266 The Esplanade, Miami QLD 4220

This is another large development along The Esplanade which in my opinion is ridiculous as this small strip of land cannot accomodate another development like this. There will not only be disruption to those who live next to it (I don’t) but the amount of traffic it will raise is unsustainable. Unless they are going to have a garage that has two spaces per unit I have no idea where anyone from this new development or others that live around it will park. We thrive on tourists so where are they going to park especially during major holiday periods? The GCCC really needs to stop saying yes to every developer.

Mr Hoagy Moscrop-Allison
The Chief Executive Officer
&
Ms Jemma Barrett & Mr Alex Glassington
The Senior Planner/Responsible Officer
City of Gold Coast
City Development Branch
PO Box 5042
GCMC QLD 9729
email: mail@goldcoast.qld.gov.au

Attn: Mr Hoagy Moscrop-Allison, Ms Jemma Barrett and Mr Alex Glassington

Dear Madam and Sirs,

I am writing to object to the Caydon Property Group Pty Ltd development application number MCU/2021/516 at Lot 0-12 BUP4007, 266 The Esplanade, Miami, QLD 4220 as I am very concerned about the cumulative environmental and structural impact that this proposed development will have on the surrounding old buildings.

The proposed development site of the Caydon Property Group Tower is situated right next to the existing development application number MCU/2019/538, the Alba Tower development located at 264 The Esplanade, Miami QLD 4220. The cumulative effect of noise, vibration and groundwater drainage from these proposed developments will, no doubt, have a significant impact on the structural integrity and environmental pollution of the nearby old buildings.

In light of the tragic Champlain Towers building collapse in Miami, Florida as at 24/06/2021 resulting in a death toll of 98 people, I urge you to please take into account the cumulative impact when approving large-scale building projects near existing old buildings, such as Burleigh Surf Apartments, 238 The Esplanade, Miami Gold Coast, which is 31 storeys high, more than 30 years old and consists of 101 units.
The investigation suggests that the cause(s) of the 13 storey Miami Florida building collapse involved several possibilities. One of the contributing factors is likely due to vibrations and cracking of the 40 year old Champlain Towers building caused by the construction of the nearby 18 storey tower block, Eighty Seven Park between 2016 and 2019. It was reported that Champlain Towers South residents raised concerns with City of Miami Beach Officials about the movement and shaking of the building during the construction of the adjacent Eighty Seven Park Tower which may have generated some ground movement or micro seismic events potentially leading to structural damage of Champlain Towers.

Furthermore, the simulation conducted by the University of California at Berkeley indicates that one of the causes is the cracking of the pool deck which destabilised the adjoining supporting columns. I am very concerned that digging the four-level deep underground parking associated with the 266 The Esplanade Tower proposed Development Project and the three-level deep underground parking associated with 264 The Esplanade Tower proposed Development Projects may drain a significant amount of groundwater from the surrounding areas. I am very concerned that this may, in turn, adversely impact the integrity of the foundation of the nearby multi-story buildings (including Burleigh Surf, Marina Shores and Miami Ice etc) as the pore water pressure supporting (or buttressing) the foundation of the existing multi-story buildings may be reduced. Losing the foundation water acting as a stabilising force may result in catastrophic effect on the structural integrity and compromise the foundation strength of the neighbouring multi-story buildings to the proposed 264 and 266 The Esplanade, Miami QLD 4220 develop sites. The void created by draining of groundwater associated with the 264 and 266 The Esplanade Miami proposed Towers may potentially cause the neighbouring multi-story buildings to cave in and collapse into the sink hole as demonstrated by the failure of Miami Florida building as reported in BBC News (Source: BBC News 01/07/2021 https://www.bbc.com/news/world-us-canada-57651025)

Some experts who have viewed the footage believe that the initial collapse was at the base of the building, around the pool area in front of the south-facing central section.
Reports say one resident, Cassie Stratton, was on the phone to her husband in the moments before the collapse looking out of the window. She told him: "Honey, the pool is caving in."

