Gold Coast Rapid Transit

Concept Design and Impact Management Plan Volume 7 Technical Report - Land Use and Planning 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

Contents

1. Introduction 1 1.1 Gold Coast Rapid Transit Project 1 1.2 Purpose of Report 3

2. Land use planning context 4 2.1 State planning framework 4 2.2 Regional planning framework 7 2.3 Local planning framework 32

3. Land use 51 3.1 Context 51 3.2 Existing land use 52 3.3 Land tenure 54 3.4 Future land use 59

4. Potential land use benefits and impacts 63 4.1 Overview 63 4.2 Potential land use benefits and impacts of the GCRT 63

5. Mitigation strategies 69

6. Conclusion 70

Table Index Table 1 On – site aviation facilities under SPP 1/02 5 Table 2 Population growth distribution (1986 – 2004) 7 Table 3 TOD criteria 14 Table 4 South East Queensland Regional Plan Regional Policy • compatibility with GCRT 24 Table 5 Gold Coast Planning Scheme ‘Our Living City’ DEOs 36 Table 6 Domains within the GCRT study corridor 37 Table 7 Intent of each domain 39 Table 8 Helensvale Town Centre LAP 44 Table 9 Uplands Drive and Woodlands Way LAP 45 Vol 7 Tech • i 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

Table 10 Southport LAP 45 Table 11 Chevron Island LAP 47 Table 12 Surfers Paradise LAP 48 Table 13 Broadbeach LAP 49 Table 14 Land tenure types 54

Figure Index Figure 1 Gold Coast Rapid Transit Project Stage 1 Investigation Corridor 2 Figure 2 Regional Activity Centres network 12 Figure 3 LAP locations 43 Figure 4 Tenure Stage 1a 56 Figure 5 Tenure Stage 1b 57 Figure 6 Tenure Stage 2 58

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1. Introduction

1.1 Gold Coast Rapid Transit Project The Gold Coast Rapid Transit (GCRT) Project is a major Government initiative in creating a more sustainable Gold Coast City. The project will deliver a public transport system that is fast, frequent, reliable and integrated with the existing transport network. In June 2006 State Cabinet approved the development of a Concept Design and Impact Management Plan and Business Case for two rapid transit mode options under Government’s Value for Money Framework. The GCRT Project is included in the South East Queensland Regional Plan (SEQRP) and funded in South East Queensland Infrastructure Plan and Program 2005•2026 (SEQIPP). The lead Government Agency, TransLink will develop the Concept Design and Impact Management Plan and Business Case in partnership with Gold Coast City Council (GCCC) who has also allocated future funding for public transport improvements on the Gold Coast. The new rapid transit system is intended to link the Gold Coast Railway at Helensvale with the Griffith University/University Hospital precinct and the busy centres of Southport, Surfer's Paradise, Broadbeach, and ultimately Gold Coast Airport and Coolangatta Town Centre. The rapid transit mode options under investigation are:

» A light rail transit (LRT) system with low floor air•conditioned vehicles on a standard gauge fixed track drawing power from either an embedded rail or overhead wires.

» A bus rapid transit (BRT) system that offers a much higher quality service than an ordinary bus, with specially designed buses running very frequent services and higher reliability and faster travel times than buses operating in mixed traffic. Both systems will operate within a dedicated corridor, mostly centre running within existing roads. In some areas, a corridor adjacent to the road or mixed running with traffic has been considered. Regardless of the chosen mode, the technology option will use a dedicated carriageway ‘at grade’ with priority provided at traffic signals to promote fast and reliable journey times. The Concept Design and Impact Management Plan (CDIMP) and Business Case are based on detailed studies for Stage 1 (Helensvale to Broadbeach), with initial planning investigations of Stage 2 (Broadbeach to Coolangatta). The Stage 1 corridor, as shown in Figure 1, connects to the Gold Coast Rail Line at the existing Helensvale Rail station and terminates at Broadbeach at a new bus/rapid transit interchange. Stage 1 has been evaluated and planned in the following 3 sections:

» Section 1: Helensvale to Griffith University. Two corridor options are subject to detailed planning evaluation;

» Section 2: Griffith University to Southport; and

» Section 3: Southport to Broadbeach including Surfers Paradise.

Vol 7 Tech • 1 532000 536000 540000

HOLLYWELL

TransLink Gold Coast Rapid Transit

DRAFT CDIMP

RUNAWAY BAY INVESTIGATION HELENSVALE COOMBABAH CORRIDOR 6912000 6912000

MARBLE ARCH PLACE STAGE 1 LOCAL STATION OXENFORD FIGURE 1 SOUTH STRADBROKE ARUNDEL BIGGERA WATERS LOCAL STATION BIGGERA WATERS HELENSVALE STATION REGIONAL STATION REGIONAL STATION

LABRADOR Legend PACIFIC PINES ARUNDEL LABRADOR NORTH Stations LOCAL STATION Section 1: Option H1 Section 1: Option H2 Section 2 LABRADOR SOUTH GAVEN LOCAL STATION Section 3 LOCAL STATION MAIN BEACH PARKWOOD 6908000 6908000 GAVEN UNIVERSITY HOSPITAL DISTRICT STATION GOLD COAST HOSPITAL DISTRICT STATION

GRIFFITH UNIVERSITY DISTRICT STATION SOUTHPORT REGIONAL STATION PARKWOOD WEST LOCAL STATION PARKWOOD LOCAL STATION SOUTHPORT BROADWATER LOCAL STATION

MOLENDINAR SOUTHPORT PRIMARY LOCAL STATION

SCARBOROUGH STREET SOUTH LOCAL STATION

MAIN BEACH LOCAL STATION

NERANG ASHMORE PARADISE WATERS 6904000 LOCAL STATION 6904000

COOMBABAH CYPRESS AVENUE DISTRICT STATION

SECTION 1 CAVILL AVENUE DISTRICT STATION SECTION 2 SOUTHPORT SURFERS PARADISE SECTION 3 BENOWA SURFERS PARADISE SURFERS LOCAL STATION PARADISE BUNDALL

NORTHCLIFFE BROADBEACH HIGHLAND PARK LOCAL STATION

FLORIDA GARDENS CARRARA LOCAL STATION GILSTON BROADBEACH WATERS 6900000 6900000

BROADBEACH NORTH DISTRICT STATION ² BROADBEACH

0 500 1,000 1,500 2,000

WORONGARY Metres

CLEAR ISLAND WATERS BROADBEACH SOUTH 1:50,000 REGIONAL STATION

MERMAID WATERS MERRIMAC Copyright: This document is and shall remain the property of GHD Pty Ltd. The document may only be used for the purpose for which it was commissioned and in accordance with the MUDGEERABA terms of engagement for the commission. TALLAI ROBINA Unauthorised use of this document in any way is prohibited. 532000 536000 540000 Source: Imagery, Roads supplied by GCCC(2006). Precincts digitised from hardcopy supplied by ARCHAEO Projection: MGA56 (GDA94) Date Printed: 19-05-2008 File:G:\41\16445\GIS\MAP\Draft_CDIMP \Volume_7\TechnicalReports\MXD\ Fig1_GCRT_Project_stage_1_investigation _Corridor_RevA.mxd Size: A3 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

1.2 Purpose of Report The purpose of this report is to supply detailed information on the land use and planning issues associated with the GCRT. This report investigates a complex relationship of current land uses and future land uses both in the context of planned and new opportunities. This report addresses the multiple layers of land use planning regulation, administration and policy framework. This report also investigates the intrinsic relationship of land uses and transport infrastructure focusing on the GCRT Project and its affect on land use. For detailed information on the opportunities and benefits associated with the GCRT, as well as an outline of its associated impacts and proposed mitigation strategies, refer to Volume 2, Chapter 12, titled Land Use and Planning. The land use and planning section satisfies the TOR by examining the following:

» Land use planning context;

» Land uses within the GCRT corridor;

» Existing tenure of properties within the GCRT corridor;

» Anticipated future land uses; and

» Potential benefits and impacts of the GCRT.

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2. Land use planning context

2.1 State planning framework

2.1.1 State Coastal Management Plan The State Coastal Management Plan (SCMP) is a statutory instrument under section 29 of theCoastal Protection and Management Act 1995 (Coastal Act) and has the effect of a State Planning Policy under the Integrated Planning Act 1997 (IPA). GCCC is within the coastal zone, therefore must have regard to the SCMP when undertaking development assessment under the IPA, particularly if the development is impact assessable. The SCMP seeks to manage and protect coastal areas by recognising Coastal Management Districts (CMD) and managing the impacts which may be placed upon them. The Coastal Protection and Management Act 1995 states that there is the need for Coastal Management Districts. The Environmental Protection Agency (EPA) has specific responsibilities in regards to the assessment of Development Applications located within Coastal Management Districts. The proposed development will occur within the South East Queensland CMD encompassing Currumbin, Burleigh, Southport and Nerang.

2.1.2 State planning policies A State planning policy (SPP) is a statutory planning instrument under the IPA that relates to matters of Queensland state interest. SPPs must be considered as part of the assessment process for development of land. The following SPPs need to be considered for the proposed GCRT:

2.1.3 SPP 1/92 Development and Conservation of Agricultural Land SPP 1/92 addresses the conservation of good quality agricultural land (GQAL) and provides guidance to local authorities and state government on how GQAL needs to be considered when carrying out their range of planning duties. There are a range of land classes, which are based on an assessment of the suitability of the land for specified agricultural uses that involve rating the ability of the land to maintain a sustainable level of productivity using soil type and topographic and climatic factors that determine sustainable productivity. Available mapping prepared by the GCCC indicates that the GCRT will not traverse any areas of GQAL, therefore the provisions of this SPP are not relevant in this instance.

2.1.4 SPP 1/03 Mitigating the Adverse Impacts of Flood, Bushfire and Landslide SPP 1/03 aims to minimise the potential adverse impacts of flood, bushfire and landslide on people, property, economic activity and the environment. To achieve the SPP outcomes, development proposals may include works that would have unacceptable impacts on the environment, heritage of amenity values.

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GCCC has integrated SPP 1/03 into their planning scheme. This SPP is relevant to the GCRT on the basis that the potential alignment of the GCRT:

» Includes sites identified by the GCCC as having bushfire risk (including low, medium and high bushfire risk); and

» Will traverse areas identified by the GCCC as within the 100 year Average Recurrence Interval (ARI) flood level for planning on a floodplain. The GCRT is not expected to directly impact any land prone to landslide. However, mitigation strategies for both bush fire hazard and flooding will need to be applied throughout the project. More information pertaining to flooding and mitigation methods for GCRT are included in:

» CDIMP Volume 2, Chapter 18 titled ‘Surfacewater and Groundwater’; and

» CDIMP Volume 2, Chapter 19 titled ‘Hydrology and Hydraulics’.

2.1.5 SPP 1/02 Development in the Vicinity of Certain Airports and Aviation Facilities SPP 1/02 sets out broad principles concerning development in the vicinity of airports and aviation facilities considered significant for the State’s transport infrastructure or national defence system. The SPP applies to development that could adversely affect the safety and efficiency of operational airspace by obstructions resulting from the erection of permanent or temporary physical structures either natural or man•made. It also applies to development that has the potential to create adverse effects on the functioning of aviation facilities caused by the penetration of the facility’s sensitive area. The nearest relevant airport and aviation facilities under the SPP are located at Gold Coast airport, detailed in Table 1.

Table 1 On – site aviation facilities under SPP 1/021

Local AsA Location AsA Ref Facility Type Facility Description Government Name No

Gold Coast Coolangatta 485 Communication Control Tower Complex

Gold Coast Coolangatta 487 Navigation Non directional beacon

Gold Coast Coolangatta 578 Navigation Distance measuring equipment / VHF omnidirectional range

Gold Coast Coolangatta 1171 Navigation Anemometer • Screen

The GCCC has integrated the requirements of SPP 1/ 02 into their planning scheme.

1 From Guideline for SPP 1/02 Development in the Vicinity of Certain Airports and Aviation Facilities, http://www.ipa.qld.gov.au/codes/codespolicies.asp Vol 7 Tech • 5 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

2.1.6 SPP 2/02 Planning and Managing Development involving Acid Sulfate Soils SPP 2/02 aims to ensure that development involving acid sulfate soils is planned and managed to avoid the release of potentially harmful contaminants into the environment. This SPP only applies to certain Local Government Areas (LGAs), of which Gold Coast is included. SPP 2/02 applies to all land, soil or sediment at or below 5 metres Australian Height Datum (AHD) where the natural ground level is below 20 metres AHD. Within these areas the SPP applies to development that would result in:

» the excavation of, or otherwise removing, 100m³ or more of soil or sediment from areas below 5m AHD; or

» filling of land involving 500m³ or more of material with an average depth of 0.5 of a metre or greater. If ASS/PASS are expected to be encountered during development SPP 2/02 requires a management plan to be prepared. ASS/PASS exist within the study area for the GCRT. More detail pertaining to ASS/PASS are discussed in CDIMP Volume 2, Chapter 20 titled ‘Soils, Geology and Topography’.

2.1.7 The Nature Conservation (Koala) Conservation Plan 2006 and Management Program 2006•2016 The Nature Conservation (Koala) Conservation Plan 2006 and Management Program 2006•2016 (the Koala plan) (EPA, 2006) came into effect on 2 October 2006. The Koala plan addresses the key threats facing koalas and sets out strategies to stop the decline of koala numbers and help the species' recovery. Issues addressed in the Koala plan include: habitat protection and vegetation clearing; development; State Government infrastructure; vehicle mortality; dog attacks; translocation; research; zoos; public education; and, the rehabilitation of sick, injured and orphaned koalas. Under the Koala plan, Gold Coast City is one of 18 LGAs contained in “Koala District A”. District A are areas where Koala habitat have been identified and population densities are the highest but the long term viability of some Koala populations has been undermined by threats such as habitat destruction. Koalas are listed as “vulnerable” in District A areas. Koala habitat areas are statutory areas identified by the SEQRP under the IPA, and are referred to as:

» Koala Conservation Areas;

» Koala Sustainability Areas; or,

» Urban Koala Areas. The proposed GCRT corridor will impact land noted in the Koala Plan as being Koala Conservation and Urban Koala areas. Special criteria apply to development undertaken within the Koala habitat areas identified within the Koala Plan. For more detail regarding Koalas and their presence within the GCRT study area please refer to the Gold Coast Rapid Transit Project Ecology Assessment Report prepared by GHD for TransLink and GCCC in June 2007.

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2.2 Regional planning framework

2.2.1 South East Queensland Regional Plan 2005•2026

Background The SEQRP has been prepared in accordance with section 2.5A of IPA that has an overarching long• term policy plan for the South East Queensland (SEQ) region. The primary purpose of the SEQRP is to provide a sustainable growth management strategy for SEQ to the year 2026. The strategy encompasses:

» Determining appropriate developable land to meet future population growth;

» Providing timely and cost•effective infrastructure and services;

» Establishing sound urban development principles that support a compact, well serviced and efficient urban form;

» Protecting and enhancing the region’s natural environment, biodiversity and natural resources;

» Maintaining and enhancing the quality of life for the existing and future communities; and

» Supporting a viable and diverse economy with well•located employment opportunities and economic Activity Centres. The SEQRP applies to the 18 LGAs in the SEQ region (now 14 as a result of Logan Government Reform), including the Gold Coast. An amendment to the SEQRP was issued in October 2006 (amendment 1) in October 2006, which must be read in conjunction with the SEQRP. The SEQRP is a statutory instrument under the Statutory Instruments Act 1992 and is also a planning instrument under IPA. It has a direct effect in its own right and indirect effect through the amendment and alignment of Local Government planning schemes, State plans and policies.

