City of Gold Coast Planning and Development Hub

The Council of the City of Gold Coast (the City) standard water meter drawing set for DN50 and larger water meters has recently been replaced by the (South East Queensland) SEQ Water Supply Code ’Large Meter Arrangement Drawings’ set.

We acknowledge that there is some confusion with the new drawing set and is making the clarifications outlined below.

Our drawing set now only includes specifications for meters sizes DN20, DN25 and DN40 in ground (in verge) whilst the SEQ Code drawings provide the specifications for DN40 above ground on lot meters and all water meters DN50 and larger (above ground on lot). Any water meter design submitted to the City for assessment must reflect the current version of the applicable drawings.

The City permits a maximum of two (2) meters to be vertically stacked with the upper pipe as the dedicated fire meter (where a fire meter is required) – design of this outcome would be based on the withdrawn City drawing 11-154 for this arrangement until the SEQ drawing set is updated.

Additionally, until the SEQ Code drawing set is updated to include further information, the lengths of the assemblies are detailed below. These lengths are provided to assist designers to incorporate the meters into the layout of the development.

We strongly recommend these spatial requirements are demonstrated (via scaled dimensions) in development applications (i.e. proposed plans) to ensure the meters are suitably accommodated in the development design. Consideration will need to be given to the pipe/fittings beyond the Council meter assembly and how that private infrastructure will interface with the built form of the development.

Design considerations

• Easements to encompass water meter assemblies are no longer required.
• The meter assemblies are permitted to be parallel to the front property boundary.
• Council does not provide advice on the size of a water meter required for a development - the developer is responsible for installing an appropriately sized water meter.
• The SEQ Code drawings include several notes throughout the drawing set – it is important to read all notes and ensure the correct water meter type / sizes are included for the development.
• The lengths above are based on a water meter assembly for a development site with a built to boundary basement.
• The City does not permit water meters installed within basements.
• If a development is approved for a built to boundary basement, the development permit conditions will include that a flange is installed at ~300mm off the property boundary (verge side) and the pipe from this flange to the first valve above ground is private infrastructure. The City will then own the valve to the downstream short pipe.
• The civil consultant must ensure to provide details for the fittings for the transition between material types before the pipes go above ground. For example, if a PE road crossing service is proposed, details of all fittings required for the change in material must be nominated on the design drawings.
• The City requires a minimum of 2.4m vertical clearance from the finished surface level to the underside of any cabinet/built from above the meter assembly. Alternatively, a hinged lid (minimum 300mm above the meter assembly) is permitted, however the lid must be light enough to be lifted by a single person and able to be secured open.
• Removable bollards may be required for any water meter assemblies adjacent to a driveway to prevent vehicle strikes.

References

1. Meter size DN40 (above ground) and all water meters DN50 and larger

2. SEQ Water Supply Code – Large Meter Arrangement Drawings

The City has been observing a trend within the development industry where the design and construction of external infrastructure works and connections (water supply, sewerage, electricity) is being deferred until the later stages of development construction programs. The design and construction of external infrastructure works and connections is often complicated and can be impacted by unforeseen circumstances such as third party works and unknown construction constraints. The deferral of external infrastructure works and connections is in some developments leading to the delay of critical project milestones such as plan sealing or commencement of use, resulting in significant financial stress.

Delays caused because of development programming or third parties, are beyond the City’s control limiting its ability to assist developers in overcoming delays related to infrastructure delivery. It is important to consider:

• Tankering as a temporary sewer “connection” is not supported by the City.
• Infrastructure agreements involving progress payments may be considered for developments delivering trunk infrastructure.

The City recommends:

• Prioritisation of the design and construction of external infrastructure works and connections, early in development schedules.
• Early ground truthing and service investigation, such as potholing, to better understand constraints and associated construction challenges and risks.
• Where applicable, early consultation with the City and third parties, such as other service providers or road network custodians.
• Developing project programs which provide reasonable contingency enabling external infrastructure works and connections to be completed ahead of critical project milestones and in accordance with conditions of approval.

Engineering self-certification of stormwater and flood assessment for small scale development

Commencing 3 June 2024, the City will be offering an option for suitably qualified Registered Professional Engineers of Queensland (RPEQ) to self-certify stormwater and flood design requirements on small scale developments. This initiative empowers industry to undertake this low-risk work ensuring compliance with City Plan assessment benchmarks. The scope of the developments included in this concept are for developments which require assessment against the City Plan where State Planning Policy (SPP) thresholds are not exceeded.

