In terms of planning, the following key development scenarios have been nominated as part of the strategy:
- Core retail and active street area along Bay Street
- Activation of blank walls areas of the Tweed Mall and encouragement of externalisation of the centre
- Incorporation of Light Rail route from Gold Coast through the study area
- Key development sites, including:
- Latitude 28
- Twin Towns Tower #2
- Bowls Club site
- Tweed Heads Public School - long term potential
- Bay Street (Ford Dealer)
- Holden dealership site
- Dolphin Hotel
- Woolworths
- Development of pedestrian friendly zones along Bay street, encouraging interaction with Jack Evans Boatharbour and further around to Duranbah Beach and along the River
- Encouragement of mixed use development along Beryl and Enid Streets. (eg. Warehouse style with ground floor commercial/offices and residential above and behind.)
- Growth of the University and related uses such as student accommodation, as part of a wider reorganisation of the civic precinct of the area.
- Review the massing/density/height controls to allow and promote a broader range of the appropriate and desired development types within the various zones contained within the town centre area
The study area has been the subject of a variety of planning studies and investigations over recent years. The actual planning framework and regulations is additionally driven from a number of sources. This is all further complicated by the fact that the study area adjoins the Queensland border where a different planning structure and strategy are in place. The following key documents/ policies or strategies have been identified as setting some form of development guidance or controls for the study area:
- Development Control Plan No 18 - Tweed Heads
- Development Control Plan No 2 - Site Access And Parking Code
- Draft Tweed Coast Strategy 2002 Discussion Paper
- Tweed Shire Economic Development Strategy 2002-
- Tweed Local Environmental Plan 2000
- Gold Coast City Council Planning Scheme - Coolangatta Local Plan
- Tweed Heads 2000+
Development Control Plan No 18 - Tweed Heads
Upon reviewing the DCP it is concluded that in its current form it is not suitable or capable of facilitating the development outcomes identified within the economic strategy.
At present the DCP has been drafted to facilitate such a broad range of development that it fails to provide the certainty and level of control required to achieve a single controlled and planned end development. The current designation of the vast majority of the study area within the 3(b) zone provides this level of uncertainty.
The 3(b) zone facilitates such broad development from light industry to multi-dwelling housing. The zone specifically facilitates the following development:
- car hire business,
- tourist accommodation
- multi-dwelling housing above non-residential ground floor development,
- community buildings,
- motels,
- motor showroom,
- shops,
- refreshment rooms,
- light industry
The planning provisions currently contain a variety of development controls that further affect the final form of development. The ability exists for development in the central areas to be as high as to approximately 18 storeys, whilst surrounding development has been capped at 3 storeys. The variance with no staging or stepping has and will continue to limit the form of development in the study area. Similarly the current bonus provisions contained within the scheme, that grant bonus Floor Area for nominal community benefit features such as mall areas need to be reviewed to ensure that the gains being provided are suitable for the real community benefit gained by the relaxation.
A potential example is the Twin Towns pedestrian bridge, which attracted bonus floor areas because of its nominal community benefit, when in reality it services the residential tower and the club complex very well, but has de-activated the streets to the community's detriment.
Whilst the DCP has stated its preference for the externalisation of the Tweed Mall the scheme has failed to identify mechanisms for making this happen. The DCP has further continued to encourage growth of businesses and mixed use development along Wharf Street. It is concluded that Wharf Street should be retained as a 'highway commercial' area and as far as practicable residential uses should be directed away from Wharf Street onto adjoining streets.
Gold Coast City Council Planning Scheme - Coolangatta Local Plan
The Gold Coast City Council has made the following statements about the Coolangatta central area in its newly adopted Planning Scheme.
"The Coolangatta central area already contains an impressive range and mix of land uses. The retail and commercial core integrates with tourist residential development in the centre of Coolangatta. The tourist development includes accommodation, entertainment and dining activities. There is substantial residential development surrounding the Coolangatta central area."
"Ongoing redevelopment by the private sector and the streetscape improvement work undertaken by Gold Coast City Council has enhanced the role and function of the Coolangatta central area as a modern, safe, attractive and interesting place to visit. Provision has been made for the parking of vehicles associated with the activities in the central area, both in on-site car parks and in the car parking area in Chalk Street. The existing infrastructure provided in the LAP area supports both the economic and environmental needs of Coolangatta to fulfil its role as a regional centre and an activity cluster based on tourism."
"The Coolangatta central area maintains its activity profile as an integrated mixed use tourist node, providing shopping, accommodation, eating, entertainment and ancillary tourist services and that, together with Tweed Heads, Coolangatta achieves its potential as a consolidated regional centre with a comprehensive retail, commercial and entertainment base intended to service the existing and future population of the southern Gold Coast City and Tweed regions."
The aims of the LAP are stated by Council as being, to:
- ensure that Coolangatta will maintain its significant service role in meeting the needs of tourists for shopping, accommodation, places to eat and entertainment;
- promote the development of a special identity for Coolangatta, characterised by mixed uses in the central area and an active and diverse townscape with a high standard of urban design;
- ensure the consolidation of the Regional Centre function in central Coolangatta; and
- maintain a high level of amenity for permanent residents and for holiday makers using the central Coolangatta area's tourist accommodation facilities.