Population growth The Gold Coast is one of the fastest growing LGAs in the region, with population growing 118% between 1986 and 20042. In 2004 the Gold Coast accounted 17.6% of the total SEQ population in 2004, up from 12.9% in 1986, as illustrated in Table 2.

Table 2 Population growth distribution (1986 – 2004)

Area 1986 2004 % Growth As % of total SEQ population population 1986 – 2004 population 1986 2004

Brisbane City 737,418 957,010 30% 44% 35.9%

Gold Coast 214,949 469,214 118% 12.9% 17.6%

SEQ Region 1,671,964 2,666,629 59%

Source: SEQRP, 2005, p. 6.

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Regional land use patterns The SEQRP allocates all land in SEQ into one of four regional land use categories, being:

» Regional Landscape and Rural Production Area;

» Urban Footprint;

» Rural Living Area; and,

Investigation Area. The GCRT Project study area is largely within the ‘Urban Footprint’. The Urban Footprint identifies land suitable for the region’s urban development needs to 2026. The Urban Footprint regional land uses focus on:

» Facilitating growth in well located areas with good proximity to existing and planned infrastructure, Activity Centres and services;

» Promoting cohesive communities and include a range of services and facilities;

» Supporting opportunities for infill or redevelopment in existing areas;

» Focusing urban growth so that it is an orderly extension of existing urban areas or supports existing centres; and

» Facilitating access to existing or planned employment centres. The GCRT is consistent with the overall intent of the Urban Footprint regional land use. The GCRT will facilitate focused growth in well located areas and is expected to promote urban densification in key localities. It will also enhance general mobility and improve access to major centres and employment.

Regional policies The SEQRP contains 12 regional policies to guide State and Local Government planning processes and decision making. Regional policies set out the desired regional outcomes (DRO), principles and policies to manage growth management in SEQ. The twelve regional policy areas in the SEQRP are: 1. Sustainability; 2. Natural environment; 3. Regional landscape 4. Natural resources; 5. Rural futures; 6. Strong communities; 7. Engaging Aboriginal and Torres Strait Islander people; 8. Urban development; 9. Economic development; 10.Infrastructure; 11.Water management; and, 12.Integrated transport. Vol 7 Tech • 8 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

The regional policies that are directly relevant to the GCRT Project include:

1. Sustainability The overall intent of the SEQRP is to ensure SEQ grows in a sustainable way. The SEQRP acknowledges that the current trends of development in the region are generally not sustainable. A sustainable community is expected to include features such as:

» compact urban forms;

» well designed Activity Centres focused on transport hubs;

» well•utilised public transport;

» high levels of accessibility; and

3 » vibrant communities with a strong sense of place and local identity . The GCRT is expected to assist in creating sustainable community outcomes by encouraging urban consolidation in key areas and providing an efficient and effective form of public transport linking key centres. The GCRT is also expected to be strongly identifiable with the Gold Coast as discussed in the Urban Design section of the CDIMP (please refer to CDIMP Volume 2 Chapter 13 titled ‘Urban Design, Landscape and Visual Environment’).

2. Natural environment Population growth in SEQ is placing increasing pressure on the natural environment. Of relevance to the GCRT, the SEQRP intends to protect and manage the natural environment by:

» Conserving and managing biodiversity and ecological processes;

» Protecting koala habitat areas;

» Managing urban settlement patterns so as to minimise adverse affects on the atmosphere;

» Protecting and maintain the coastline; and

» Protecting, maintaining and enhancing waterways and wetlands. These factors have been considered for the GCRT Project and are addressed in detail in the following sections of this report:

» CDIMP Volume 2, Chapter 17 titled ‘Terrestrial and Aquatic Ecology’;

» CDIMP Volume 2, Chapter 19 titled ‘Hydrology and Hydraulics’;

» CDIMP Volume 2, Chapter 15 titled ‘Air Quality’;

» CDIMP Volume 2, Chapter 20 titled ‘Soils, Geology and Topography’;

» CDIMP Volume 2, Chapter 18 titled ‘Surfacewater and Groundwater’.

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6. Strong communities Communities in the SEQ region are constantly changing, leading to opportunities for some sections of the community and disadvantage for others. The SEQRP promotes strong communities with a number of principles to support the DRO. The principles relevant to the GCRT are as follows:

» Maximising access to appropriate social infrastructure;

» Ensuring the social effects of growth and change on a community is well planned, monitored and evaluated;

» Addressing issues of disadvantage within the community;

» Creating well designed, healthy and safe community environments;

» Supporting community engagement in the planning process; and,

» Managing growth in such a way as to create, maintain and enhance a sense of community and local identity. GCRT will improve accessibility to key locations throughout the Gold Coast area, facilitating access to social infrastructure. The GCRT will incorporate best practice urban design, including principles of CPTED (Crime Prevention Through Environmental Design). These measures are detailed in Volume 2, Chapter 13 titled ‘Urban Design, Landscape and Visual Environment’ and Volume 5 of the CDIMP. For more information pertaining to the social impact of the GCRT, please refer to CDIMP Volume 2, Chapter 10 titled ‘Social Environment’.

8. Urban development The SEQ region is undergoing rapid population growth leading to significant pressures on urban development. In order to maintain SEQ’s quality of life, prosperity and relaxed lifestyle, the SEQRP incorporates a number of principles in regard to urban development. The three components of urban development that directly relate to the GCRT are discussed as follows:

Accommodating growth The Gold Coast is identified within the SEQRP as a high growth area facing a number of challenging growth management issues including ensuring the adequate provision of transport infrastructure. Within the Urban Footprint, the SEQRP requires higher density residential development to be focussed within and around Regional Activity Centres and public transport nodes, and corridors to improve accessibility to existing and planned facilities and services4. The GCRT will support the realisation of this strategy.

Establishing a Regional Activity Centres network The SEQRP nominates a number of key centres to become Regional Activity Centres for the region. Regional Activity Centres provide a concentration of business, employment, research, education,

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services, higher density living and social interaction5. The SEQRP establishes a hierarchy of Regional Activity Centres (illustrated in Figure 2), with the following centres relevant to the GCRT:

» Principal Activity Centres: serve sub•regional catchments and accommodate key concentrations of employment, as well as business, major retail and service uses. Principal Activity Centres are major trip generators and typically serve multi•modal public transport services and comprise key nodes in the regional public transport system. The Principal Activity Centre within the GCRT study area is Southport.

» Major Activity Centres: serve catchments of regional significance and accommodate key concentrations of employment as well as business, service and limited major retail uses. These centres comprise of key nodes for suburban and inter•urban transport systems. The Major Activity Centres within the GCRT study area are Surfers Paradise and Broadbeach. By establishing a strong and successful network of Regional Activity Centres, the development of an efficient public transport system can be facilitated6. The development of the proposed GCRT system supports the Regional Activity Centre network by connecting the Principal and Major Activity Centres mentioned above, as well as connecting Griffith University in Southport (identified as a ‘Economic Activity Centre (Knowledge)’ within the SEQRP).

5 SEQRP, 2005, p. 71. 6 SEQRP, 2005, p.71. Vol 7 Tech • 11

Figure 2 Regional Activity Centres network

Source: SEQRP, 2005, p. 74.

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Integrating land use and planning The integration of land use, transport and employment functions is key to achieving sustainability within the SEQ region7. The SEQRP focuses on transit oriented development (TOD) to achieve this. TODs are mixed•use residential and employment areas designed to maximise the efficient use of land through high levels of access to public transport8. Key to the success of TOD is the provision of high quality, high frequency public transport. Local Government is expected to identify suitable locations for TOD’s when preparing their Local Growth Management Strategies. Provisions made for TOD is by GCCC in their planning scheme and draft LGMS. GCRT will facilitate the development of TOD by providing high frequency, high quality public transport. Key locations along sections 2 and 3 of the GCRT alignment have been assessed against key TOD criteria, as defined in the Information Paper 1 Interim Criteria for Transit Oriented Development Location Identification by the OUM, in order to identify opportunities available for each of these centres as a result of the GCRT Project.

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Table 3 TOD criteria

Transit Node A high quality transit A number of GCRT Two GCRT stations will GCRT stations will Two GCRT stations will node exists or is stations will directly directly service this directly service this service this area, in proposed. service this centre. centre. However, Cavill centre. proximity to the heart of Avenue will service the the precinct (a station for key central area within Griffith University and this activity centre. the proposed hospital).

Frequency The node has, or is The GCRT corridor The GCRT corridor will The GCRT corridor will The GCRT corridor will Please refer to planned to have, a will be designed to be designed to provide a be designed to provide a be designed to provide a Volume 2, Chapter high level of transit provide a high level of high level of service high level of service high level of service 9 titled Network frequency. service provision. provision. provision. provision. Integration Strategy for more information.

Other Infrastructure This centre has The centre is already The centre is already The Gold Coast Hospital infrastructure capacity exists or existing services and serviced with serviced with and Knowledge precinct can be created community infrastructure; however, infrastructure; however, is already serviced by infrastructure. Its its ability to its ability to infrastructure and this ability to accommodate future accommodate future will need to be expanded accommodate the expansions will require expansions will require as necessary to forecast growth will detailed investigations. detailed investigations. accommodate future need to be subject to GCCC’s SIP Framework GCCC’s SIP Framework redevelopment projects further detailed will assist to inform key will assist to inform key and the new Gold Coast investigation. GCCC’s social infrastructure social infrastructure Hospital9. SIP Framework will needs as a result of needs as a result of assist to inform key population growth population growth. social infrastructure needs as a result of

9 Further to work undertaken in preparing this CDIMP, there has been significant additional activity to finalise the concept design for the rapid transit alignment along the Parklands Knowledge Precinct and a rapid transit station to serve the main entrance of the new Gold Coast University Hospital. Reference should be made to the Parklands Knowledge Precinct Report that supplements the CDIMP and provides updated information on the proposed concept design and assessment of impacts. Vol 7 Tech • 14 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

Land Availability There is significant Southport is an Surfers Paradise is an Broadbeach is an The Gold Coast Hospital land around the existing urban centre existing urban area and existing urban area and and Knowledge Precinct node capable of and it is envisioned TOD principles will need TOD principles will need is a 200 hectare site being assembled or that TOD principles to be implemented to be implemented located on the Griffith 9 there are significant will be implemented through further through density University campus . The parcels held by a through further intensification of uses increases and aim of the precinct is to single landowner. densification and and redevelopment redevelopment of become a world•class Existence of major redevelopment endeavours. existing premises. technology precinct and land holdings, projects within the identified to be an particularly centre. integrated location for appropriate public learning, research, land which is likely knowledge creation and to be available. the commercialism of newly developed technology. It will include Griffith University, Gold Coast University Hospital, Gold Coast Innovation Centre, Smart Water Facility and Queensland Health Academy. The Gold Coast Hospital and Knowledge Precinct will be developed in collaboration between a number of land owners including the State Government, Griffith University, Gold Coast City Council and the 9 private sector . Vol 7 Tech • 15 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

Market Interest There is existing The Gold Coast 2010 Surfers Paradise is a Broadbeach is a lower It is anticipated that market interest in Economic major centre for order centre for industry will develop in the locality or it is Development Strategy international and commercial activity and within this precinct, in likely to be created. and the draft LGMS domestic tourism and is its role will further participation with all tiers have identified that a significant business develop as a specialist of government. Southport will further cluster. The centre will retail and commercial Supporting residential develop as a benefit from connectivity centre. and other mixed•use commercial and to other centres. development is expected administrative centre, There is existing market to occur as the market with office precincts to There is continuing demand within demands. be further market interest in the Broadbeach and it is investigated. A further development of Surfers expected that through 30,000m2 of Paradise. It is expected the introduction of the commercial space is that the introduction of rapid transit projected for the the GCRT corridor will infrastructure, that centre by 2026. encourage further market demand will investment. increase due to its accessibility to other destinations, services and supporting infrastructure.

Amenity The locality has a Southport is already Surfers Paradise is an Broadbeach is an The existing character of Refer to Volume 5 high level of developed with existing centre that is existing urban centre the Gold Coast Hospital Part 1 and 2 Urban amenity or there is commercial, medical highly urbanised, but has that has areas of high and Knowledge Precinct Design, Landscape potential for this to and retail uses. It is particular natural level of amenity, is expected to and Visual be created. currently undergoing a amenity associated with including Cascade dramatically change as Assessment master planning the coastline and Gardens. Impacts to this result of the GCRT Report for more process that will parkland. The GCRT natural area (and corridor, the proposed information. assist, at a more alignment will not directly associated bat colony) new hospital, Griffith detailed level, to impact on these high will be carefully mitigated University expansions define opportunities amenity areas however at detailed design stage and other development 9 for future will need to negotiate of the GCRT Project. facilitated in the future . development of high existing urban areas. Landscape treatments amenity, while being Visual impact to existing Master planning for Broadbeach is proposed as part of the GCRT sensitive to existing businesses and Project and the proposed Vol 7 Tech • 16 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

Node role within The node is, or has Southport is a key Surfer Paradise is a key It is intended that the The Gold Coast Hospital a broader the potential to, destination, as an destination, regionally Broadbeach activity and Knowledge Precinct network serve as or service, employment attractor and locally. Surfers centre will be connected is to become a locally key destinations or and provider of a Paradise will benefit from to other key destinations and regionally significant act as a point of range of good and being connected with along the alignment, as health and knowledge origin. services through its other key centres within well as benefit from its hub and vibrant mixed• 9 existing retail and the Gold Coast and will proximity to east•west use precinct . commercial uses. benefit from its proximity connector services to other interchange available from Pacific The precinct will have a The success of the facilities at Pacific Fair, Fair. Other parts of the strong relationship with GCRT Project will be Broadbeach. Gold Coast connected to Southport and the GCRT its ability to the alignment will benefit corridor will facilitate interconnect key from access to increased accessibility centres with each Broadbeach’s with the broader city. other and within the entertainment and broader transportation tourism services (i.e. network within SEQ. Jupiters Casino, Gold Southport activity Coast Convention centre will further Centre etc). Broadbeach benefit from increased is a key destination on accessibility within the the Coast. locality and within the region.

