our discussions it was noted that the accommodation types offered within Wanderlust provided for hotel as well as apartment offerings for permanent or long-term residents. The OQGA would support a relaxation in car parking numbers based on the proposed split of accommodation offerings and Wanderlust’s close proximity to the Gold Coast light rails and other amenities and facilities, should the proponent request it as part of the development application with the City of Gold Coast.

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In conclusion, the proposal builds on and subject to the standard of execution, has the potential to set a new benchmark in terms of the lifestyle, tourism and accommodation offer for the Gold Coast. Sites such as these are critical in catalysing future urban renewal in the surrounding area and in positioning the Gold Coast as one of the premier tourism destinations within SEQ and nationally.

The applicant thanks the OQGA for their urban design assessment feedback, and the following matters and the applicant’s response are captured in the lens of the above overview.

OQGA Urban Design Advice and Response

OQGA Advice Applicant Response

Be responsive to local climatic conditions and patterns

It is acknowledged that the proposed tower forms respond to local climatic conditions such as prevailing winds and solar orientation. We commend the proponent for incorporating a range of climatic responsive aspects in their design, including the use of protected 'winter-gardens', operable façade treatments and casement windows at higher levels to provide protection from strong winds whilst allowing for natural ventilation into each apartment.

The Applicant thanks the OQGA for the positive feedback regarding the climatic responsive design elements. Please refer to the Architectural Package in Part 3 and ESD Report in Part 4 of the application package for further details.

It is noted that the proposed tower forms have already incorporated vertical shading fns to their western and eastern elevations. These proposed fins should be appropriately designed to reduce the heat load to western and eastern facing apartments, or an overreliance on the thermal properties of the selected glass or the proposed mechanical cooling systems for the building.

The Applicant notes that the proposed shading fins are designed to reduce heat load, as demonstrated in the solar diagrams in the architectural material. Please refer to the Architectural Package in Part 3 and ESD Report in Part 4 of the application package for further details.

The strong segmentation ('stratification') of accommodation types and communal spaces within the tower forms present an opportunity to adjust the intensity of proposed facade elements to address the differing amenity, privacy and climatic demands of short and long

The Applicant thanks the OQGA for the positive feedback regarding the positive tower stratification. Please refer to the Architectural Package in Part 3 of the application package for further details.


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stay apartments, as well as key recreational and communal areas.

Be inspired by local places and incorporate locally significant character and cultures

The proposed development advances the residential tower type that has evolved over a number of decades on the Gold Coast. The introduction of contrasting podium materiality, such as off-form insitu concrete and more natural finishes and fixtures is considered a welcome addition to the more traditional material palette found on the Gold Coast.

The Applicant thanks the OQGA for the positive feedback regarding the tower and podium design. Please refer to the Architectural Package in Part 3 of the application package for further details.

Consider, incorporate and enhance the natural landscape

Street and podium level landscaping is critical to the success of the scheme and the current landscape plans would benefit from further more detailed design development. It is noted at the prelodgement meeting that the podium level landscaping, inclusive of green walls, is often a difficult element to detail well within a harsh coastal and/or South East Queensland environment.

The proposed landscape plans provide a conceptual design for the site, with further detail to be resolved at detailed design stage. However, the landscape elements have been contemplated having regard to the location and design, such that they are considered appropriate and viable. Please refer to the Landscape Plans in Part 4 of the application package for further details.

Work with and respond to natural systems and processes

As noted above, the tower design aims to capture breezes with window treatments to cool naturally the apartments but also provides for protection from stronger winds as they change in strength further up the towers without compromising the ability to naturally ventilate the apartments. This consideration and incorporation of natural ventilation is commended and supported.

The Applicant thanks the OQGA for the positive feedback regarding the climatic responsive design elements. Please refer to the Architectural Package in Part 3 of the application package for further details.

The use of water harvesting is commended. The use of landscaping to the podium façade, pool deck and entertainment areas require extensive irrigation and the use of water harvesting is important to ensure the continued maintenance of this landscape strategy in order to maintain the overall design intent and look and feel of the development.

The Applicant acknowledges the value of water harvesting, and the details of this element will be resolved at detailed design stage. However, some conceptual elements are identified at this stage in the ESD Report in Part 4 of the application package.

Create functional, well designed, legible and connected streets and spaces

It is critical that the ground plane treatments to Surfers Paradise Boulevard and Orchid Avenue are carefully considered in order to maintain clear pedestrian desire lines through and within the site whilst avoiding conflicts between pedestrians, private motor vehicles and service vehicles. This is particularly important given the need to accommodate five driveways, an existing City of Gold Coast loading bay and a new porte-cochere to Surfers Paradise Boulevard.

The Applicant’s multi-disciplinary project team has thoroughly explored the ground plane and pedestrian and vehicle access approaches, and has resolved an outcome that takes a balanced position to all requirements and site constraints. Clear pedestrian routes are identified, and traffic planning has sought to limit pedestrian and vehicular conflict where possible. Please refer to the Architectural Package in Part 3, Landscape Plans in Part 4 and Traffic Impact Assessment in Part 4 of the application package for details.

It is recommended that an expert in design requirements for Disability Discrimination Act (ODA) compliance is engaged to ensure that the design appropriately addresses the relevant ODA standards without compromising the seamless public realm envisaged by the design team.

The Applicant thanks the OQGA for this recommendation and will progress timely DDA compliance assessments accordingly.