Tweed Heads 2000+ A Strategy for the Tweed Heads Central Area
The planning study and document as undertaken and prepared in December 1994 has the following statement of intent "to provide the vision and strategic direction for a future development control plan that will guide the development of Tweed Heads into the Twenty First Century."
The document identified a range of planning strategies, many of which are consistent or reflected in the directions of the current program and strategy. However, this being the case it appears that much of the identified strategies and provision were not adopted or have not been enforced.
| DCP Provision References |
Area of Investigation/Change |
| 2.3 - A Vision for Tweed Heads
|
Review required in the light of economic strategy outcomes
|
| 2.3.1 Vision Statement
|
The vision statement should be reviewed to incorporate the concepts and ideas of the economic strategy.
|
| 2.3.2 Objectives
|
Specific DCP objectives need to be reviewed to bring them into line with directions of the economic strategy, particularly the following key issue objectives:
- Retailing, Commerce and Tourism
- Built form
- High rise buildings
- Mixed Use development
- Commercial streetscapes
|
| 2.4.1 Precincts
|
The identified precincts and precinct boundaries may need to be reviewed in light of the identified core and frame areas and the form and function of development envisaged for the study area. Potentially new precincts specifically for Bay Street, Boat Harbour area and Beryl Street.
|
| 2.4.3 Views
|
Objectives and design statements relating to views may need to be reviewed in light of the identified preferred development form, view corridors and points of interest worth retention in the final development form for the study area.
|
| 3.0 Town Centre Core
|
Review of overall precinct intent and controls may be required in the light of economic strategy outcomes
|
| 3.2 Precinct Objectives
|
Specific DCP objectives need to be reviewed to bring them into line with directions of the economic strategy. May need to be reviewed to highlight importance of Bay Street within the precinct.
|
| 3.3 Strategic Policies
|
Additional strategic policies may need to be added to consider and facilitate development. Could cover and include sites such as Latitude 28, Bowls Club land and St Josephs school
|
| 3.3.1 Redevelopment of Tweed Heads Fire Station Site
|
Further direction on the potential form of development is required in light of the upgrading and preferred form of Bay street, ie pedestrian friendly active street frontage, potential light rail link etc
|
| 3.3.3 Preferred Development
|
Preferred Development statements need to be refined and narrowed to limit the type of development and narrow the land uses within the precinct. Needs to be compatible with the outcomes of the economic strategy.
|
| 3.3.4 Height Restriction
|
Changes to the height provisions are required. Currently has a max of 18 storeys in some areas (set by Tweed LEP (50m AHD), whilst the balance is set at 3 storeys. Review should consider the progressive stepping of heights, with higher development further away from main water areas. Need to consider an increase in the general area height provisions above 3 storeys to facilitate higher density residential about commercial. Revised provisions need to ensure buildings don't block main sight lines and key vistas.
|
| 3.3.5 Floor Space Ratios
|
Review of floor space ratio provisions to ensure that real development with viable yields can be achieved from smaller sites. Bonus provisions need to be reviewed to ensure real outcomes are achieved for any bonuses given.
|
| 4.0 Florence/Frances Mixed Use Precinct
|
Review of overall precinct intent and controls may be required in the light of economic strategy outcomes
|
| 4.2 Precinct Objectives
|
Specific changes should aim to facilitate mixed use development and medium scale attached housing
|
| 5.0 Civic/ Hospital/ Education Precinct
|
Review of overall precinct intent and controls may be required in the light of economic strategy outcomes
|
| 5.2 Precinct Objectives
|
Specific changes should aim to facilitate integration and linking of the various components of the precinct.
|
| 6.0 High Density Residential Precincts
|
Review of overall precinct intent and controls may be required in the light of economic strategy outcomes
|
| 6.2 Precinct Objectives
|
Specific changes should aim to facilitate mixed use development as well as high density residential, may require associated height control changes.
|
| 9.0 Building Envelopes
|
Envelope controls may need to be reviewed in light of the direction for shop top housing and offices within the whole precinct. Provisions may also need to consider setbacks to facilitate street dining and footpath activation.
|
| 9.1.1 Maximum Building Height
|
Height controls need to be altered to facilitate a 'stepping' of heights towards the water. Aim is for taller buildings close to Bay and Wharf Streets not to be located so as to block residual views from elsewhere in the area.
|
| 9.1.3 Building Envelope Objectives
|
Envelope controls may need to be reviewed in light of the direction for shop top housing and offices within the whole precinct. Provisions may also need to consider setbacks to facilitate street dining and footpath activation.
|
| 10.0 Commercial Facades
|
Where possible controls should aim to retain existing facades and encourage new development to adopt similar facade designs. Aim is to capture some of the original town centre character, which is considered to be unique for Tweed and Gold Coast areas.
|
| 11.0 Residential Design
|
Review provisions in light of preference for medium scale development and residential in mixed use settings.
|
| 11.1 Building Mass
|
Review massing provisions to avoid bulky inappropriate development that is out of character with the precinct
|
| 11.3 Wind Mitigation and Overshadowing
|
Review and strengthen provisions to ensure that buildings can not create substantial overshadowing conditions for surrounding development and to similarly avoid wind tunnelling through the precinct.
|
|
|
Tweed Heads Ministerial Taskforce
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