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Level of There is likely to be The level of The GCRT corridor will Broadbeach is already a The Gold Coast Hospital The draft CDIMP community/ community support community support for impact on a significant dense, mixed use, urban and Knowledge Precinct will be publicly political support or acceptance of TOD in Southport is number of property area and further mixed has previously been notified to gauge change in the not clearly owners, requiring development based on subject to State community reaction 9 locality. understood, as the relocation or the proposed rapid Government study . The to the project. social impact compensation for a transit system is likely to Gold Coast hospital is assessment work number of land uses be supported, based on For more currently under design. It information on the conducted relates to (houses, apartments, proper design responses is anticipated that the impacts and commercial businesses to impacts and other assessment of the development in the social environment, benefits associated etc). This is expected to matters of key precinct will be facilitated with the transit be of significant community interest, such please refer to the in partnership with all Volume 2, Chapter infrastructure. community concern for as amenity, safety, three tiers of However, community the entire alignment but accessibility, economic 10 titled Social Government and private Environment, and members have of particular concern for impacts and construction industry. recognised that there Surfer Paradise. issues. the draft Local are opportunities for Growth gentrification and Direct consultation in It is considered that the Management renewal of relation to TOD will not rapid transport system Strategy. communities and occur as part of the will bring additional increased access to CDIMP process, demand and further places of however, it is noted that strengthen the role of employment. This is TOD principles are Broadbeach in the very beneficial for drafted into the Gold international and youth or other ages Coast Planning Scheme domestic tourism market groups which may not and are a key policy in due to the increased be able to drive) as a the SEQRP. accessibility facilitated result of the GCRT. through the rapid transit Surfers Paradise is a system. TOD principles are highly developed and drafted into the Gold dense part of the Gold Coast Planning Coast and it is Scheme and are a anticipated that the key policy of the community, in general, SEQRP regarding. will support TOD. The broader community has had Vol 7 Tech • 18 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

Also, the master It is considered that the planning process rapid transport system should provide further will bring additional opportunities for demand and further consultation regarding strengthen the role of outcomes proposed Surfers Paradise in the for Southport in terms international and of TOD design domestic tourism market issues). due to the increased accessibility facilitated through the rapid transit system.

Impacts Likely benefits of The CDIMP has There are some areas of There are some areas of Some vegetation will be . change in the individual chapters ecological significance ecological significance in lost as a result of the precinct outweigh dealing with impacts within the vicinity of relation to the GCRT Project due to potential impacts or generated by the Surfers Paradise (for Broadbeach Activity corridor widening. The the impact can be GCRT corridor. example, waterway Centre (Cascade amount of vegetation ameliorated. However, in relation to crossing); design of the Gardens) and key issues clearing will be Southport, it is rapid transit such as construction ascertained at detailed expected that infrastructure will ensure impacts and noise will design stage and it will transport, noise and that environmental need to be addressed in be endeavoured to keep construction impacts impacts are kept to the the detailed design of the clearing to a minimum, will need to be absolute minimum. In the GCRT. Careful detailed where possible. managed centre of Surfers design in accordance appropriately through Paradise key issues with the impact the detailed design of such as construction management plans in the GCRT. With these impacts, noise and the GCRT CDIMP will issues addressed impacts to existing enable the infrastructure through good detailed business will need to be to mitigate impacts and design of the transit carefully addressed in that the overall benefits corridor the the detailed design. will outweigh these Vol 7 Tech • 19 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

Connectivity, There is an existing The GCRT stations The GCRT stations will The GCRT stations will Most of the land area Please refer to accessibility and or future potential will be designed to fit be pedestrian friendly. be designed so that it is within the precinct will be Volume 2 Chapter integration for the creation of a well within the existing For example, at Cavill accessible to within 400 metres 9 titled Network high quality pedestrian Avenue Station pedestrians. For walking distance from a Integration walkable catchment environment. For additional signalised example, at the GCRT station. A Strategy and with high quality example, the stations pedestrian crossing Broadbeach South pedestrian link from Volume 5 Part 1 linkages to the relating to the facilities will be provided Regional Interchange Griffith University across and 2 Urban existing/proposed Southport Activity to ensure continuity of Facility (Multi Modal) Parklands Drive for Design, Landscape community. Centre will be mainly east•west pedestrian signalised pedestrian station access is and Visual aligned along the movements from the crossing facilities will be proposed. A low speed Assessment centre of roadways walkway. provided to the northern environment along Report for more such as Wardoo (full crossing) and Parklands Drive is detail regarding Street, Nerang Street The existing footpath will southern (partial proposed to promote GCRT integration and Scarborough be extended along crossing) platforms to informal pedestrian with the broader Street. Stations will be Surfers Paradise accommodate demands crossings across public transport, located near Boulevard to facilitate for the Gold Coast Parklands Drive. pedestrian and intersections so easy access for boarding Convention and Pedestrian crossings will cycling network. pedestrians can and alighting passengers Exhibition Centre. be facilitated at access the stations by on the northbound intersections. Legible use of existing platform at Cavill streetscaping will be footpaths and Avenue. designed for the project signalised pedestrian to promote pedestrian crossing facilities at awareness of the GCRT intersections. corridor.

The Broadwater Stations proposed at The 400 metre station will be Cavill Avenue, Surfers catchment for the upgraded to Paradise (adjacent to the proposed Broadbeach signalised control and Q1) and Northcliffe North and South stations Vol 7 Tech • 20 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

Criteria Type Criteria Southport Principal Surfers Paradise Major Broadbeach Major Griffith University Additional Activity Centre Activity Centre Activity Centre Economic Activity Comments Centre (Knowledge) – Gold Coast Hospital and Knowledge 9 Precinct a number of ensure that most of the will include Jupiters intersections in core Surfers Paradise Casino, the Gold Coast Southport will be precinct is within a 400 Convention and upgraded to allow metre walkable Entertainment Centre, pedestrian crossings catchment, including Pacific Fair Shopping on all approaches. In foreshore parkland and Centre and the the Southport beach access within the Broadbeach heart business centre a mall catchment. centred on Victoria environment will be Avenue (Broadbeach created around the Mall). station and this will create a pedestrian friendly environment. Passengers will be able to walk to the Broadwater Parklands foreshore development from the GCRT station and the key commercial and retail areas within the Southport activity centre are within a 400 metre walkable catchment (including Nerang Street, Scarborough Street, High Street and part of Queen Street).

Land Use Mixed use The centre is already The Surfers Paradise Broadbeach is already a The Gold Coast Hospital development and provides mixed•use node is already well•developed centre and Knowledge Precinct transit supportive environment, developed for a range of with retail, entertainment will be developed for a land uses can be however, there is a land uses and this can and tourism uses, with range of land uses, delivered to support lack of residential be enhanced when residential uses at its however will be development in the developed further in periphery. The transit predominately a health Vol 7 Tech • 21 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

Criteria Type Criteria Southport Principal Surfers Paradise Major Broadbeach Major Griffith University Additional Activity Centre Activity Centre Activity Centre Economic Activity Comments Centre (Knowledge) – Gold Coast Hospital and Knowledge 9 Precinct the node. centre’s core. This accordance with TOD corridor provides the and education 9 can be further principles. The existing opportunity for additional employment hub . The encouraged in future Surfers Paradise LAP supporting land uses to development to be development could be amended in be developed and further facilitated within the proposals and can be order to facilitate further densification of existing precinct will be within a component of the TOD outcomes. uses. The Broadbeach 400 metre walking Southport Master LAP could be amended distance of GCRT planning process in order to facilitate stations. (planning scheme further TOD outcomes. amendments to encourage certain land uses in the centre)

Previous The current Based on the planning Based on the planning Based on the planning There is support and Performance statutory intent of the draft intent of the draft LGMS, intent of the draft LGMS, intent in the draft LGMS environment LGMS, there is strong there is strong support there is strong support for the establishment of hinders beneficial support for this centre for this centre to be for this centre to be this precinct as a mixed outcomes. to be further further developed as a further developed as a use, health and developed as a TOD. TOD. TOD. education hub. The draft LGMS recognises the importance of strong transport accessibility and integration of pedestrian and cycle access for residential areas within the precinct.

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Further information pertaining to GCRT and the opportunities for TOD is included in CDIMP Volume 2 Chapter 13 titled ‘Urban Design, Landscape and Visual Environment’ and Volume 5 Part 1 and 2 ‘Urban Design, Landscape and Visual Assessment Report’ of the CDIMP 9. Economic Development The provision of transport infrastructure has an important role to play in the facilitation of further economic growth and development within the SEQ Region. This DRO seeks to strengthen the diversity of employment opportunities and encourage investment through growth strategies that target value• adding industries and foster innovation. The GCRT will assist to facilitate further land use growth, for a range of activities, along the corridor. 10. Infrastructure The timely provision and appropriate location of infrastructure for the SEQ region is a constant challenge in the region, due to rapid population growth and typically low•density development10. The SEQRP seeks to ensure that regional infrastructure and services are planned, coordinated and delivered in a timely manner. Supporting this is the SEQIPP. 12. Integrated transport

The SEQRP seeks to facilitate the development of an integrated transport system that supports a more compact urban form, connects people and places and effectively supplies the region with goods and services. Whilst the SEQRP acknowledges that the private motor car will continue to be used for the majority of trips, the use of public transport use as well as walking and cycling is promoted as more sustainable transport modes. Policy directions identified within the SEQRP include the development of public transport spines for the Gold and Sunshine Coasts. The SEQRP includes recommendations for a dedicated public transport spine linking Parkwood/ Helensvale to Broadbeach and eventually to Coolangatta, which will be fulfilled by GCRT11. The SEQRP also recommends priority public transport connections from the centres on the Gold Coast seaboard to the Gold Coast Railway Stations. The TransLink Network Plan, SEQ Integrated Regional Transport Plan (IRTP), and SEQ Regional Cycle Network Plan further support this policy area. Regional policies – desired regional outcomes Table 4 summarises the compatibility of the GCRT with each of the relevant DROs contained within the SEQRP.

10 SEQRP, 2005, p. 92. 11 SEQRP, 2005, p. 118. Vol 7 Tech • 23 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

Table 4 South East Queensland Regional Plan Regional Policy • compatibility with GCRT

Applicable provisions Reference Relevant section to GCRT GCRT compatibility

Strategic context

Part B: Growth management N/A SEQ is undergoing high population SEQ is heavily urbanised with 90% of the population concentrated on the coast. As the growth with the total number of population grows there will be increased pressure on housing, employment and other residents increasing from 1,671,964 in services. 1986 to 2,666,629 in 2004. The SEQRP projects the population for the region The development of the GCRT may encourage the development of a more compact urban will be around 3.71 million by 2026. form to accommodate future population. A more compact urban form will improve accessibility for future residents, thus reducing impacts on the regions environment and natural resources as well as reducing land take for housing.

Part C: Regional vision N/A By 2026, SEQ is a region of inter• GCRT will link the Principal and Major Activity Centres along the corridor, as well as connected communities with excellent connecting Griffith University in Southport (identified as an ‘Economic Activity Centre accessibility and an extensive and (Knowledge)’ within the SEQRP). GCRT will provide quality public transport and be efficient public transport system. thoroughly integrated within the Gold Coast transport network leading to improved accessibility for residents.

Part D: Strategic directions N/A To achieve the regional vision and GCRT will provide high quality public transport to the Gold Coast region. It is expected that desired outcomes for the region, the the GCRT will provide a catalyst for higher density urban environments around stations. SEQRP manages growth and change through appropriate policies and timely provision of infrastructure and employment.

Part E: Regional land use pattern N/A The regional land use pattern defines The GCRT will link Principal (Southport) and Major (Surfers Paradise and Broadbeach) the spatial framework for the region to Regional Activity Centres, as well as a number of centres (for example, Griffith University – achieve the DROs. This assists in Economic Activity Centre (Knowledge). aligning regional infrastructure and transport systems with urban and The GCRT will support more compact urban development (i.e.TOD) around stations. economic activity areas.

Part F: Regional policies N/A Regional policies set out the desired Key relevant DROs are discussed below. regional outcomes, principles and policies to address growth management in SEQ.

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Relevant desired regional outcomes, regional principles and policies:

2. Natural environment DRO: A healthy, natural environment supports the region’s rich biodiversity, clean air and water; and is sustainably managed to support economic development, outdoor lifestyles and community needs.

2.1 Conserve and manage the 2.1.1 Protect, manage and enhance the GCRT will support higher urban densities around stations; therefore facilitating the region’s biodiversity values and region’s nature conservation and development of residential infill development to house the Gold Coast’s expanding maintain supporting ecological biodiversity values and supporting population. This will assist to reduce the emphasis on ‘greenfield’ development which can processes. ecological processes, including areas of place pressure of the region’s nature conservation and biodiversity values. state, regional and local biodiversity significance. High quality public transport with good headways and travel times, such as will be provided by GCRT, may generate a modal shift away from private modes of transportation (i.e. cars). Public transport offers a more sustainable transportation outcome. Any impacts during the construction or operation phase of the GCRT will be thoroughly mitigated so as to be minimalised. More information pertaining to mitigation strategies can be found in the CDIMP Volume 3 Construction and Operational Impact Management Plans.

2.1.2 Ensure land use planning and The GCRT will impact upon a number of areas of state or regional biodiversity development activities within areas of significance. Environmental impacts will be thoroughly mitigated so as to be minimalised. state or regional biodiversity significance respect identified More information pertaining to mitigation strategies can be found in the CDIMP Volume 3 biodiversity values, taking account of Construction and Operational Impact Management Plans. existing land use rights.

2.1.4 Avoid or mitigate potential adverse Any impacts to these areas will be thoroughly mitigated so as to be minimalised. impacts in areas of State or regional biodiversity significance, inside the More information pertaining to mitigation strategies can be found in the CDIMP Volume 3 Urban Footprint, having regard to the Construction and Operational Impact Management Plans. development intent for the land in Local Local Government planning requirements are addressed in section 2.3. Government planning schemes and associated planning instruments.

2.2 Assist the survival of koalas in 2.2.4 Ensure development in Urban Koala A Koala area exists in the vicinity of Coombabah Creek and Coombabah wetlands. SEQ by protecting identified koala Areas includes measures to assist habitat areas and adopting koala survival, having regard to the For more information pertaining to Koalas please refer to CDIMP Volume 2, Chapter 17 conservation measures to reduce planning intents and requirements set titled ‘Terrestrial and Aquatic Ecology’. conflict between urban development out in structure plans and planning and koalas. schemes.

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2.3 Manage urban settlement and the 2.3.2 Improve energy efficiency, transport The GCRT will provide high quality public transport and have good headways and travel use of transport, industry and natural systems and land use practices to help times, which may encourage a modal shift away from private motorcars toward more resources to minimise adverse reduce greenhouse gas emissions. sustainable options i.e. the GCRT. impacts on the atmosphere. There is also the opportunity for the GCRT to use ‘clean’ technology. For more details regarding emissions and air quality, please refer to CDIMP Volume 2, Chapter 15 titled ‘Air Quality’.

2.4 Protect and maintain the region’s 2.4.2 Locate urban, tourism and other The GCRT will generally operate within existing urban areas and be contained within coast, including the foreshore, coastal economic development along the coast existing road corridors. The GCRT will also assist in concentrating development in existing wetlands, dunes, marine ecosystems within existing developed areas where urban areas eg TOD. and coastal marine waters. possible.

2.5 Protect, maintain and enhance the 2.5.3 Avoid clearing native vegetation or Refer to CDIMP Volume 2, Chapter 17 titled ‘Terrestrial and Aquatic Ecology’. natural functions and environmental, development within a waterway, social and economic values of the wetland, riparian areas or floodplain, region’s waterway, wetlands, riparian and where unavoidable mitigate areas and floodplains. adverse impacts through best practice design, rehabilitation and management.

6. Strong communities

DRO: Cohesive, inclusive and healthy communities with a strong sense of identity and place, and access to a full range of service and facilities that meet diverse community needs.

