Several key characteristics have to date prevented the Tweed Heads Town Centre area from functioning as a cohesive and vibrant town centre:
- It covers a relatively large geographic area (more than a kilometre north-south and east-west) that hosts numerous unrelated land uses.
- Its major generators of employment and visitation are internally-oriented, and lack effective pedestrian linkages with other parts of the town centre.
- Retailing - a major generator of activity - is concentrated within Tweed Mall, while streetfront retail spaces now mainly host lower-order, low-rent uses.
- Pedestrian activity within the town centre is limited.
- The population of the town centre (2,300) is relatively small and is dominated by older residents. The local population lacks the variety of demographic groups that lend vitality to a town centre.
- Tweed Heads is not regarded as a holiday destination, and tourists see little reason to visit the town centre area.
- Existing town planning instruments have effectively discouraged major development within the area.
- The town centre lacks a central focus, a sense of place and a strong identified role and function as a part of Tweed Heads or the broader Gold Coast-Tweed region.
The current deficiencies of the town centre area are reflected in lower property values and rental rates than in other parts of the region, and substantial retail and commercial vacancy rates.
However, the area has a variety of inherent advantages that provide a strong foundation for a successful town centre. These include:
- Major existing retail, entertainment, civic and educational facilities that provide desired diversity, generate substantial employment and collectively attract around nine million annual visits to the town centre area.
- A large waterfront and park area in the heart of the town centre that has the potential to become a major tourist destination and more prominent recreation focus for regional residents.
- Location within a region that is forecast to continue to host substantial long-term population growth.
- Location within a major tourist region.
- Proximity to infrastructure and attractions including Gold Coast Airport, the Coolangatta CBD, beaches and hinterland.
- Physical characteristics including water proximity, parks, views, and urban character that are conducive to the creation of a successful town centre.
- Significant latent demand for new residential and commercial development.