The design and certification will need to be undertaken by appropriately qualified and experienced RPEQs . For applications which meet the parameters outlined below, officers will verify that the required reporting has been submitted and a certification condition will be included within the conditions of approval. The condition will require certification that designs were constructed correctly to be submitted to Council prior to issue of a building final.

Periodic audits will be undertaken by City officers to ensure that proposed designs meet City Plan requirements. Self-certification not meeting requirements will be issued with information requests per standard procedure.

Parameters for self-certification – stormwater quality and quantity

Zone: Rural, Rural-residential, low, medium and high-density residential zones only.

Land use: Dwelling house, dual occupancy, secondary dwelling, multiple dwelling (up to and including 6).

Geographic exceptions: Jefferson Lane (Palm Beach) and parts of Southport outlined in the polygons on the following map (Graphic 1).

Encumbrances: All works to remain outside of existing City stormwater infrastructure and designated easements.

External catchment management: Sites that do not require conveyance of concentrated runoff from an upstream external catchment, through to a Lawful Point of Discharge (LPD) as defined by the current version of Land Development Guidelines.

Design: LPD (as defined by the current version of QUDM) is achievable via gravity to street and/or gully pit only. No sump or pump systems can be used.

Proprietary devices: Only SQIDEP approved devices can be proposed and installed.

Tenure: Applies to private assets only.

Parameters for self-certification – flood parameters

Zone, Land Use and Geographic Exceptions: Zone, land use and geographic exceptions same as above, but adding: “Woongoolba flood mitigation scheme catchment area”.

Risk: Up to and including medium degree of flood hazard as defined by Flood overlay code for subject site only.

Design: Must be able to demonstrate shelter in place in accordance with Interim approach for Small scale developments guideline and no loss of flood plain storage without the use of storage tanks.

The City has developed a template form (the “Self-Certification Stormwater & Flood Management Plan – Template") to populate for submission with development applications. It can also be found here https://www.goldcoast.qld.gov.au/Planning-building/Building-applications/Private-building-certifier-information. This template may also be used as a guide for submitting technical reporting for regular development applications not meeting the self-certification criteria.

City Plan Version 11 commences today (6 February 2024) and incorporates two amendments:

• Minor and Administrative Amendment 10
• Local Government Infrastructure Plan Administrative Amendment

Minor Amendment 10 changes the zoning of three (3) properties following acquisition of land under the Voluntary Home Buy Back Program (VHBB) for the purpose of disaster recovery or disaster resilience and makes consequential changes to mapping layers to ensure consistency throughout the City Plan.

The Local Government Infrastructure Plan Administrative Amendment rectifies a drafting error in existing and projected residential dwellings in Schedule 3.

City Plan Version 11, as well as superseded and historic versions of City Plan, are available via ePlan - cityplan.goldcoast.qld.gov.au/eplan/

City Plan Version 10 display anomalies

The City recently became aware of transcription anomalies in the online City Plan Version 10 which have now been rectified. These anomalies occurred in the online version only and were as a result of content migration issues and were not present in the endorsed master documents or in the Code Templates.

The majority of these anomalies were grammatical or typographical and have not impacted the implementation or interpretation of the provision.

A minor anomaly in both Table 9.4.5-6 Stormwater Quality Deemed to Comply Solutions and Table 9.4.5-8 Maintenance Access requirements of the Healthy Waters Code have been resolved to identify the treatment train and (bioretention) maintenance access outcomes approved by the Ministers Notice of Decision and subsequently adopted and commenced by Council.

For further information please contact the City Plan Hotline on 1300 151 267 or cityplan@goldcoast.qld.gov.au

The Queensland Government has updated a statutory form created under the Planning Act 2016 to accommodate legislative changes pertaining to the SEQ region. The following form has been amended:

• DA Form 1 – Development Application Details (version 1.4 effective 15 December 2023)

We will continue to accept development applications using the previous version of Form 1 (version 1.3 effective 22 September 2020) until the close of business on Friday 22 December 2023. After this date, applicants are advised to ensure they use the most up-to-date form versions (version 1.4 effective 15 December 2023) before submitting a development application.

For the latest forms, please visit the Queensland Government website.

From 15 January 2024, we will no longer provide details for adjoining landowners for development applications.