6.1 Maximise access to appropriate 6.1.2 Provide accessible social infrastructure GCRT will improve access to key sites including the Gold Coast Hospital and medical social infrastructure for all residents in that is well located in relation to precinct in Southport and Griffith University in Southport, as well as linking numerous the region. transport, residential areas and recreation, educational, entertainment and employment areas. employment.

6.4 Create well•designed, safe and 6.4.1 Improve community health and safety GCRT will incorporate best practice urban design, including CPTED. Please refer to the healthy local environments, by using best practice urban design, CDIMP Volume 2, Chapter 13 titled ‘Urban Design, Landscape and Visual Environment’ for encourage active community local transport investment, community more information. participation, promote healthy engagement and social planning lifestyles and prevent crime. practice. Community engagement – refer to CDIMP Volume 2, Chapter 10 titled ‘Social Environment’.

6.6 Manage urban growth and 6.6.1 Reinforce local character and identity in Design of GCRT will be in the local vernacular, and synonymous with the Gold Coast. development to create, maintain and planning and development of Activity GCRT will create a local identity and a community reference point. enhance a sense of community, place Centres, rural towns, Greenfield and local identity throughout the developments and infill areas. For more information please refer to CDIMP Volume 2, Chapter 13 titled ‘Urban Design, region. Landscape and Visual Environment’.

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7. Engaging Aboriginal and Torres Strait Islander peoples DEO: Aboriginal and Torres Strait Islander peoples are actively involved in community planning and decision•making processes and the Aboriginal Traditional Owners are engaged in business about their country.

7.1 Recognise Aboriginal Traditional 7.1.1 Engage Aboriginal Traditional Owners Aboriginal Traditional Owners are fully consulted during the GCRT Project. Owners as stakeholders in land use in land use planning processes through planning process and understand and a current and culturally appropriate Refer to Refer to CDIMP Volume 2, Chapter 14 titled ‘Cultural Environment’. respect their relationship with the land, engagement framework. sea and natural resources.

7.4 Recognise, protect and conserve 7.4.2 Protect and maintain Aboriginal cultural A Cultural Heritage Management Plan has been prepared to address Aboriginal cultural Aboriginal cultural values in land, landscapes and cultural significant values with regard to the GCRT. water and natural resources. places in land use policy, planning and management arrangements. For more information please refer to CDIMP Volume 2, Chapter 14 titled ‘Cultural Environment’.

8. Urban development DRO: A compact and sustainable urban pattern of well•planned communities, supported by a network of accessible and convenient centres close to residential areas, employment locations and transport.

8.7 Integrated land use and transport 8.71 Ensure land use and transport planning Thorough land use and transport planning has been undertaken concurrently for the GCRT planning. is undertaken concurrently. Project. Station locations have been carefully considered.

8.7.2 Plan new public transport routes, The GCRT will be thoroughly integrated with the existing Gold Coast public transport facilities and services to enure safe and network maximising accessibility for residents and tourists alike. The GCRT will also link a convenient passenger accessibility; and number of Regional Activity Centres nominated in the SEQRP. support the inter•relationship between land use and transport.

8.76 Facilitate appropriate forms of transit Southport is a Principal Regional Activity Centres, and Surfers Paradise and Broadbeach oriented development in proximity to are Major Regional Activity Centres under the SEQRP. The GCRT will create effective and Regional Activity Centres and high efficient links between these centres. capacity public transport nodes and corridors. The GCRT may also support the development of TOD in specific locations including: Southport, Surfers Paradise, Broadbeach, Parkwood / Helensvale; and the Gold Coast Hospital and Knowledge Precinct (identified in the GCCC draft LGMS as suitable locations for TOD).

8.7.7 Manage car parking provision in The GCRT will become a key part of the public transport network on the Gold Coast and Regional Activity Centres and high be fully integrated with other forms of public transport. capacity transport nodes to support walking, cycling and public transport Key to the success of the GCRT will be the provision of pedestrian and cycle connectivity.

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accessibility. Existing networks will be retained and some areas will be enhanced by the GCRT. Park and ride opportunities exist to support GCRT, with Helensvale identified as a potential location for park and ride serving GCRT. Kiss and ride will also be available at some stations.

8.7.8 Ensure all new development within Excellent cycle and pedestrian accessibility to GCRT stations will be a hallmark of the walking distance of a transit node or project. Regional Activity Centre maximises pedestrian amenity.

9. Economic development DRO: A strong, resilient and diversified economy – growing prosperity in the region by utilising its competitive advantages to deliver exports, investment, and sustainable and accessible jobs.

9.4 Maximise job creation and 9.4.2 Encourage employment growth in The GCRT connects a number of Regional Activity Centres on the Gold Coast, including employment diversity in centres of Regional Activity Centres and economic Southport as a Principal Regional Activity Centres and Surfers Paradise and Broadbeach economic activity, major industrial activity locations. as Major Regional Activity Centres, as well as connecting Economic Activity Centres areas, mixed use developments and including Griffith University at Southport. The GCRT will improve accessibility to these knowledge precincts. centres.

10. Infrastructure DRO: Regional infrastructure and services are planned, coordinated and delivered in a timely manner to support the existing and future settlement patterns and desired community outcomes.

10.1 Use infrastructure to lead and 10.1.2 Upgrade infrastructure and services in a The GCRT will link a number of major centres in the Gold Coast, and will improve support desired regional growth and timely manner to facilitate urban infill accessibility to these centres. This may facilitate urban infill and development in these help create a more compact urban and redevelopment, including transit centres and encourage TOD’s. GCRT will also support the Regional Activity Centre pattern, cohesive urban and rural oriented development and activity network. communities, and regional economic centres. development.

10.3 Manage demand and influence 10.3.1 Incorporate demand management GCRT will generally use existing road corridors allowing them to be used more efficiently. consumer behaviour to maximise the principles in transport, water, energy GCRT will have fast travel times and good headways. If the GCRT can provide an use and benefits of existing and other infrastructure planning. attractive alternative to travel via private cars, a modal shift away from the motor car infrastructure and minimise the toward public transport may be generated. requirement for additional infrastructure and services.

12. Integrated transport DRO: A connected and accessible region based on an integrated transport system that supports more compact urban growth and efficient travel; connects people, places, good and services; and promotes public transport use, walking and cycling.

12.1 Support a more compact pattern 12.1.1 Create an interconnected and The GCRT will be fully integrated with existing and future public transport on the Gold Vol 7 Tech • 28 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

of urban development and promote the coordinated transport system by Coast, and will provide both residents and tourists with an interconnected and coordinated self•containment of travel in sub• integrating infrastructure and services public transport network. regions by integrating transport and planning and delivery across all modes land use planning. of travel.

12.1.2 Support transit communities and The GCRT will provide an effective public transport system that will serve both residents Regional Activity Centres with priority and tourists. This will support the development of transit communities. Growth of Regional public transport networks and services. Activity Centres will be support by the improved accessibility provided by the GCRT.

12.1.3 Ensure planning and development of Integral to GCRT is the provision of legible pedestrian and cycling networks allowing easy urban areas supports walking, cycling access to public transport. This may generate a modal shift away from private car travel and public transport. toward more sustainable modes, such as walking, cycling and public transport.

12.1.4 Development strategic and integrated The GCRT will operate in accordance with existing transport plans. regional road, passenger transport and freight network plans.

12.1.5 Align transport plans, policies and The GCRT will operate in accordance with existing transport plans, policies and implementation programs at regional implementation programs at regional and local levels. and local levels.

12.2 Provide sustainable travel 12.2.1 Develop a high quality and accessible The GCRT will provide a high quality and accessible public transport network connecting choices to support the accessibility public transport network linked to the Principal Activity Centre of Southport, with a number of Major Activity Centres. It will needs of all the community. regional and sub•regional centres and also provide accessibility to key services including medical services, education, recreation services. and employment.

12.2.2 Support walking, cycling and public The GCRT will have excellent accessibility by foot or cycle. A number of feeder bus transport use with new infrastructure, services will also provide accessibility to the GCRT, as well as an interchange at improved services and information. Helensvale railway station (rail, bus and GCRT).

12.2.3 Increase awareness of options for The GCRT will provide good headways and fast travel times, and will be an attractive sustainable travel and influence travel travel option for residents and tourists alike. behaviour to reduce dependence on private car travel.

12.2.4 Adopt a regional approach to manage Provision for park and ride serving the GCRT stations will comply with theTransLink parking to support transport objectives Planning Policy – Planning for Park and Ride Facilities 2006. Kiss and ride facilities will be and Regional Activity Centre functions. provided at some stations.

12.3 Invest in the transport system to 12.3.1 Support the preferred sequence and The GCRT will support the development of Regional Activity Centres, and may also

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maximise community benefit. form of development through encourage a more compact urban form and TOD. investment in transport infrastructure and services.

12.3.2 Support a range of measures to GCRT will facilitate travel choice and improve accessibility to public transport for residents improve travel choice, including policy, and tourists alike. education, infrastructure and services, regulation, demand management, marketing and non•transport solutions.

12.4 Provide an efficient and 12.4.1 Maximise the use of existing transport The GCRT will provide high quality, high frequency services and be fully integrated with integrated transport system for the assets and service by prioritising existing public transport network. region. transport investments and policies.

12.4.2 Identify, protect and manage key It will be necessary to acquire land for GCRT. An acquisition strategy will be developed as existing and future transport sites and the project progresses. corridors.

12.4.3 Improve connectivity and provide a The GCRT will improve connectivity and provide good travel times due to GCRT vehicles hierarchy of alternative routes by having priority over general traffic. The GCRT will also connect with heavy rail at enhancing road and public transport Helensvale and be fully integrated with the existing and future public transport networks on networks. the Gold Coast.

12.4.4 Develop consistent and coordinated Road network operations will be managed to ensure that GCRT vehicles have priority over systems for managing road network general traffic in order to improve travel times on public transport. Changes to traffic flows operations. will be introduced in such a way as to minimise confusion and unnecessary delays for general traffic.

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South East Queensland Infrastructure Plan and Program 2008•2026 The SEQIPP, first published in June 2005, outlines the Queensland Government’s infrastructure priorities to support the SEQRP and guide the preferred pattern of development in SEQ. The SEQIPP is updated every year to reflect new developments and priorities in the SEQ region. Note the current review of the SEQ Regional Plan (issued as a draft at time of this report being finlaised) for th period 2009•2031 has been progressing and would be ecxpected to impact on ta subsequent review of the SEQIPP. Options for funding of the projects within the SEQIPP are evaluated using the Queensland Government’s ‘Value for Money Framework’12. Partnerships between the private and public sector is a key component of the ‘Value for Money Framework’. There have been significant changes to the funding of the GCRT, particularly between 2007 and 2008. The Gold Coast Rapid Transit Project is identified in the SEQIPP as a major project where the Queensland Government will work in conjunction with the private sector to deliver13.

Integrated Regional Transport Plan for South East Queensland Released by the Queensland Government in 1997 and currently under review, the Integrated Regional Transport Plan (IRTP) for South East Queensland is a 25 year plan that sets out the strategic framework for an integrated transport system. The IRTP aims to meet the ever growing demands of the region by promoting accessible, safe, environmentally sound transport systems and reducing reliance on private vehicle use. The IRTP has been developed through a process of extensive public consultation and input. The IRTP identified a need to dramatically increase the public transport mode share on the Gold Coast from 3.5 percent in 1992 to 6.5 percent by 2011, an increase in ridership of around 87 percent over current levels. A centrepiece of the IRTP’s solution for the Gold Coast was a major line haul public transport system to connect the major seaboard centres. The IRTP envisaged a priority public transport corridor along the coast commencing with bus and allowing for light rail as demand increased. Priority bus corridors connecting the Gold Coast Railway stations to the seaboard centres in the east, and extending to the south to connect to the Gold Coast Airport and its future railway station would support this corridor.

Transport 2007 Transport 2007, released in April 2001, is an action plan for meeting the transport needs of SEQ from 2001 to 2007. It supports the SEQIPP and the IRTP, and covers all modes of transport, infrastructure, services and policies. Transport 2007 aims to manage and support travel demands through upgrading selected roads, improving public transport, travel demand management and creating better land use outcomes. Transport 2007 also focuses on the need to generate a modal shift toward more sustainable transport options, such as public transport, walking and cycling. Transport 2007 aims to strengthen the integration of land use and transport in order to improve access to jobs, services and recreation activities. Land use actions in Transport 2007 focuses on increasing urban densities around high quality public transport hubs, and improving the planning process to encourage

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better integration of transport and land use. Transport 2007 also supports the provision of high quality, integrated public transport networks. The GCRT supports the overall intent of Transport 2007 by providing high quality public transport for both Gold Coast residents and tourists to the area. The GCRT will become an integral part of the Gold Coast public transport network and will provide a focus for urban development, facilitating higher densities and TOD.

Regional cycle strategies

Cycle South East Cycle South East was released by the State government in 1999 as a key initiative of the IRTP. The target of the plan is to increase cycle trips in SEQ from 2% to 8% of all trips by 2011. Key strategies include the effective integration of cycling with public transport planning processes and catering for cycling in the early stages land use planning, in order to make cycling more convenient and safe. Overall improvements to the cycle network are proposed as well as provision of better facilities for cyclists, such as bike racks, lockers, showers and changing facilities.

Integrated Regional Cycle Network Plan After extensive consultation with bicycle user groups, Local Governments and the Department of Main Roads, the Integrated Regional Cycle Network Plan (IRCNP) for South East Queensland was launched on 6 August 2003. It establishes an overarching framework to guide the provision of a coordinated and well•connected network of cycling infrastructure throughout the south east region. With the release of the IRTP in 1997 the Queensland government made a commitment to encouraging cycling as a more sustainable travel alternative. A fundamental part of promoting cycling into the future will be providing a comprehensive system of safe and convenient bikeways, which cater for the needs of medium and longer•distance cyclists throughout SEQ. To assist in achieving this, the IRCNP contains a series of maps depicting the existing and proposed regional cycle routes. Bicycle facilities and cycle networks are discussed in more detail within Chapter 8 titled Transport and Traffic Impacts and the TransLink Network Plan. TransLink produced the TransLink Network Plan to map out a 10 year plan and 4 year program of improvements to public transport across South East Queensland. Released in July 2007, the TransLink Network Plan includes a number of strategic priorities, including: making services connect; making services fast, frequent and reliable; filling the gaps; and making it easy, comfortable and safe. With relevance to the GCRT, the TransLink Network Plan includes the progressive development of a rapid transit system on the Gold Coast seaboard, with the section from Parkwood University to Southport and Broadbeach identified as a priority.

2.3 Local planning framework The GCRT corridor is wholly contained within the Gold Coast City LGA, and will guide the planning and implementation of the GCRT, as well as providing a strategic link to both the Regional and State planning framework.

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Detail regarding the legislative and policy requirements of the GCRT Project is included in Chapter 21 titled Legislation and Policy Requirements. The local planning framework is made up on the following documents:

» Gold Coast Transport Plan;

» Gold Coast Activity Centre Strategy;

» Draft Local Growth Management Strategy;

» Gold Coast Priority Infrastructure Plan;

» Gold Coast Planning Scheme ‘Our Living City’; and These documents are discussed with relevance to the GCRT.

