Part 2 Town Centre Development Strategy

2.3 Factors Determining Town Centre Configuration

In determining the size, scale and configuration of the Tweed Heads town centre, a range of economic and geographic considerations have been taken into account. The principal determinants of the town centre's recommended layout are as follows:

Size of the town centre area

The designated town centre area extends for more than a kilometre from north to south, and a comparable distance from east to west at its widest points. These distances are well beyond the typical size of a single cohesive town centre precinct, and therefore residents and tourists are likely to visit only one part of the area on a single trip. Consequently, the town centre area will effectively function as several precincts. Therefore, it is necessary to designate a precinct within the town centre area that will be the town centre core.

Varying characteristics and functions within the town centre

In addition to being separated by distance, various parts of the town centre area have distinct geographic characteristics and functions such as residential near the beach and Tweed River, parkland fronting Jack Evans Boatharbour, civic and institutional to the south, and retail / commercial along Wharf Street. These areas are supplemented by the major commercial nodes of Twin Towns, Tweed Mall and the Tweed Bowls Club, each of which functions as a distinct destination. The varying characters and locations of precincts within the town centre area are well-established, appropriate to their locations, and represent considerable investment. Therefore, it is unrealistic to contemplate relocating existing major uses or significantly changing the established functions of major precincts.

Interdependence of precincts

The different precincts within the town centre area have varying propensities to benefit from proximity to other nodes, and to generate flow-on patronage to adjacent facilities:

• Nearby residential units are a substantial source of spending on retail, food and beverage services, and entertainment. Moreover, local residents tend to extend activity periods of town centres.
• Retail and entertainment facilities are among the best generators of patronage, and with appropriate linkages can feed considerable foot traffic to adjacent facilities. The town centre core will therefore benefit from proximity to major retail / entertainment nodes.
• Commercial and council offices represent a stable market for local convenience retail, and food and beverage facilities, but typically draw limited visitation.
• Hospitals tend to be self-contained, generate substantial parking demand and provide limited flow-on benefits except to some convenience shops and food services.
• A University or other tertiary facility generates high parking demand but tends to generate relatively little retail spending.
• A successful town centre core typically will improve the appeal and value of surrounding land, and the desire of many residents and employees to locate within reasonable walking distance of the core.

In summary, there is a substantial benefit to locating the town centre core near major concentrations of residents and employees, and near major existing retail and entertainment nodes. There is less benefit in locating near the hospital and University because limited flow-on benefits from staff, visitors and students are offset in part by substantial parking demand and the inherent inward orientation of these facilities.

Character and Functions of Wharf Street

Wharf Street is the spine of the town centre area due to its centrality, relatively high traffic volumes and its function as the main access route to the major commercial and institutional facilities in the town centre. However, Wharf Street is considered not suitable as the location for the town centre core, for the following reasons:

• It is a highway commercial corridor. Major uses along it typically are characterised by larger scale freestanding developments, setbacks to allow parking, and orientation to ensure vehicle exposure and/or direct vehicle accessibility. As such, it is not pedestrian friendly.
• The street is too wide for its two sides to function effectively as a single integrated precinct.
• The practical need to accommodate large traffic volumes conflicts with the objective of a strong pedestrian orientation.

Accordingly, Wharf Street is the antithesis of the small-scale, pedestrian-friendly environment sought for a town centre core, and in the short term it would not be feasible to modify it to the extent necessary to meet the requirements of a successful town centre.