For quality and assurance purposes, we will be directing consultants to contact the Titles Queensland office to acquire this information.

If you have any specific questions or need further clarification, it's recommended to reach out to us on (07) 55 82 8866 or the Titles Queensland office for more detailed information on how this process will work.

We have an updated Amenity and Aesthetics declaration that will commence on 1 February 2024.

If you design, certify, or build class 1 and 10 buildings and structures, now is the time to familiarise yourself with the new declaration.

The new declaration updates the previous declaration with some new definitions, updated references and clarified wording. There is also a new item for houses with second kitchens.

>> READ MORE

We have a unique waterway environment supporting a natural non-urbanised appearance that’s part of the Gold Coast’s iconic image.

Proposed development must be balanced with protecting our waterways, an important role we undertake.

This guideline is intended for industry professionals as practical information on applying the various requirements applying to development in the waterway building setback

>> READ MORE

We are pleased to announce improvements to the Express DA process and online documents, aimed at enhancing efficiency and streamlining our services to better cater to your needs.

Updates to Pre-submission request lodgement process:

From 4 December 2023 we will introduce the option for customers to lodge pre-submission requests electronically via the online lodgement portal (City of Gold Coast - Lodge a Development Application). Please note that from this date customers will not be able to submit pre-submission requests via email, however, we will continue to accept applications by mail or in person.

This change is part of our ongoing efforts to streamline and enhance our services. The process will align itself to the same lodgement process as a standard development application, where forms will be online and applications can be submitted from the one online portal for ease and consistency across the City.

Updates to Express DA online documents:

In conjunction with the transition to electronic submissions, we have made updates to the Express DA Guidelines and online documents. The updated guidelines and documents will be uploaded to the Express DA website (Express DA website) on 4 December 2023

Specifically, updates include:

• updating Accepted to code – code templates to align with the City Plan (version 10)
• updating the EDA guidelines, including:
  1. increasing the pre-submission review timeframe from five business days to 10 business days
  2. removing requirement for a flood conveyance check updating eligibility requirements / exclusions.

The City of Gold Coast recently announced its new organisational structure which came into effect on 1 November 2023. The new structure features seven departments: Infrastructure Gold Coast; Service Gold Coast; Environment, Heritage and Resilience; Planning and Regulation; Invest Gold Coast; Strategy, People and Performance and Business Services.

Introducing the Planning and Regulation department

The Planning and Regulation department is led by Executive General Manager Alisha Swain. Alisha is an experienced Local Government executive with more than 20 years’ experience and is known by many for her former role as Director Economy, Planning and Environment.

The new department is responsible for strategic planning and development assessment/statutory planning as well as City standards and local laws, licencing and permits, and compliance functions across the diverse functions in the city.

The department includes the following four branches, each under the leadership of a General Manager:

• City Development (Mick Moran, General Manager) – is responsible for the management and assessment of development applications (including major developments, planning assessments and specialised engineering and landscape assessments) as well as being responsible for planning and building advice, infrastructure charges, infrastructure agreements, plan sealing, planning appeals and planning certificates.
• City Planning (Catherine Rollo, Acting General Manager) – is responsible for long term planning and policy development to manage growth and development of our city while protecting and conserving our natural resources and heritage. This includes strategic infrastructure planning (including coordinating the LGIP), strategic urban and regional planning, city design (including City Architect and Placemaking)
• City Standards (Ainslie Buffett, General Manager) – is responsible for issuing all licences and permits as well as developing City standards and policy across key compliance functions including local laws, parking and environmental health.
• City Inspectorate (Luke Connery, General Manager) – this newly centralised branch is responsible for enforcing the City standards and local laws across building, community, public safety and environmental health compliance. The City’s development compliance unit now sits with this branch.

Transfers to other departments

The following functions from the former Planning and Environment directorate have been transferred to other departments:

• The environment planning and assessment unit, which includes environmental conservation, environmental policy and planning, catchment management, natural hazards engineering and planning, and the Our Natural City strategy, is now located in the new Environment, Heritage and Resilience department.
• The City’s contributed assets unit, which is responsible for construction supervision of developer contributed assets (from prestart to handover at off-maintenance), is now located in the Engineering, Design and Standards branch in the new Infrastructure Gold Coast department.

Importantly, our commitment to providing a seamless service for our industry partners remains a high priority for the City.

For more information about our Executive Leadership Team and the new departments, visit cityofgoldcoast.com.au/councilstructure