Gold Coast Transport Strategy One particular aim of the Transport Strategy (Gold Coast City Planning Scheme Part 3, Chapter 9) is to increase the proportion of trips taken on public transport within the Gold Coast. Key to achieving this is the provision of a line haul public transport route along the coastal strip, which was also recommended as part of the public transport system proposed within the GCCC City Transport Plan released in 1998. The Transport Strategy supports this and makes provision for it within the planning objectives supporting the strategy.

Gold Coast Activity Centre Strategy The Gold Coast Activity Centre Strategy establishes the activity centre framework for the City, in accordance with the SEQRP. The Gold Coast Activity Centre Strategy14 identifies Principal Activity Centres, Major Activity Centres, Sub Regional Centres, District Centres and one Specialist Centre within the city. There are nine Principal and Major Activity Centres identified within the City. Southport, Broadbeach and Surfers Paradise are Activity Centres relevant to Sections 2 and 3 of the GCRT alignment. Southport is the pre•eminent Principal Activity Centre within Gold Coast City and is to constitute the traditional business centre for the City. Broadbeach and Surfers Paradise, as Major Activity Centres, will support Southport but having more of a tourism, entertainment and retail focus. Helensvale is a Sub Regional Activity Centre, and will be subordinate to activity centres, as identified in the SEQRP and draft LGMS. However, Helensvale will be a key transport interchange location and will have retail, commercial and residential development, servicing the surrounding catchment. Griffith University is a special employment cluster in the Activity Centres Strategy, whereby it will be a hub of knowledge employment opportunities. This special employment cluster is identified as Economic Activity Centre (knowledge) in the draft LGMS, being otherwise known as the Gold Coast Hospital and Knowledge Precinct9. This precinct will include the Gold Coast campus of Griffith University, the proposed new Gold Coast Hospital site and adjoining lands identified as suitable for redevelopment. It is anticipated that this employment cluster will be developed in an integrated fashion being a combination of education facilities and knowledge based industries, developed in cooperation with all tiers of government. The precinct will be accompanied by mixed•use development such as student accommodation, retail and commercial activities.

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Local Growth Management Strategy The SEQRP states that each LGA is to prepare a Local Growth Management Strategy (LGMS) prior to 30 June 2007. This strategy will enable local areas to implement the SEQRP more efficiently. GCCC released the Gold Coast LGMS in draft form in January 2007 and has since provided further amendments in October 2007. The draft LGMS notes that the development of new public transport systems (including GCRT) and improvements in frequency will generate opportunity to further develop transit oriented communities. A number of locations are considered suitable for TOD including the following located on the GCRT corridor: Helensvale Town Centre, the Gold Coast Hospital and Knowledge Precinct9, Southport, Surfers Paradise and Broadbeach15. The draft LGMS has identified these locations as key growth areas for residential development, in accordance with the Regional Activity Centres network in the SEQRP. Each of these locations is intended to accommodate increased residential densities (as well as other mixed use development) around GCRT stations. Southport Principal Activity Centre is currently undergoing detailed master planning process. Broadbeach and Surfers Paradise Major Activity Centres will have master plans developed also in the short•term future. The infrastructure strategy in the draft LGMS identifies the key strategies for TOD development and investment priorities of the government, including the GCRT, in accordance with the SEQIPP and draft TransLink Network Plan.

For example the draft LGMS provides the following strategies:

Key Infrastructure Strategies Implementations notes

4.4.5 Quality public transport e The Rapid Transit System enhances the The provision of the quality Rapid Transit System city’s public transport network and provides a linking numerous localities in the Gold Coast LGA. It sustainable transport future for the coastal is also recommended that: corridor as well as an enhanced transit » The extension of Stage 1 to Burleigh Heads supportive residential and economic should be investigated as it could provide for development along that corridor. greater attraction of patronage and opportunities for east•west bus connectivity with the rail station at Varsity Lakes.

» The extension of the Rapid Transit System post 2015 also needs to be investigated. j The planning of public transport network In conjunction with the completion of the southern improvements is integrated with future land use extension of the heavy rail corridor and planning for development, to ensure a high quality the Rapid transit System, opportunities for TOCs integrated public transport network is around rail and rapid transit station hubs should be established across the city and to Brisbane. investigated. For example, a Transit Oriented Corridor should be investigated along the Rapid Transit System between Southport and Coolangatta.

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For more information, refer to Section 5.5, Development Intents for Transit Oriented Development, in the draft LGMS.

Gold Coast Priority Infrastructure Plan The Gold Coast Priority Infrastructure Plan (PIP) has been prepared in accordance with the Queensland State legislative requirements and identifies where growth is expected to occur and the nature and scale of this growth. The PIP makes provision for the building of infrastructure in logical stages to coincide with expected growth and includes a charging regime that covers infrastructure such as water, transport and recreation facilities. The Gold Coasts PIP was implemented in January 2007 and is integrated into the Gold Coast Planning Scheme (Part 8, Division 1).

Gold Coast Planning Scheme ‘Our Living City’ The Gold Coast Planning Scheme ‘Our Living City’ (the planning scheme) was prepared as an instrument of the IPA and originally adopted in June 2003. It has subsequently undergone two amendments, the most recent adopted on 11 December 2006 and commencing on 8 January 2007. The Gold Coast Planning Scheme ‘Our Living City’ main components are: Desired Environmental Outcomes and Performance Indicators; Planning Strategy; Domains; Local Area Plans; Codes; and Infrastructure, discussed as follows:

Desired Environmental Outcomes Desired Environmental Outcomes (DEO) provided the fundamental context upon which the planning strategies and ultimately the development codes and other measures contained within a planning scheme are built. The Gold Coast Planning Scheme ‘Our Living City’ contains 17 DEOs. The DEOs are divided into the categories of: ecological (4 DEOs); economic (6 DEOs); and, social (7 DEOs). Of these 17 DEOs, DEO SOC.6 is the most directly applicable to the proposed development of the GCRT. Five other DEOs are considered relevant to the proposed GCRT. These six DEOs, and their compatibility with the GCRT, are presented in Table 5.

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Table 5 Gold Coast Planning Scheme ‘Our Living City’ DEOs

DEO Reference Description16 GCRT compatibility

DEO ECOL.3 Part 2, Division 1, The maintenance of high standards of air quality, including The proposed GCRT would facilitate a modal shift away from private modes of Chapter 2, section 3.0 minimising and reducing greenhouse gas emissions. transportation, such as the car, to public transport, thus reducing greenhouse gas emissions and improving air quality.

DEO ECON. 3 Part 2, Division 1, The provision of a viable system of Activity Centres (based on The GCRT will support Activity Centres and other centres along its alignment by Chapter 3, section 3.0 service catchments) and Activity Clusters (based on the providing opportunities for TOD around stations which will increase the service locational needs of productive business sectors) to ensure that catchments of activity centres and will allow Gold Coast residents and visitors to the City’s communities have access to a wide range of suitably have greater accessibility to goods and services available in these centres. The planned and located goods and services. GCRT will also be a catalyst for future growth within these centres, particularly if land use policies in the planning scheme regarding these centres are amended in response to the introduction of the GCRT.

DEO ECON.6 Part 2, Division 1, The use and safe operation of existing and committed Management plans will be put in place to address safety and operational issues Chapter 3, section 6.0 infrastructure is maximised and future infrastructure is provided that may arise during construction and operation of the infrastructure. Network efficiently. planning for the project will aim to ensure that the services provided will be as efficient as possible and will integrate with other modes of transportation.

DEO SOC.1 Part 2, Division 1, The establishment, conservation and enhancement of local The proposed GCRT provides a significant opportunity to generate attractive and Chapter 4, section 6.0 character and the promotion of a distinctive local identity and distinctive urban realms as well as reinforce the urban design vernacular through sense of place for the various communities of Gold Coast City. landmark stations and other associated facilities. In any instance that the GCRT causes conflict with or impacts on the visual amenity of surrounds along the alignment, design solutions will be employed to reduce these impacts to a manageable level.

DEO SOC. 2 Part 2, Division 1, The location and design of residential areas and support facilities The GCRT will also assist further growth of mixed use compact urban Chapter 4, section 2. to maximise accessibility to community facilities and places of development, in accordance with TOD principles, within activity centres, employment, and to maximise opportunities for community promoting community interaction by improving accessibility to facilities and interaction. places of employment.

DEO SOC.6 Part 2, Division 1, The provision of a safe, clean, accessible and affordable The proposed GCRT will provide both residents and visitors with a safe, effective Chapter 4, section 6.0 transport system that efficiently connects the various parts of the and convenient public transport service integrated within the TransLink network city, and offers choice and convenience for residents and across SEQ. visitors.

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Domains Within the Gold Coast City Planning Scheme each parcel of land is classified as a particular domain. Domains identify the planning intent and development character desired for the area. The domains that are located along the intended alignment are outlined in Table 6 and shown in Figures 4•6. For a description of the five sections within GCRT, please refer to Section 3.

Table 6 Domains within the GCRT study corridor

Domains within Section 1

Option H1 Option H2

Local Area Plan Local Area Plan

Conservation Conservation

Public Open Space Industry 2

Detached Dwelling Emerging Communities

Fringe Business Public Open Space

Industry 1 Community Purposes

Industry 2 Detached Dwelling

Integrated Business Industry 1

Residential Choice Designated Development– University Purposes

Community Purposes

Designated Development – University Purposes

Domains within Section 2 (all Options the same)

Community Purposes

Public Open Space

Detached Dwelling

Industry 2

Local Area Plan

Domains within Section 3

Residential Choice

Public Open Space

Detached Dwelling

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Local Area Plan

Domains within Section 3

Local Business Tourist and Residential

Each domain has an intent, which guides land use and development suitability. Outlined in Table 7 are each of the domain intents for the domains which are located within the subject area. The Local Area Plans are described below and their locations illustrated in Figure 3.

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Table 7 Intent of each domain

Domain Intent GCRT Opportunity

Detached Dwelling » Provides for low density residential areas. The GCRT supports the intent of the Detached Dwelling domain by providing transport access. Once established, the GCRT has the potential to reduce dependence on the » Well serviced with urban facilities and transport access. motor vehicle due to the typically low•density residential areas having more access to » Most desirable dwelling type within this domain is detached dwellings. safe and efficient public transport services. » Intends to provide lifestyle choices while providing a variety in the building form and design.

» Provides both public and private open space.

Residential Choice » Supports a variety of dwelling choices which complement Gold Coast The GCRT will support higher urban densities around stations, facilitating residential infill City’s changing demographic structure. development, which will assist to house the Gold Coast’s expanding population. This will » Mixed use dwelling choices are supported within this domain, including assist to reduce the emphasis on ‘greenfield’ development, which can place pressure of detached dwellings and apartment buildings which are of a traditionally the region’s nature conservation and biodiversity values. Significant opportunity exists higher density. within these domains, to integrate stations and/or infrastructure with surrounding development, in accordance with TOD principles.

Tourist and » Provide both tourist and residential accommodation. The GCRT will assist in the expansion of tourist services and establishments. The GCRT will be thoroughly integrated with the existing Gold Coast public transport network Residential » Located in coastal areas with adequate transportation access and urban maximising accessibility to key tourist destinations. services. Provision of high quality transport services may have significant flow on effects and » Intent is to improve and recognise the character of the built form along potentially increase the desirability of the Gold Coast as a holiday destination. the coastal strip. » Provide sufficient long term facilities for permanent residents along with the expansion of tourist services and establishments.

Integrated Business » Provide business facilities such as large convenience and comparison Although not explicitly defined within the Integrated Business domain intent, the GCRT shopping centre facilities. will complement desired land uses. The GCRT will provide safe, equitable and efficient Provide other activities such as office space, personal and community access to this domain, allowing commuters to use alternate public transport options, services, entertainment and recreational facilities. The size of this domain potentially reducing the demand for private vehicle use. will be dependant on other centres within the City. The Integrated Business The GCRT will provide a sustainable transport future for the coastal corridor and Domain, along with the Local Area Plans (LAPs) influence the City’s enhance economic development along the corridor. Employment, Investment and Services Centre Strategy.

Local Business » Provide a variety of business opportunities and local interaction. Indirectly, the GCRT will support further business opportunities and in Local Business Domains. Business and Industry uses benefit directly from increased accessibility. Vol 7 Tech • 39 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

Domain Intent GCRT Opportunity

» Ensure that business centres do not impact or threaten local centres Efficient transport systems have the potential to create a localised economy of scale and which already exist. increased attractiveness for potential investors. » Provide opportunity for local community interaction and attempts to establish a sense of place.

Fringe Business » Provide for bulky goods outlets and commercial showroom uses which Indirectly, the GCRT will support further business opportunities in the Fringe Business are located at the periphery of Major Activity Centres or on major arterial Domain. Business and Industry uses benefit directly from increased accessibility. routes. Efficient transport systems have the potential to create a localised economy of scale and » Ensure that it is complementary to surrounding and proposed activities increased attractiveness for potential investors. and has adequate land provisions to meet the demand and requirements of the City.

Industry 1 (High » Provide a range of industrial, manufacturing and storage activities The GCRT will provide workers with a safe, effective and convenient public transport required to meet the industrial needs of the City. service integrated within the Translink network across SEQ. Impact) » Large scale industrial uses need to carefully controlled with measures By providing a sustainable transport future for the corridor and enhancing transit including the provision of extensive buffer areas. supportive economic development, the GCRT will promote further development within » Industrial activities are controlled to reduce their environmental impact, Industry 1 domains. and are to be attractively designed and presented.

Industry 2 (Low » Provide a range of industrial, manufacturing and storage activities The GCRT will provide workers with a safe, effective and convenient public transport required to meet the industrial needs of the City which do not have a service integrated within the Translink network across SEQ. The GCRT will incorporate Impact) substantial adverse impact on the amenity of the surrounding area. high levels of urban design consistent with the local vernacular. Pedestrian linkages, particularly in regard to station access, are incorporated into the GCRT Project. » Industrial uses within Industry 2 are able to contain any adverse impacts almost wholly within their own site boundaries By providing a sustainable transport future for the corridor and enhancing transit » Industrial activities are controlled to reduce their environmental impact, supportive economic development, the GCRT will promote further development within and be attractively designed and presented. Industry 1 domains.

Community 13. Provide the City with land for community purposes by providing public The GCRT will directly provide public infrastructure and thus is consistent with the intent Purposes infrastructure and land in both urban and rural areas within the City. of the Community Purposes domain. The project satisfies a public need, for greater accessibility within the Gold Coast LGA, through a greater network of public transport » Contribute to the City’s townscape values and community needs. services.

Conservation 14. Seeks to permanently conserve the nature conservation values on land The GCRT will not compromise the intent of this precinct. Any potential impacts will be which is privately owned. thoroughly mitigated, through measures proposed in the Volume 3 Construction and Operational Impact Management Plans for Terrestrial and Aquatic Ecology. » Conserving these values includes conserving wildlife habitats, maintenance of rural landscape, land management activities and Vol 7 Tech • 40 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

Domain Intent GCRT Opportunity management of bushfire hazards.

Private Open Space 15. Seeks to regulate open space areas within the City and promote a high The GCRT will incorporate high levels of urban design consistent with the local standard of landscape design and open space character. vernacular. Access arrangements in relation to Private Open Space will be in » The protection of private open space is important within this domain, as accordance with Council requirements. is the control and restriction of access.