I respectfully request that the Caydon Property Group Pty Ltd Development Applications not be approved by Council of the City of Gold Coast due to significant negative cumulative impact this project will have on the existing nearby properties. This request applies to the following Development Application listed on GCC website, PD online for:
• Application Number: MCU/2021/516
• Approvals sought: Development permit for making a Material Change of Use for
Multiple dwellings 19 storey above ground and 4 storey below ground.
• Street Address: 266 The Esplanade, Miami QLD 4220
• Real Property Description: Lot 0-12 BUP4007

I respectfully request that the Devine Burleigh Heads Pty Ltd Development Applications not be approved by Council of the City of Gold Coast due to significant negative cumulative impact this project will have on the existing nearby properties. This request applies to the following Development Application listed on GCC website, PD online for:
• Application Number: MCU/2019/538
• Approvals sought: Development permit for making a Material Change of Use for
Multiple dwellings 19 storey above ground and 3 storey below ground.
• Street Address: 264 The Esplanade, Miami QLD 4220
• Real Property Description: Lot 27 on B16710

I respectfully ask the City of Gold Coast to not approve these neighbouring development applications on the beachfront of Miami, Gold Coast:
• Caydon Property Group Tower at (19 storeys above ground and 4 storeys below ground) proposed new high rise development at 266 The Esplanade, Miami, and
• Devine Burleigh Heads Tower (19 storeys above ground and 3 storeys below ground) proposed new high rise development at 264 The Esplanade, Miami

There are concerning similarities between the development on the Miami Florida Beachfront and these proposed developments on the Miami Gold Coast beachfront at Burleigh Heads. Many of the buildings around the proposed 264 and 266 The Esplanade development sites are 30 – 40 years old. Please carefully review the investigation and findings from Champlain Tower collapse tragedy and review the potential cumulative structural impact of the new large-scale Caydon Property Group Tower and Alba Tower projects on the existing nearby multi-storey buildings, particularly Marina Shores, Burleigh Surf and Miami Ice. Please give particular consideration to the potential adverse impact of the proposed Caydon Property Tower and Alba Tower high rise construction on the surrounding high rise buildings as inadequate engineering consideration on a new high rise building approval process can result in catastrophic consequences on the nearby buildings.

I am expressing my concerns to you as the Owner of Apartment 18E Burleigh Surf, 238 The Esplanade Miami and as a Geologist and Geotechnical Engineer of more than 30 years.

Thanks,

Peter Chern
CP (Geology), CP (Geotech), RPEQ
Owner of Apartment 18E Burleigh Surf, 238 The Esplanade Miami
Mailing Address: PO Box 56 Camp Hill QLD 4152
Ph: 0488 545 550
Email: peter.chern@bigpond.com

Mr Hoagy Moscrop-Allison
The Chief Executive Officer
&
Ms Jemma Barrett
The Senior Planner/Responsible Officer
City of Gold Coast
City Development Branch
PO Box 5042
GCMC QLD 9729
email: mail@goldcoast.qld.gov.au

Attn: Mr Hoagy Moscrop-Allison and Ms Jemma Barrett

Dear Sir & Madam

hope you are well and your week is going well.

I respectfully request that the Council of the City of Gold Coast only approve Development Applications in Division 12 that fully comply with the City of Gold Coast City Plan.

I respectfully request that the Caydon Property Group Pty Ltd Development Application not be approved by Council of the City of Gold Coast because this Development Application appears to contain inaccurate information, it does not appear to provide an acceptable outcome and it doesn't appear to comply with the City of Gold Coast City Plan. This request applies to the following Development Application listed on GCC website, PD online for:
• Application Number: MCU/2021/51
• Approvals sought: Development permit for making a Material Change of Use for
• Multiple dwellings 18 storey above ground and 4 storey below ground.
• Street Address: 266 The Esplanade, Miami QLD 4220
• Real Property Description: Lot 0-12 BUP4007