It is noted that the retail arcade provides a simple and direct connection between Surfers Paradise Boulevard and Orchid Avenue. The OQGA strongly supports that this link is publicly accessible 24/7, however, notes the need to provide for some level of security threshold outside of normal business hours. The proponent's desire to provide

The Applicant thanks the OQGA for the positive feedback regarding the pedestrian connection. The Applicant notes that it is intended that pedestrian connection will be open for public thoroughfare during the daytime and evening hours, with controlled access at nigh time for safety and security reasons.


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a vibrant pool deck entertainment space provides further emphasis on the need to ensure this arcade provides a logical extension of the surrounding street network.

The OQGA supports the proponent's desire to remove the City of Gold Coast curbside loading bay in order to enhance the public realm and pedestrian interface with Surfers Paradise Boulevard and light rail station. Alternatively, if this is not possible then the proponent may wish to consider the consolidation of the porte-cochere and City of Gold Coast curbside loading bay into a single curbside kiss and ride facility. In addition, the deletion of the proposed service bay fronting Surfers Paradise Boulevard would assist in simplifying vehicle movements in that pedestrian zone. If this is not possible, then access to this service facility needs to be carefully managed as part of a broader management plan for the development.

The Applicant has explored the options for porte cochure and drop off outcomes, and the proposed shared zone outcome has been pursued having regard to all requirements and site constraints, particularly matters of land ownership. The Applicant would be pleased to continue to work with the OQGA and Council to determine whether alternatives to the public land adjacent to the site can enable other outcomes.

Above the street it is acknowledged and commended that the proponent has avoided the concepts of screened and unscreened podium car parking model common to many developments on the Gold Coast. With this in mind the proponent should celebrate the podium as a place for habitation and edge activation when viewed from the street consider a greater number of openings in the podium façade fronting Surfers Paradise Boulevard and Orchid Ave.

The Applicant thanks the OQGA for the positive feedback regarding the proposed podium composition and design. Since the meeting with the OQGA, the applicant has further opened up part of the façade to Surfers Paradise Boulevard, to include greater glazing to the street. Please refer to the Architectural Package in Part 3 of the application package for details.

Deliver diverse and well integrated development density and land use mix, sympathetic to local settings and values

The development contributes positively to the Surfers Paradise built form and streetscape. The mix of uses being multiple dwelling, short-term accommodation, entertainment facilities, food and drink outlets and shops across a podium and two towers is noted. The OQGA supports the use of the podium for a variety of entertainment, restaurants and retail purposes instead of a sleeved podium car park (as referenced above).

The Applicant thanks the OQGA for the positive feedback regarding the proposed uses and podium composition. Please refer to the Architectural Package in Part 3 of the application package for details.

It was noted that the proponent has considered the possibility of redevelopment on adjoining sites and the positioning and setbacks of the proposed towers reflects these considerations. The OQGA encourages the proponent to undertake further 30 modelling of the proposed development with the City of Gold Coast to better understand the possible future built form and view sheds.

Please refer to the Architectural Package in Part 3 and Planning Assessment Report in Part 2 of the application package for a detailed assessment of the development’s interface to the adjoining properties.

It is noted that the accommodation styles offered within Wanderlust provides for hotel and short-stay as well as larger apartment offerings for permanent or long-term residents. The OQGA would support a relaxation in car parking based on the proposed split of accommodation offerings and Wanderlust's proximity to the Gold Coast light rail and other amenities and facilities should the proponent request it as part of the development application.

The Applicant thanks the OQGA for the support for reduced car parking provision. A number of approaches have been pursued regarding reduction in car parking numbers, including car share arrangements. Please refer to the Traffic Impact Assessment in Part 4 of the application package for further details.

Given the mixed-use nature of the development and the likely entertainment facilities on the site, the proponent is encouraged to develop a whole of precinct, and in particular a podium level management plan to mitigate any risks of noise complaints, anti-social behavior and wilful damage

The Applicant has contemplated the management and operational aspects of the development, and will continue to do so as and when the project progresses further. The Noise Impact Assessment in Part 4 of the application package is relevant in this regard.


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Consider and embed opportunities for adaptation and change

The interrelationship between internal functions and the external façade are more easily understood for the amenities and penthouse floors as demonstrated in section 03.04 pages 68/69 and 70/71. It is recommended that the design team provides a similar approach in order to clearly demonstrate this relationship with a typical hotel floor (03.04 page 64/65) and typical residential floor (03.04 page 66/67) as these two floor types make up the bulk of the two tower forms.

Please refer to the Architectural Package for further details in Part 3 of the application package.

This additional information will provide greater clarity and communicate the relationship between the proposed segmentation, solar strategies and various floor types. Critically it would also demonstrate how the scheme is able to deal with any market driven changes i.e. the split between short and long stay accommodation and any resulting impacts this may have on the overall composition of the tower form.

This information should be read in conjunction with a number of design responses already advanced by the design team including the segmentation diagram (03.04 page 61 ), the balcony strategy (03.04 page 72/73) and solar response strategy (03.04 page 76/77) and climatically responsive comments referenced in this OQGA advice.

Be innovative, creative and forward-thinking

The offering of a day/night-club style entertainment precinct as part of the podium provides for increased functional choice and amenity in the Surfers Paradise central area and is supported. It is noted this forms a part of the recreation space for the proposed hotel and is aiming for a point of difference in the Gold Coast market.

The Applicant thanks the OQGA for the positive feedback regarding the proposed innovation through the pool club offering. Please refer to the Architectural Package in Part 3 of the application package.for further details.


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Documents

753 ECONOMY PLANNING AND ENVIRONMENT COMMITTEE MEETING 21 ...€¦ · 21 March 2018. OQGA Advice Applicant Response . a vibrant pool deck entertainment space provides further emphasis