Public Open Space 16. Intends to conserve the biodiversity, nature conservation areas and The GCRT will improve accessibility to the open space network, particularly the ecological values located within the City. foreshore parks (particularly the Broadwater Parklands at Southport). Where community services and retail uses exist within these domains, the GCRT will improve accessibility 17. Intends to protect coastal areas, riparian corridors, flood plains, overland to these services. flows and wetlands. » Intends to provide for a limited range of community services and retail opportunities.

Emerging 18. Provide, enhance and protect suitable non•urban land for park living, Providing a sustainable transport future for emerging communities will support residential Communities urban residential, commercial and industrial purposes. and economic development along the corridor. A Structure Plan is needed before any of the above uses take place in an Enormous potential exists within the Emerging Community domain to develop TOD. The Emerging Community Domain. GCRT will provide both residents and visitors with a safe, effective and convenient public transport service integrated within the Translink network across SEQ. The GCRT will also support a more compact urban form in these areas.

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Local Area Plans Local Area Plans define a particular precinct and provide planning information and intents for an area. A number of Local Area Plans (LAPs) are located close to or within the intended route include:

» LAP 15: Helensvale Town Centre;

» LAP 27: Uplands Drive and Woodlands Way;

» LAP 23: Southport;

» LAP 7: Chevron Island;

» LAP 25: Surfers Paradise; and

» LAP 2: Broadbeach. Figure 3 illustrates the LAP locations, with each LAP referred to by their LAP number. Following Figure 3, each of the LAPs are described and discussed with relevance to the GCRT.

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Figure 3 LAP locations

Source: Gold Coast Planning Scheme ‘Our Living City’, 2003, ‘Planning scheme maps’ – Local Area Plan Maps.

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LAP 15. Helensvale Town Centre LAP (Part 6, Division 2, Chapter 15) Helensvale is the commencement point of the GCRT corridor; therefore this LAP applies to both route options (H1 and H2) under consideration for Section 1. This LAP promotes the economic growth and vitality of the Helensvale area, and aims to assist the Helensvale Town Centre in achieving its potential as a Sub Regional Activity Centre, within the City's system of Activity Centres. Furthermore, this LAP promotes the integration of retail, commercial, community, entertainment (inclusive of cafes, restaurants and kerbside dining), educational and residential development, and the rail transport interchange at Helensvale. The corridor GCRT will impact all three precincts within this LAP. The key LAP requirements are summarised in the following table.

Table 8 Helensvale Town Centre LAP

Reference LAP intent Comment / GCRT compatibility

5.1 • Precinct 1: Rail This precinct is intended to develop as a The Rail Oriented Town Centre Oriented Town mixed use centre which is focused on the precinct is located to the west of Centre main street boulevard. the proposed station for GCRT. The GCRT will strengthen the Development to include a range of retail, interchange function at commercial, community, entertainment Helensvale Railway Station by (inclusive of cafes, restaurants and curbside providing an additional mode of dining), educational and residential transport. With increased development. accessibility the GCRT will The interchange function of the Helensvale assist in reinforcing Helensvale Railway Station will be augmented with the as a Sub•Regional Activity introduction of a light rail service to the Centre. Helensvale Town Centre.

5.2 • Precinct 2: Medium density residential development in This precinct is generally to the Residential Town an attractive urban built form to complement east of the GCRT corridor. Due Centre and balance the town centre's non• to this areas proximity to high residential uses. quality public transport (including GCRT), medium density development can be encouraged.

5.3 • Precinct 3: Intended to provide support services and The remainder of the Helensvale Frame Area mixed commercial activities to support the LAP wis within precinct 3 – effective functioning of Precinct 1 Frame Area. GCRT will improve accessibility to this precinct.

LAP 27. Uplands Drive and Woodlands Way (Part 6, Division 2, Chapter 27) Uplands Drive and Woodlands Way LAP is located between Smith Street and Napper Road in Parkwood. Section 1 route option H2 travels down Smith Street, directly adjacent to this LAP.

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This LAP seeks to ensure maintenance of the area as a distinctive low density residential 'enclave', whilst allowing development that reflects the strong landscape and scenic values. The key LAP requirements are summarised with relevance to the GCRT in the following table.

Table 9 Uplands Drive and Woodlands Way LAP

Reference LAP intent Comment / GCRT compatibility

Uplands Drive and » Intended to remain low density with little GCRT will have good headways Woodlands Way prospect of increased densities. and travel times, so will LAP encourage increased use of » Growing urban vehicular traffic in the local public transport. This will assist area which has eroded the low density in managing the issue of living character increasing vehicular traffic in the area.

LAP 23. Southport LAP (Part 2, Division 2, Chapter 23) The Southport LAP encompasses the entire Southport area, including Queen Street, Nerang Street, Scarborough Street, and Marine Parade; the roads section 2 of the GCRT will travel within. This LAP recognises and implements the designation of Southport as a Key Regional Centre under the SEQRP, and acknowledges the role of Southport as a commercial and administrative centre. The GCRT will impact a number of precincts within the LAP listed in the table below, with the key LAP intent relevant to the GCRT summarised.

Table 10 Southport LAP

Reference LAP intent Comment / GCRT compatibility

11. Community » Intended that this area retain its open As the GCRT travels down Queen Facilities precinct space and community facilities Street and Nerang Street it will serve character. areas within this precinct (including former showground reserve, the » Adequate access, parking and loading cemetery, the Southport State School arrangements must be provided for and St Hilda's School). each community facility GCRT will improve accessibility for » Appropriate measures will be taken to these community facilities and make the area accessible from the provides an excellent link to the rest of Southport, and to integrate and foreshore and the Broadwater. provide linkages with the foreshore and the Broadwater.

8. Park precinct » The Park precinct is to be restricted to GCRT will improve accessibility to recreational activities. Owen Park (Queen Street) and provides a link to the foreshore and » Links between the sporting facilities at the Broadwater. Pedestrians will be Owen Park and the recreation venues able to access Broadwater Parklands on the foreshore and Broadwater be from the Broadwater Parklands improved. Station at Marine Parade/Queens

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Reference LAP intent Comment / GCRT compatibility Street.

9. Residential » Maintain the essential suburban Residential areas generally south of precinct character of the residential areas Queen Street, north of the Community surrounding the retail, business and Facilities precinct and north of the medical core of Southport. Southport centre retail and showroom precincts are included within the » 6 different character areas have been residential precinct. identified to assist in recognising and managing the different heritage and Some areas within this precinct are character values of the suburban identified as suitable for higher areas of Southport. Some areas are density development. Proximity to considered suitable for higher density high quality public transport will be residential development. key to achieving higher densities; therefore the GCRT will support this strategy.

4. Medical » Intended to provide a wide range of The GCRT will support the Southport precinct complementary services to the Gold Medical Precinct as it directly Coast City Hospital. traverses Nerang Street.

» Measures facilitate pedestrian GCRT will improve accessibility to the connections. precinct. Pedestrian accessibility will be integrated into the GCRT station design.

1. Retail precinct » Primary retail area, and will emerge as This precinct essentially a vibrant residential / mixed use area. encompasses the retail centre of Southport. The GCRT will access this » A high level of pedestrian amenity. precinct directly, with Nerang Street and Scarborough Street stations proposed. GCRT will provide high quality public transport to support this area to become a vibrant mixed•use centre. Good pedestrian (and cycle) accessibility will be integrated into the GCRT station design.

2. Commerce and » Intended to continue to be a mixed The GCRT will impact this precinct as Administration use precinct, with offices, it travels down Nerang Street (near precinct administrative and government the Marine Parade intersection) and activities, educational uses and some Scarborough Street. small scale retail development. Also GCRT will provide this precinct with some residential development. excellent access to high quality public » Public transport objectives and the transport, which will be key to provision of public transport achieving higher densities mixed•use infrastructure are to be balanced with development within the area. the intention of this LAP to conserve The GCRT will not compromise the the distinctive streetscape character of streetscape character of Short Street. Short Street (precinct 3).

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Reference LAP intent Comment / GCRT compatibility

3. Short Street » Attractive commercial streetscape to The GCRT alignment will pass precinct be preserved. adjacent to this precinct as it travels down Scarborough Street. It will » Public transport objectives and the provide enhanced accessibility for this provision of public transport precinct but as the GCRT does not infrastructure are to be balanced with travel down Short Street, it will not the intention of this LAP to conserve compromise the streetscape. the distinctive streetscape character of Short Street

7. Foreshore » Parkland, outdoor recreation activities A Broadwater Parkslands GCRT precinct and family•oriented water•based station is proposed, at Queens Street, recreation. adjacent to the Foreshore precinct.

» It is intended that safe, grade• Pedestrian access will be at grade. separated pedestrian access from The Broadwater foreshore will be North, Nind, Nerang and Queen within walking distance of the station. Streets, to the foreshore will be established and maintained.

12. Sundale » Medium and high rise residential This precinct is located south of precinct towers with some mixed uses. Queen Street / Marine Parade intersection. » Pedestrian and cyclist linkages between the Nerang River, the Good pedestrian and cycle Broadwater, the Sundale site and the accessibility will be integrated into the Retail Precinct are to be enhanced. GCRT station design.

» Public transport access to this precinct GCRT will provide high quality public is a high priority. transport accessibility to this area.

LAP 7. Chevron Island LAP Although section 3 of the GCRT does not traverse the Chevron Island LAP, it does travel adjacent to it. The precinct within this LAP closest to the proposed GCRT alignment is the Waterfront Residential precinct. This LAP seeks to facilitate an increase in residential density on the island, in a way that maintains the local amenity for residents, promotes the use of transport modes other than the private vehicle, and also provides an increased variety of building types and styles. Requirements and compatibility of the GCRT in relation to this LAP are detailed in the following table.

Table 11 Chevron Island LAP

Reference LAP intent Comment / GCRT compatibility

3. Waterfront Allows for predominantly The GCRT will not impact directly on this residential residential development to two residential area to the west of the alignment. storeys, with limited opportunities The GCRT will assist in achieving the overall for up to six storeys. intent of this LAP by providing high quality public transport.

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LAP 25. Surfers Paradise LAP The Surfers Paradise LAP covers a large area, from the Sundale Bridge in the north, to Fern Street in the south. The Nerang River creates the western edge of this LAP with the Pacific Ocean forming the eastern edge. The Surfers Paradise LAP is intended to promote the economic growth and vitality of the area, enhance the image and attraction of Surfers Paradise to local, interstate and international visitors, improve accessibility of the centre, enrich the cultural and social life of Surfers Paradise, protect the amenity of residential areas, and ensure that future development occurs in an environmentally responsible manner. Section 3 of the GCRT travels through Surfers Paradise and will impact 3 of the 7 precincts within this LAP, detailed in the following table with reference to the GCRT Project.

Table 12 Surfers Paradise LAP

Reference LAP intent Comment / GCRT compatibility

7. Public Open Improve open space areas. Most open spaces adjacent to the GCRT are Space small. However, GCRT will improve accessibility to the open space network, particularly the foreshore parks.

2. High Rise Encourage further high•rise The High Rise Accommodation precinct is to Accommodation accommodation, both for the north and south of the Entertainment permanent residents and precinct. The GCRT will travel through this tourists. precinct as it heads south to Remembrance Drive. Provision of high quality public transport, such as GCRT, will support the development of higher density land uses.

1. Entertainment Development as a vibrant, lively As GCRT travels down Cypress Avenue and tourist centre. Surfers Paradise Boulevard it traverses sub• precinct 1 (Main Entertainment) within precinct 1. GCRT will improve accessibility to this precinct for residents and tourists alike.

LAP 2. Broadbeach LAP Section 3 of the GCRT will travel through the Broadbeach LAP, which extends from Australia Avenue in the north to Alexandra Avenue in the south. Canals form the western boundary, with the Pacific Ocean forming the eastern boundary. This LAP also includes the Pacific Fair shopping centre, the Convention Centre and Jupiter’s Casino and Hotel. Broadbeach is a Major Activity Centre under the SEQRP and therefore provides a variety of services. This LAP seeks to link and comprehensively plan for the development of the three commercial nodes of Broadbeach, i.e. Victoria Avenue, Pacific Fair, and Jupiter's Casino). The LAP concentrates on opportunities for the consolidation of commercial activities and intensification of residential and tourist uses, as well as mixed use development. Improvements in public transport and pedestrian linkages are also to be addressed within the LAP. Vol 7 Tech • 48 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

The GCRT will impact 7 of the 9 precincts within this LAP, detailed in the following table with relevance to the GCRT.

Table 13 Broadbeach LAP

Reference LAP intent Comment / GCRT compatibility

9. Highway Restaurant » High quality restaurants and It travels adjacent to precinct as the convenience services for GCRT travels down the Gold Coast tourists and permanent Highway between Australia Avenue and residents. Queensland Avenue.

» Distinctive urban design The GCRT will support accessibility to utilising eye•catching features this precinct and include high quality is strongly encouraged. Good urban design supportive of the local quality, sub•tropical theme vernacular. landscaping.

8. Public Open Space » Retain and improve open GCRT will improve accessibility to the space areas. open space network, particularly the foreshore parks.

1. Central Mixed Use » Lively, mixed use commercial The GCRT passes this precinct as it and residential precinct. heads down the Gold Coast Highway. GCRT will improve accessibility to this area, supporting its development as a lively, mixed use precinct.

2. Highway Tourism » Large scale tourism This precinct is a narrow strip of land developments with some adjacent to the Gold Coast Highway residential development where opposite Jupiter's Casino and Pacific appropriate. Fair.

» A high standard of landscape The GCRT will provide a high standard amenity. of urban design supportive of the local vernacular.

6. TE Peters Key Site » Potential key site for the This precinct includes the Gold Coast development of a mix of Convention Centre. A station is innovative uses (e.g. proposed adjacent to this site. convention centre). Enhanced road crossings and pedestrian accessibility will be improved » Good pedestrian links to the Convention Centre. encouraged.

5. Jupiter’s Casino » Recognised as a major The GCRT will travel adjacent to this economic and employment site, along the Gold Coast Highway. A component of the Broadbeach station is proposed within a 400 metre Regional Centre. walkable distance from this site. Enhanced road crossings will be provided and this will improve pedestrian accessibility to the site.

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Reference LAP intent Comment / GCRT compatibility

4. Pacific Fair » Promotes the continued The GCRT will travel adjacent to this expansion of the retail, site. A station adjacent to Pacific Fair is entertainment and service proposed and this station will operations, and supports incorporate enhanced road crossings further diversification of uses and potentially water crossings in order on the site (including tourist to improve pedestrian accessibility from accommodation and other the station to Pacific Fair. These residential land uses) connections will be safe and planned to ensure they are of adequate capacity. » Recognised as a major economic and employment Good access to high quality public component of the Broadbeach transport (i.e. GCRT) will enhance this Regional Centre. precinct’s status as a major employment and economic component for the LAP. Existing bus interchange facilities at Pacific Fair are considered in the GCRT Project.

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3. Land use

3.1 Context In order to effectively and thoroughly assess the GCRT, the proposed alignment has been split into a number of different options and sub sections, described as follows:

3.1.1 Section 1 Two alignment options are under consideration for Section 1. Option H1 commences at the Helensvale Town Centre, in the corridor east of the existing heavy rail station. Travelling north, the route turns east onto Gold Coast Highway (Brisbane Road) and follows the alignment of the highway until it intersects with Olsen Avenue at Harbour Town. The route then continues south down Olsen Avenue, ending at the Smith Street Motorway intersection, adjacent to Griffith University. Option H2 also commences at the Helensvale Town Centre, in the corridor east of the existing heavy rail station. This option travels south, down the proposed Integrated Regional Transport Corridor (IRTC), which follows the alignment of the Brisbane to Robina heavy rail line. The route turns southeast onto Smith Street and then continues east along the Smith Street Motorway, ending at the Olsen Avenue intersection, adjacent to Griffith University.