The Caydon Property Group Development Application as detailed on GCC website, PD online appears to contain inaccurate information. It suggests that the proposed 18 storey development is only 53m above existing ground level. I suggest it is impossible to build an 18 storey building under the Council of City of Gold Coast City Plan that is only 53m above existing ground level. When I have examined the development elevation plans attached to this Application, I found that the calculations appear to be inaccurate. When I have added up the height of each floor, it suggests that the building is 54.13m above the nominated existing ground level and not 53m above existing ground level as is detailed in the proposed in the Application. The Caydon Development does also not contain a designated "ground floor". In the application Level 1 is actually located on the ground floor. It also suggests that floor of level 1 of the development will be 0.93m below existing ground level. It is surely incorrect to suggest that floor of Level 1 can actually be a meter below the existing ground level. The Development Elevations suggest that the floor of Level 1 will be RL 6.57 which is well below the existing ground level RL of 7.5. These calculations detailed in the development elevations appear to be inaccurate. Also when you compare the development application for 266 The Esplanade to the neighbouring Development application for the Alba Tower on 264 The Esplanade Miami, there are significant unexplainable differences. For example, the existing ground level of Alba is RL 7.6 and the floor of the ground floor of Alba is RL 10.4. The Caydon Property Application development elevations, appear to suggest that the floor level of Level 1 has an RL of -3.83 compared to that of the same ground floor RL of the neighbouring Alba Development. Given these proposed developments are side by side on flat and narrow street frontages, the massive difference in the ground floor level RL measurements seems to suggest that the Caydon Development Application contains inaccurate measurements.

I have attached photographs of these development sites (in my submission to Council) which shows the current ground level of 266 The Esplanade Miami and the neighbouring property 264 The Esplanade, Miami. Based on this evidence, it is surely inaccurate and inappropriate for Caydon Property Group to suggest that the floor of their ground level unit (detailed as level 1 has an RL of 6.57 when the existing ground level has an RL 7.5, while the Alba Development Ground level floor is an RL of 10.4 and an existing ground level of RL of 7.6. It is surely implausible that the RL of the floor of the ground level of Alba is 3.83 meters higher than the floor of Level 1 of the Caydon Property Application. It would appear that the Existing Ground Level and the proposed building height of 53m proposed by Caydon is not an accurate reflection of the true existing ground level and height of the proposed development and that the measurements are potentially inaccurately represented in their Development Application. The implications of such errors in measurements would also suggest that the proposed building height of the Caydon Development is likely to be at least 57m above existing ground level and not 53m as suggested in the plans.

I request that the Council of the City of Gold Coast carefully review and confirm the accuracy (or inaccuracy) of the measurements detailed in this development application for 266 The Esplanade Miami. Please ensure that Application contains accurate and true measurements as the Development Elevations detailed in the Property Development Application currently appear to be inaccurate. Please confirm the accurate existing ground level and the accurate proposed building height above the existing ground level of this application and based your review of this application based on true and accurate measurements.

As a result, I suggest that the Architectural Plans to build a 18 storey building),associated with the Development Application for Material Change of Use at 266 The Esplanade, Miami does not comply with the acceptable development requirements of the Council of the City of Gold Coast City Plan. The Architectural Plans for 266 The Esplanade, Miami in Council Division 12 does not comply with The City of Gold Coast City Plan with respect to:
• Part 9 – Development Code, Part 9.4.4 General Development Provisions Code
• Part 6 – Zones, High Density Residential Zone Code for Division 12, 264 The Esplanade, Miami
• City Plan Building Height Overlay Map 20.

Specifically, the proposed Caydon Property Group Development Application to build an 18 storey building does not meet the acceptable development requirements with respect to the following provisions of the City Plan (Part 9, Part 6, Building Height Overlay Map):
• The Development Application does not meet the acceptable development required outcomes under the code with respect to site cover, height and setback
• The Development Application does not meet the acceptable development requirements under setback and height envelope
• The Development Application does not meet the criteria with respect to contribution to neighbourhood character & amenity
• The shadow impacts of the proposed Development Application does not meet the shadow provisions and will result in a loss of visual amenity
• The Development Application does not comply with purpose and overall outcomes of the High Density Residential Zone Code, with respect to Design and Amenity (v), (vi), (vii) and (viii)
• The Development Application does not comply with the requirements relating to housing needs, design & amenity and community benefits

