Facade detail of development?
'COW OF A DEVELOPMENT' ALL BULL?
It would be funny if
it were not so serious. The Gold Coast Bulletin recently
reported on a development proposal for what it describes as 'the
famous Merrimac Cow paddock': see below. Apparently Council has
already approved a scheme on these flood plains subject to the
development providing: 'two boat skippers, warning lights, [and]
flood rations for three days to ensure residents' safety on the flood
plains.' Is this really true? What happens after three days if the
flood waters have not subsided?
The skippers?
Proposed apartment block?
One has to ask: why
allow any construction on a flood plain? The Gold Coast should have
learned about the problems of approving development on low land from
the Brisbane floods. What on earth is happening here? Has the Gold
Coast forgotten about the 1974 floods that inundated the region; and the regular regional problems with heavy downpours? The
report sounds like a joke; but no, it seems to be real. Apparently
Council is now being asked to approve a larger development on the
same site; and, as if to confirm that it was serious with its
previous outrageously unusual conditions, a spokesperson has
apparently said that these conditions would remain in place.
Maybe they might be modified? The report mentions lifeboats! What
might insurance companies think of the circumstance?
Typical apartment block for flood plain?
Is this the design solution to the conditions of approval?
How can anything
like this be enforced? Who will check? Will there have to be lifeboat
practice once a year in the same way that offices have their fire
evacuation rehearsals? How can a flood evacuation drill be held in
dry conditions? How will the food be kept? Where? By whom? Who will
distribute it? Will this be rehearsed too? How? Who gets what: when? 1500 units are being proposed. One is reminded of the requirements for post-disaster cyclone
occupation. One project completed some years ago in Townsville had to
have fuel and drinking water supplies available to ensure that it
could remain operational. Tanks were installed and filled, but one
suspects that neither tank has ever been looked at again. Both fuel
and drinking water need regular refreshing. What surprise might the
next disaster reveal? How might the flood plain residents cope? In
the last Brisbane floods, the upper units in the high-rise apartment
blocks on the Brisbane River survived untouched by the rising waters, but the basements and lower
floors were flooded, cutting off all access and services to the
apartments above. The whole place was uninhabitable. Boats and food
might not have improved things, even with trained skippers.
Floor plan of development?
The whole
circumstance borders on farce. Surely the only responsible thing to
do is to prohibit the development of the flood plains on the Gold
Coast? These areas are a critical part of the natural variation of
water flows over land. One has to ask: why might anyone choose to
live in a flood plain and tolerate the disruption that floods cause,
with boats and food or not?
Apartment block in flood?
It has to be
remembered that this is the Gold Coast, a place that shows a
remarkable tolerance for the whims of smart developers out to make
the cliché 'quick quid.' One Council CEO in the past was bold enough
to suggest that the flood plains in a particular area should never be
developed. He was threatened with legal action by the land-owner
developer, and he eventually 'left Council.' This area is now up for
sale or lease, as if it was ready to be developed.
Training drill?
It seems that the
Gold Coast is determined to approve anything, anywhere. A recent
report told how a super tower had been approved without going through
the formal channels. No Councillor knew about it: see - http://springbrooklocale.blogspot.com.au/2015/10/gold-ghost-city-planning_45.html Past
experience has shown how Council can be inventive in overcoming any
and every objection to a development proposal with an array of
special conditions that allow anything/everything to occur. The
conditions for the Merrimac Cow paddock flood plain development only
appear to confirm Council's willingness and determination to indulge
any developer without cynicism or humour, when both are needed if the
reality is to be recognised.
Detail of typical elevation of apartment block?
To some who read the
report, the whole situation appears to be irrational, just plain
silly; and, one might ask: irresponsible too? Others, it seems, see
no folly. Will Council approve a larger development, or change its
mind on the first approval? One has to wonder what hold developers
might have over Council that seems scared to say 'NO' to them. Is it
just open slather for mates? To continue the puns in the report, like
'moooove,' one might hope that the reported situation was just a lot
of bull: if only!
Food boat?
THE REPORT
Developer
plans 1500-unit development for famous Carrara cow paddock despite
flooding fear
ANDREW
POTTS
GOLD
COAST BULLETIN
NOVEMBER
23, 2015 12:00AM
It
looks like the cows in the famous Merrimac Cow paddock might be on
the moooove soon. Plans have been given to the council for a
city-like development with high-rises. Picture Glenn Hampson
A
RESIDENTIAL development needing lifeboats and food rations for three
days for fear of flooding is before council bigger than originally
thought.
Owners
of the famous cow paddock at Carrara want to turn the 25ha site into
1500 dwellings.
Orient
Central Development Corporation has planned up to 10 buildings as
high as 19 storeys on the corner of Gooding Drive and Robina Parkway,
up from the 970-unit project that gained preliminary approval from
the Gold Coast City Council in mid-2013.
Back
then, councillors told the developer to include two boat skippers,
warning lights, food rations for three days to ensure residents’
safety on the floodplain — and the Gold Coast Bulletin was
last night told those conditions would remain.
It
looks like the cows in the famous Merrimac Cow paddock might be on
the moooove soon. Plans have been given to the council for a
city-like development with high-rises. Picture Glenn Hampson
Cr
Bob La Castra, whose division is also home to two other planned
high-density city-style developments, said he was concerned about
flooding on the site.
“I
was against plans to develop that site from day one and I still am,”
he said.
“This
proposal is just beyond comprehension.”
The
new application was filed this year and public comment opened last
month.
No
submissions or objections have been received and community
consultation ends on December 1.
According
to plans filed with city hall, the project includes a 19-storey and
two 17-floor towers and other medium-rise buildings ranging from four
to 10 levels.
Artist's
impressions of the Carrara development proposal.
At
least three four-storey townhouses are also included and a two-storey
residential club.
A
cafe, convenience store, medical office, tennis courts and other
sporting facilities are part of the plans.
A
bridge is also mentioned as a possibility in council documents.
City
planning boss Cameron Caldwell said all emergency requirements put in
place during the 2013 approval remained current and that major
flooding issues would be assessed by the council.
He
said the proposal was one of a growing number of large sites under
single ownership being developed in the area.
Artist's
impressions of the Carrara development proposal.
“Any
approval on this site will require significant steps to mitigate any
flood impacts,” he said.
“The
previous approval catered for flood-free access in the event of a
significant incident and I expect similar provisions will be put in
place with a future decision.
“The
council welcomes the new approach for the development of this site
and we will make our assessment in due course.”
Attempts
to contact Orient Central Development Corporation for comment were
unsuccessful.
http://www.goldcoastbulletin.com.au/realestate/developer-plans-1500-unit-development-for-famous-carrara-cow-paddock-despite-flooding-fear/story-fnjdgobq-1227618940857