3.1.2 Section 2 Section 2 is split into the following subsections:

» Griffith University to Queen Street; and

» Nerang Street/ Scarborough Street Intersection the alignment travels south along Scarborough Street to the Queen Street intersection and turns east to the Gold Coast Bridge.

3.1.3 Section 3 A single alignment is under consideration for Section 3, which is split into the following subsections:

» Gold Coast Bridge to Cypress Avenue • commences at the southern side of the Gold Coast Bridge (Nerang River) at Main Beach and follows the Gold Coast Highway to traverse Macintosh Island and continues along Ferny Avenue to Cypress Avenue;

» Cypress Avenue • As the proposed alignment travels south down Ferny Avenue, it turns east into Cypress Avenue. At the end of Cypress Avenue the proposed alignment turns to continue south down Surfers Paradise Boulevard;

» Surfers Paradise Boulevard • Turning south from Cypress Avenue into Surfers Paradise Boulevard, the proposed alignment continues south, through the core entertainment precinct of Surfers Paradise, to Remembrance Drive where it again joins the Gold Coast Highway;

» Gold Coast Highway / Remembrance Drive to Australia Avenue • The proposed alignment rejoins the Gold Coast Highway at Remembrance Drive and continues south within the road corridor to Australia Avenue;

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» Broadbeach • The proposed alignment continues south within the Gold Coast Highway road corridor from Australia Avenue to the proposed Broadbeach (north) stop located at the Convention Centre; and

» Hooker Boulevard • From the Convention Centre the proposed alignment continues south within the Gold Coast Highway road corridor. Section 3 of the GCRT ends at the southern side of the intersection of the Gold Coast Highway and Hooker Boulevard in Broadbeach.

3.2 Existing land use Existing land uses within the entire corridor generally consist of a mixture of residential, industrial, commercial, community and recreational uses and are discussed in more detail for each of the sections as follows:

3.2.1 Section 1 Both Option H1 and H2 commence at the Helensvale Town Centre, identified as a Sub•Regional Activity Centre in the Gold Coast Planning Scheme. The centre consists of a shopping centre and a mixture of retail, restaurants, cafes and commercial uses. The Gold Coast Country Club is also located south of the proposed Helensvale Station. As discussed, Option H1 travels generally north from this point, whereas Option H2 heads generally south. Both Options end at Griffith University Gold Coast Campus, at the intersection of the Smith Street Motorway and Olsen Avenue.

3.2.2 Option H1 Option H1 follows the alignment of Brisbane Road passing through the Coombabah Lakelands Conservation Area, Ivan Gibbs Wetland Reserve and Coombabah Lake Conservation Park. Other uses in the general vicinity including the Lakeside Golf Club, Coombabah Waste Water Treatment Plant, Pine Ridge Caravan Park, Coombabah High School and a private airstrip north of the alignment, while some low density urban residential development (detached dwellings), AB Paterson College and Arundel Hills Country Club are south of the alignment. At the intersection of Brisbane Road and Captain Cook Drive, the existing land use pattern becomes dominated by light industrial development, including the Parmalat Milk Factory, Gold Coast Technology Park and Colgate•Palmolive. The Harbour Town Shopping Centre is located at the intersection of Brisbane Road and Olsen Avenue and is surrounded by commercial uses. Heading south along Olsen Avenue, the route passes through low density urban residential development (detached dwellings), parklands and sporting fields including the Ngulli Bui Park, Cos Zantiotis Playing Fields, Golden Wheel Park and the Collingwood Court Reserve. Passing through the Musgrave Avenue intersection, the route will travel by the Parklands Plaza Shopping Centre, Ballybunion Park and Parkwood Family Park, Gold Coast Parklands and Southport Lawn Cemetery.

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3.2.3 Option H2 Travelling south down the IRTC, the route passes the Gold Coast Country Club on the east and industrial development on the west, bordering the Pacific Motorway. Industrial area of Molendinar and residential area of Parkwood front the GCRT corridor as it travels along Smith Street and the Smith Street Motorway. Parkwood comprises of predominantly low•density detached housing and some large lot housing at Uplands Drive and Woodlands Way. The industrial area of Molendinar is a substantial estate and expands to Olsen Avenue.

3.2.4 Section 2 The existing land uses that exist within Section 2 of the GCRT include a range of residential, commercial and community uses. The route commences at the corner of Musgrave Avenue and Olsen Drive, prior to Southport Lawn Cemetery and Griffith University. The alignment travels down Parklands Drive, passing the University and proposed Gold Coast Hospital site. The alignment then crosses Loders Creek, through land proposed as a future Light Rail Transit (LRT)/Bus Rapid Transit (BRT) depot and land designated as public open space and for community purposes under the Gold Coast Planning Scheme. The route continues along Baratta Street, adjacent to residential properties and the GCCC works depot, passing by an industrial estate as it travels along Wardoo Street, before turning east into Queen Street. Land uses along Queen Street include residential generally to the south, a cemetery, two schools and Owen Park sports grounds to the north. Travelling down Nerang Street the alignment passes the Gold Coast Hospital and medical precinct and continues into the commercial centre of Southport. The route then traverses through a commercial area of Nerang Street as it turns into Scarborough Street and travels east down Queen Street to align with the Sundale bridge. Land uses within this area are generally retail and commercial in nature. Residential land uses, including some high•rise development, exist closer to the Nerang River.

3.2.5 Section 3 As the GCRT alignment heads south, existing land uses in the vicinity of Main Beach are mostly urban residential and tourism accommodation, with a majority of buildings above six storeys. The commercial and entertainment precinct along Tedder Avenue and Main Beach Tourist Park are also located within proximity of the route. Macintosh Island comprises urban residential forming the canal development of Paradise Waters. The GCRT will traverse along the road alignment of the Gold Coast Highway and will be in proximity to parks located on Macintosh Island including Commodore Park, Paradise Waters Park and Macintosh Island Park. As the alignment progresses down Ferny Avenue existing land uses are dominated by tourist accommodation, including hotels and high•rise (above six storeys) residential apartment buildings, particularly along the beachfront. Low density urban residential development fronts the Nerang River. A large site on the corner of Ferny Avenue and Cypress Avenue is currently occupied by entertainment facilities, including a ‘Bungee Rocket’ ride and mini golf course. Land to the south of Cypress Avenue is currently used as a car park.

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Existing land uses in Cypress Avenue, as the alignment heads into Surfers Paradise, generally increase in density and comprise mainly of high•rise buildings serving the purpose of tourist accommodation. Commercial and retail uses along Surfers Paradise Boulevard form the perimeter of the core entertainment precinct of Surfers Paradise. As the GCRT corridor continues down Surfers Paradise Boulevard, through the heart of the tourist centre of the Gold Coast, existing land uses include a mixture of retail and entertainment functions in the vicinity of Cavill Avenue, including ‘Circle on Cavill’ and the ‘Q1’ building. A large range of tourist accommodation is available in this area. Densities are typically higher than canal residential development west of Surfers Paradise Boulevard. Continuing south, the alignment rejoins the Gold Coast Highway. Existing land uses continue to be a mixture of residential and tourist accommodation with higher rise development tending to be concentrated near the beach. Pockets of commercial development also exist in this area. Cascade Gardens, located between the Gold Coast Highway and the Nerang River, are adjacent to the proposed alignment. A smaller park, also between the Gold Coast Highway and the Nerang River, is located opposite a shopping development on the corner of Wharf Street. A park, home to a bowls, soccer and croquet club, is located between Surf Parade and Old Burleigh Road in northern Broadbeach. Existing land uses at Broadbeach, to the east of the proposed alignment along the Gold Coast Highway, is a mixture of residential and tourist accommodation. The density of land use tends to increase near the beach and well as the commercial, retail and entertainment facilities. The Gold Coast Convention and Exhibition Centre and Jupiter’s Casino are to the west of the GCRT alignment. Further to the west land uses are dominated by low density canal development. Section 3 finishes at the Hooker Avenue/Gold Coast Highway intersection. The Pacific Fair Shopping Centre is located south of Hooker Boulevard and to the west of the Gold Coast Highway.

3.3 Land tenure A variety of land tenures will be impacted by the GCRT corridor, and are illustrated in Figure 4, Figure 5 and Figure 6. The land tenure codes are described in Table 14.

Table 14 Land tenure types

Tenure Description Narrative Status Id

Land held by the State in Fee Simple (freehold title) which includes titles FH FREEHOLD surrendered to the State of Queensland (or Crown) in terms of Section 358 of the Land Act 1994

Land reserved by the Department of Natural Resources and Water for RE RESERVE community or public purposes.

Land held by the State of Queensland as Unallocated State Land and other SL STATE LAND areas vested in the State (or Crown) but not held in Fee Simple or as a lease issued under the Lands Act 1994.

NP NATIONAL PARK Land reserved by the Environmental Protection Agency for a National Park, National Park (Scientific), Conservation Park or Resource Reserve.

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PORT AND HARBOUR Land vested under the control of Port Authorities. PH BOARDS

Leasehold land administered by the Department of Natural Resources and Water LL LANDS LEASE excluding Mining Homestead Tenement Leases.

Land reserved by the Department of Natural Resources and Water (Resource SF STATE FOREST Management) for State Forest purposes.

EA EASEMENT A right or interest on a property that is registered against the title.

Vol 7 Tech • 55 534000 535000 536000 537000 538000

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LAE DRIVE Gold Coast Rapid Transit

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TENURE OF PINE RIDGE ROAD 6912000 HELENSVALE COOMBABAH 6912000 THE STUDY AREA

Section 1

OXLEY DRIVE GOLD

C O RUNAWAY BAY A FIGURE 4 ST HIGHWAY PINE RIDGE ROAD

HELENSVALE STATION Legend

Stations 6911000 MARBLE ARCH PLACE 6911000 Section 1: Option H1

BRISBANE ROAD BIGGERA WATERS Section 1: Option H2 Section 2

ARUNDEL Waterways Tenure (NRW 2007)

BIGGERA WATERS Action Pending Covenant

6910000 6910000 Easement Easement Proposed Freehold ARUNDEL Forest Reserve Housing Lease Lands Lease Main Road PACIFIC PINES LABRADOR National Park

Pacific Motorway 6909000 6909000 Port and Harbour Boards LABRADOR NORTH Reserve Railway GAVEN State Forest State Land

OLSEN AVENUE PARKWOOD

ON RAMP LABRADOR SOUTH ON 6908000 6908000

RAM

COOMBABAH

Pacific Motorway

SECTION 1 UNIVERSITY HOSPITAL ON RAMP PARKWOOD WEST SECTION 2 OFF RAMP SOUTHPORT PARKWOOD GRIFFITH UNIVERSITY

6907000 GAVEN 6907000 SECTION 3 SURFERS PARADISE SMITH STREET

SOUTHPORT BROADBEACH 6906000 6906000

E V MOLENDINAR A G WARDOO STREET ² THPORT NERA ON RAMP N C SOU G ROAD P U

M R A R 0 250 500 750 U D R W A F M F ARDO BU Metres O N RO O R I R T O 1:25,000 A 6905000 C STR 6905000

ROAD NE N ERA N NG E O ROAD AM RT E C OFFRAMP R O P P T N H

O SOUT ASHMORE

NERANG Copyright: This document is and shall remain the property of GHD Pty Ltd. The document may only be used for the purpose for which it Pacific Motorway COTLEW ST was commissioned and in accordance with the R NERANG EET terms of engagement for the commission. Unauthorised use of this document in any way is prohibited. 534000 535000 536000 537000 538000 Source: Tenure, NRW DCDB(2007) Waterways, GCCC(2006) Projection: MGA56 (GDA94) Date Printed: 30-04-2008 File:G:\41\16445\GIS\MAP\ Draft_CDIMP\Volume_2\Chapter20\ Fig01Topography_LandForm_Section2.mxd Size: A3 538000 539000 540000 541000

FRANK

LABRADOR NORTH D ST TransLink

ROA R

T E

ET Gold Coast Rapid Transit N

RN ARUNDEL E DRAFT CDIMP V

O G TENURE OF LABRADOR THE STUDY AREA

E U Section 2 MAIN BEACH EN LABRADOR SOUTH V 6908000 6908000

ARI A FIGURE 5

B PARKWOOD

KUM Legend

OLSEN AVENUE Stations Section 1: Option H1 Section 1: Option H2 Section 2 UNIVERSITY HOSPITAL Section 3 MARINE PARADE Waterways H 6907000 GRIFFITH UNIVERSITY IGH STR NORTH STREET 6907000 SMITH STREET Tenure (NRW 2007) Action Pending E

T N Covenant

ORTH Easement

HIGH STREET SOUTH Easement Proposed

SOUTHPORT Freehold Forest Reserve GO

L D C Housing Lease

O A T Lands Lease S SOUTHPORT PRIMARY T HI REE GOLD COAST HOSPITAL T Main Road G 6906000 S 6906000 H

O W O SCARBOROUGH STREET SOUTH A National Park RD Y A SOUTHPORT W QUEEN STREET BROADWATER Port and Harbour Boards OLSEN AVENUE EGERTON STREET Reserve NERANG STREET Railway State Forest AD ANG RO State Land MOLENDINAR SOUTHPO RT NER

OO ST

R 6905000 6905000 EE

T COOMBABAH

SECTION 1

SECTION 2 SOUTHPORT

URRA ROAD

B SECTION 3 SURFERS COTLEW STREET PARADISE

CURRUM ASHMORE

6904000 6904000 BROADBEACH

TREET EAST W S C OTLE

OAD R

NOWA BE

SURFERS PARADISE FERRY ROAD ² 6903000 6903000 0 250 500 750

Metres

1:20,000 ASHMORE ROAD

BENOWA BUNDALL

Copyright: This document is and shall remain the property of GHD Pty Ltd. The document BUNDALLROAD may only be used for the purpose for which it was commissioned and in accordance with the terms of engagement for the commission. Unauthorised use of this document in any way is prohibited. 538000 539000 540000 541000 Source: Waterways, GCCC (2006) Tenure, NRW DCDB(2007) Projection: MGA56 (GDA94) Date Printed: 02-05-2008 File:G:\41\16445\GIS\MAP\Draft_CDIMP \Volume_7\Land_Use_Planning\MXD\ Fig05_Tenure_section2.mxd Size: A3 539000 540000 541000 542000 543000

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IN B

6905000 6905000 Gold Coast Rapid Transit MAIN BEACH

EACH PA MAIN BEACH DRAFT CDIMP

E TENURE OF THE STUDY AREA

Section 3 SOUTHPORT FIGURE 6

CO TLEW STR EE T A ROAD 6904000 OW 6904000 BEN PARADISE WATERS Legend EAS STREET T Stations COTLEW Section 2 Section 3 Waterways Tenure (NRW 2007) ASHMORE Action Pending

FERRY ROAD CYPRESS AVENUE Covenant Easement

FERNY AVENUE

6903000 6903000 Easement Proposed Freehold Forest Reserve CAVILL AVENUE Housing Lease SURFERS PARADISE Lands Lease

E M Main Road EMBRANC National Park

E Port and Harbour Boards D

I VE SURFERS PARADISE Reserve Railway

6902000 6902000 State Forest State Land

NORTHCLIFFE

BENOWA ASHMORE ROAD BUNDALLROAD BUNDALL

COOMBABAH 6901000 6901000 FLORIDA GARDENS SECTION 1

SECTION 2 SOUTHPORT

SECTION 3 SURFERS NERANG RIVER PARADISE

BROADBEACH 6900000 6900000

T E PETERS DRIVE BERMUDASTREET BROADBEACH NORTH BROADBEACH WATERS

RUDD STREET BROADBEACH

GO ² CARRARA L D NERA COAST HIGH NG BROADB E ACH 0 250 500 750 R RIO VISTABOULEVARDE OA D Metres

W 1:20,000

6899000 AY 6899000

HOOKER BOULEVARDE BROADBEACH SOUTH CLEAR ISLAND WATERS

Copyright: This document is and shall remain the property of GHD Pty Ltd. The document MERMAID WATERS MERMAID BEACH may only be used for the purpose for which it was commissioned and in accordance with the terms of engagement for the commission.