Specific examples of how the proposed Caydon Property Group Development Application to build an 18 storey building at 266 The Esplanade Miami does not comply with the City Plan are:
• The Caydon Property Group Architectural Plans to build a 18 Storey building. The actual height of this proposed building is probably at least 54.13m - 57m above the existing ground level (and not 53m above existing ground level as suggested). Under City Plan Building Height Overlay Map 20 for Division 12, 264 The Esplanade, the permitted height is only 53m.
• The Caydon Property Group Architectural Plans state that the development will be 18 Levels. The project does not comply with the City Plan and exceeds the height envelope, setback and site cover outcomes.
• According to the High Density Residential Code, Performance Outcomes, the Alba Development Application Plans do not meet the acceptable outcomes of:
o Site cover should not exceed 30% above 53m in height
o Site cover should not exceed 40% between 32m and 53m in height
o Site cover should not exceed 50% up to 32m in height,
• With respect the Design & Amenity provisions , the Caydon Property Group proposed Development Application adversely and unreasonably impacts adjoining residential amenity, particularly with respect to Marina Shores Resort, Burleigh Surf Apartments, Outrigger Resort and other neighbouring properties.
• With respect to Amenity Protection (9.4.4 General Development Provision Code, Amenity Protection) the proposed Caydon Property Group, in isolation and in conjunction with the proposed Alba Development Application does not meet the requirement to “not prevent loss of amenities and threats to health and safety having regard to noise, traffic, visual amenity, wind effects, privacy”. This proposed Caydon Property Group Development Application for 266 The Esplanade Miami, in isolation and in conjunction with the Alba Development Application for 264 The Esplanade Miami, creates loss of amenities to the neighbours and the local community.
• With respect to the Shadow Provisions (9.4.4 General Development Provision Code, Shadow Impacts) this proposed Caydon Property Group Development Application in isolation and in conjunction with the Alba Development Application for a building that is 19 storey, 60.4m high above existing ground level, does not comply with the City Plan. The location of the shadow from the proposed 266 and 264 The Esplanade Miami will adversely impact other neighbouring sites and building. The shadow will adversely impact the ocean beach, broadwater foreshore and beachside public open spaces. The shadow will adversely impact non-residential areas external to the site. We request that the Council of City of Gold Coast independently assess the Shadow Impacts of the proposed Caydon Property Group Development. The proposed shadow representation illustrated in the Caydon Property Group and Zone Planning Group submissions appear to be inconsistent with reality based on the actual shadow impact of other buildings on The Esplanade.


Thanks and kind regards

Catherine Hartley
Owner of Apartment 18E Burleigh Surf, 238 The Esplanade Miami
PO Box 56 Camp Hill QLD 4152
Ph 0417 894 514
Email catherinehartley@outlook.com;

Mr Hoagy Moscrop-Allison
The Chief Executive Officer
&
Ms Jemma Barrett & Mr Alex Glassington
The Senior Planner/Responsible Officer
City of Gold Coast
City Development Branch
PO Box 5042
GCMC QLD 9729
email: mail@goldcoast.qld.gov.au

Attn: Mr Hoagy Moscrop-Allison, Ms Jemma Barrett and Mr Alex Glassington

Dear Madam and Sirs,

I am writing to object to the Caydon Property Group Pty Ltd development application number MCU/2021/516 at Lot 0-12 BUP4007, 266 The Esplanade, Miami, QLD 4220
Yet another development which doesn't comply with existing Council Plan. The comments made by Peter Chern and Catherine Hartley are very detailed and I would hope that Council has a good hard look at both the Alba and Craydon Developments.
Water table levels, shadowing, and the height proposed for these developments are not acceptable. Why is Council even considering proposals for any construction over and above there own city Plan which I believe the maximum height would be 15 levels. I'm not against progress but I am against Council turning Burleigh Beach Front into a High Rise concrete jungle like Surfers and Broadbeach. Please consider the adverse effect on the surrounding properties on the Esplanade. The traffic conditions even now at Kratzmann Ave corner outside the Surf Club is dangerous especially the pedestrian crossing. These new developments bringing more traffic to this area which is a major problem. This is 2 developments with in this block what happens when 250 and 270 The Esplanade want to develop there sites. Does this result in the older buildings Burleigh Surf, Mariner Shores, Miami Ice all the existing buildings sinking??????
GCCC please consider your city Plan.

I concur with other comments that have been submitted about this development and others along The Esplanade. The Town Plan was put into place to ensure the liveability of areas of the Gold Coast. Sadly much of this Plan appears to have been ignored when it comes to our very small strip of land. We already have at least 5 other developments that are outstanding of the Town Plan. Another one is going to not only impact people’s lifestyle and mental health but also the traffic, shadows across the beach and the village atmosphere we all live here for. Unless they are going to provide at the minimum 2 car spaces then where are all the wonderful visitors that come here going to park?
No one is against development but it must fit the Town Plan and be something that everyone can live with. Thank you.

I agree with other comments this project is far above the current city plan