BERMUDA STREET Unauthorised use of this document in any way is prohibited. 539000 540000 541000 542000 543000 Source: Waterways, GCCC (2006) Tenure from NRW DCDB(2007) Projection: MGA56 (GDA94) Date Printed: 2-05-2008 File:G:\41\16445\GIS\MAP\Draft_CDIMP \Volume_7\Land_Use_Planning\MXD\ Fig06_Tenure_section3.mxd Size: A3 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

3.4 Future land use As discussed in section 2.2, the SEQRP identifies the Gold Coast as one of the fastest growing LGAs within the region. This growth is expected to continue, and key to managing this growth will be the facilitation of infill development and the establishment of an integrated transport system (of which GCRT will be a vital part) to support a more compact urban form. The SEQRP requires Local Governments to create a Local Growth Management Strategy (LGMS) to set out strategies as to how each Local Government will accommodate expected population growth. The GCCC released a draft LGMS in January 2007. Please refer to Section 2.3 for more detail on the GCCC draft LGMS. Future land use for the Sections 1•3 of GCRT is discussed below with regard to the provisions within the existing Gold Coast Planning Scheme and also the GCCC draft LGMS.

3.4.1 Section 1

Option H1 and H2 There is opportunity for further development and increased density along the western edge of the heavy rail corridor within and south of the Helensvale Town Centre. The draft Gold Coast City Local Growth Management Strategy (LGMS) has identified that the Helensvale Town Centre has further development potential as a transit oriented community. The draft LGMS stipulates that Neighbourhood Planning is to be undertaken regarding the Helensvale area, identifying development opportunities for mixed•use developments with medium•high residential densities and that there is infrastructure available to accommodate increased growth. It is planned that Helensvale will accommodate 2,182 more dwellings with peak growth expected to occur before 2026. There are a number of development applications regarding residential and commercial development currently with GCCC for determination.

Option H1 The draft LGMS identifies Biggera Waters/ Labrador area (in relationship to Harbour Town) as a major infill and redevelopment area. Due to existing low•density development along Olsen Avenue and environmental constraints of Brisbane Road, it is anticipated that an intensification of uses will occur at the corner of Brisbane Road and Olsen Avenue in the Fringe Business Area of the Harbour Town District Centre17. There are current development applications, lodged at Council, affecting these areas. Peak growth is expected between 2006•2026 and an additional 2,285 dwellings will be developed in this precinct. While this future development has not been identified as transit oriented development, with additional infill dwellings likely to be dispersed throughout the locality, it is anticipated that these additional dwellings and increased population will support the Harbour Town District Centre and strengthen patronage to the GCRT system.

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As Harbour Town is currently only serviced by bus and private vehicles, the GCRT system will provide interchange service, providing the benefit of additional public transport services to the District Centre as well as increasing the range of modes and travel options for passengers.

Option H2 The residential area of Parkwood to the north of the Smith Street Motorway are currently developed as low density residential detached dwellings with limited redevelopment potential in the short term. This will not assist to increase patronage levels to support the GCRT system.

3.4.2 Section 2 • University Hospital station up to and including Sundale Bridge

Griffith University to Queen Street The Gold Coast Hospital and Knowledge Precinct includes the Griffith University Gold Coast Campus, the proposed site for the new Gold Coast Hospital and other land area (including parts of the existing Gold Coast Parklands and Southport Lawn cemetery) identified as potentially suitable for redevelopment18. Various planning strategies recognise this area as a key node, including;

» The Gold Coast Activity Centre Strategy, which identifies Griffith University as a special employment cluster; and

» The draft LGMS – Economic Activity Centre (knowledge), which identifies that mixed•use development at a range of densities should be facilitated in support of the science, education, health and innovation industries to be developed in this location as coordinated by a State Government process, in partnership with all tiers of government, the education sector and private sector operators. The draft LGMS identifies the Gold Coast Hospital and Knowledge Precinctas having the potential for further development as a transit oriented community, based on its accessibility to the future GCRT corridor and local bus services18. This precinct is expected to create employment opportunities in knowledge•based industries.

Nerang Street to Southport Southport is recognised as a Principal Activity Centre under the SEQRP and draft LGMS, and as a key Regional/Metropolitan Centre in the existing Gold Coast Planning Scheme. The draft LGMS identifies that a total of 19,549 dwellings are planned to be located at Southport by 2026. It is intended that development will be focused on the provision of high•density redevelopment and increased densities adjacent to the GCRT corridor. Southport has an employment target of 33,850 jobs. It is intended that Southport becomes the Gold Coast’s pre•eminent principal activity centre and develop further as a primary commercial and administrative centre, having a concentration of highly specialised and skilled employment. There are a number of active development applications in this precinct, particularly regarding the expansion of the existing hospital. In light of the proposed new Gold Coast Hospital site, it is considered

18 Further to work undertaken in preparing this CDIMP, there has been significant additional activity to finalise the concept design for the rapid transit alignment along the Parklands Knowledge Precinct and a rapid transit station to serve the main entrance of the new Gold Coast University Hospital. Reference should be made to the Parklands Knowledge Precinct Report that supplements the CDIMP and provides updated information on the proposed concept design and assessment of impacts. Vol 7 Tech • 60 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

that the existing medical precinct will remain an important medical node in Southport for the provision of medical and specialist services. The retail precinct of the Southport area, as identified in the Southport Local Area Plan (LAP) of Gold Coast’s existing planning scheme, is intended for the further intensification of retail and commercial activities in this location. The precinct is also anticipated to emerge as a vibrant residential area and will likely accommodate new and infill residential growth, as the draft LGMS prescribes. Currently there are development applications for a nightclub, multi•unit building (24 storeys), shops and commercial premises and commercial services located within the precinct.

3.4.3 Section 3 • Sundale Bridge to Broadbeach South station

Gold Coast Bridge to Cypress Avenue As the proposed alignment travels south, land use designations under the Gold Coast Planning Scheme generally consist of ‘Residential Choice’ (mixed dwelling types including detached, attached and apartments) and ‘Detached Dwelling’ domains. This relates to land in the Paradise Waters canal estate, which comprises low density residential areas mainly containing low rise, detached dwellings. Parks are contained within the ‘Public Open Space’ domain and are intended to remain in public ownership and maintained as open space. As the proposed alignment crosses Jarriparilla Cove to travel down Ferny Avenue it passes into the Surfers Paradise Local Area Plan (LAP) under the GCCC Planning Scheme. Under this LAP, Ferny Avenue is within the ‘High Rise Accommodation Precinct’. The intent of this precinct is to encourage further high rise accommodation in appropriate locations, for both permanent residents and tourists.

Cypress Avenue Cypress Avenue is contained within the Surfers Paradise LAP under the GCCC Planning Scheme. The northern side of Cypress Avenue is within the ‘High Rise Accommodation Precinct’ and the southern side is within the ‘Entertainment Precinct’. The intent of the ‘Entertainment Precinct’ is for continued development as a vibrant, lively tourist centre and includes a range of retail, entertainment and tourist related uses.

Surfers Paradise Boulevard Surfers Paradise Boulevard is also within the Surface Paradise LAP ‘Entertainment Precinct’. Surfers Paradise is the major entertainment and tourist centre on the Gold Coast and a Major Activity Centre under the SEQRP. According to the draft LGMS, Surfers Paradise is to provide 6,838 jobs by 2026 and will accommodate a total of 4,540 dwellings. Surfers Paradise has been identified as having the potential to further develop as a transit oriented community with mixed use development to be proposed around the GCRT corridor and its stations. The future intent for Surfers Paradise is that it provides further high• density development for the tourism and local market. While Surfers Paradise is already heavily developed, the GCRT route connects with the major activity nodes. This is expected to increase the attractiveness of the area for redevelopment and may encourage further intensification of land uses. Surfers Paradise will undergo a master planning process in the short term and at that time; redevelopment opportunities can be further investigated.

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Remembrance Drive to Australia Avenue This sub•section of the alignment is also within the GCCC Planning Scheme’s Surfers Paradise LAP. Under the LAP it is intended that land in this area, as a ‘High Rise Accommodation Precinct’, is further developed as high rise accommodation for both permanent residents and tourists. As the proposed alignment travels further south toward Australia Avenue, land is generally designated as either ‘Tourist and Residential’ (a combination of tourist accommodation and permanent residential dwellings) or ‘Residential Choice’ (mixed dwelling types including detached, attached and apartments). Land to the west of the Nerang River is generally within the ‘Detached Dwelling’ domain, intended for low density residential areas mainly consisting of low rise, detached dwellings. Land within Cascade Gardens and other parkland mentioned above is intended to remain in public ownership and be maintained as open space.

Broadbeach and Hooker Boulevard As the alignment travels south through Broadbeach to Hooker Boulevard the alignment traverses the GCCC Broadbeach LAP area. Generally it is intended that Broadbeach be developed at higher densities (as appropriate), catering for both the local and tourist population. Broadbeach is also a Major Regional Activity Centre as identified in the SEQRP. Broadbeach acts as a specialist entertainment and retail centre. It is anticipated that Broadbeach will continue to function as a high order regional shopping destination for the Gold Coast. The draft LGMS estimates that Broadbeach with provide a total of 11,282 jobs and a total of 6,303 dwellings by 2026. It is intended that Broadbeach further develops as a transit oriented community with mixed use development adjacent to and supported by the GCRT corridor and its stations. Broadbeach will undergo a master planning process in the short• term future, as required by the draft LGMS.

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4. Potential land use benefits and impacts

4.1 Overview The GCRT will provide a high quality public transport service to the Gold Coast, linking key centres including Southport, Surfers Paradise and Broadbeach. It will also provide access to and Griffith University at Southport, as well as improving accessibility to the many other services and localities along the route. Although design of the GCRT has made every effort to minimise land acquisitions required for the project, it is acknowledged that some land will need to be acquired in order to accommodate the alignment. The State may acquire freehold land either voluntarily (i.e. by mutual agreement between the State and the land owner) or by exercising the compulsory acquisition powers under section 15 of the Acquisition of Land Act 1967.

Property access may also be disturbed due to street closures, feeder street closures or if road widening is required. Pedestrian and cycle linkages may also be disrupted during the construction phase, although are likely to be enhanced over the long term once the GCRT is operational. Traffic impacts can be expected, such as road closures, construction traffic and necessary rerouting. Construction of the GCRT will also impact residential, commercial, open space and other sensitive land uses in regard to factors including noise and vibration, dust, lighting and visual amenity. A number of sensitive land uses, including schools, hospitals and recreation areas will be impacted, particularly during the construction phase. Annual and ad hoc events may also be impacted by the alignment for the GCRT. In particular, impact to the Gold Coast Indy motor festival, held annual, will require assessment. These potential impacts from the GCRT are discussed in detail within the various sections of the CDIMP.

4.2 Potential land use benefits and impacts of the GCRT Each of the GCRT sections, and where relevant each option within the section, is considered below with regard to the potential land use benefits and impacts the GCRT may have.

4.2.1 Section 1

Option H1

Connected communities The stations planned to service residential areas along this route include the Marble Arch and Allied Drive Stations. While these stations allow the GCRT to be accessible to residential areas, the anticipated patronage for these stations will be low. Safety at night for these stations may be an issue due to the absence of nighttime activity surrounding the stations. The station proposed at Captain Cook Drive, which will provide accessibility to industrial development, will have a similar issue. While the station may experience daytime activity as passengers access places of employment, it is expects that safety after dark may be an issue due to the lack of nighttime activity associated with the land uses surrounding the station.

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Integration of land use and transport The GCRT will integrate with the heavy rail network and the Helensvale Sub•Regional Activity Centre (Helensvale Town Centre). The route will also relate to industrial, residential areas and the Harbour Town District Centre allowing the GCRT to access origins of travel and a range of destinations.

Sustainable settlement patterns The GCRT on this route will connect Helensvale Town Centre with Harbour Town and will support further infill and redevelopment intended at these key nodes. The residential development along Olsen Avenue provides limited opportunities for further infill development as it has an existing low density, however, there is opportunity for the intensification of uses at the corner of Brisbane Road and Olsen Avenue in the Fringe Business Area. There are current development applications, lodged at Council, affecting these areas. The western end of Brisbane Street has environmental constraints that will prevent further urban development, such as increases in residential densities, to support this portion of the Option H1 proposed alignment.

Potential to effectively integrate with other modes of transport The Helensvale station will integrate with the heavy rail station at the town centre, allowing for interchange between the modes of public transport. An interchange facility will be at the Harbour Town Shopping Centre and this interchange will be important for passengers to access other local routes.

Integration with other major infrastructure A potential site at Helensvale, south of the Helensvale train station and town centre, within an industrial area, may provide a depot location for the GCRT. The impact to sensitive uses will be minimal, however, noise issues should be taken into account if the facility is operating at sensitive hours (potential to be provide a 24 hour service). Locating the depot near the Helensvale Town Centre will enable the vehicles (i.e. buses) to commence at the start of the GCRT system immediately from the depot.

Route alignment and station locations There is the opportunity for a central median alignment along Brisbane Road. Brisbane Road flooding issues would result in an elevated structure with low level of integration with existing environment. Driveways along Olsen Avenue constrain the alignment of the GCRT to the centre of road.

Option H2

Connected communities The stations planned to service residential areas along this route include the Parkwood and Parkwood South/Smith Street West stations. While these stations allow the GCRT to be accessible to residential areas, the anticipated patronage for these stations will be low and safety at night for these stations may be an issue due to the absence of night•time activity surrounding the stations.

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A park and ride facility may be provided at Parkwood which is anticipated to have high patronage due to its relationship to the residential areas to the east and west of the Gold Coast Highway, such as Pacific Pines and Gaven. The station proposed at Precision Drive, which will provide accessibility to industrial development, will have a similar issue. While the station may experience daytime activity as passengers access places of employment, it is expected that safety after dark may be an issue due to the lack of night•time activity associated with the area surrounding the station.

Sustainable settlement patterns The residential areas to the north of Smith Street are already developed with low density residential detached dwellings, with limited redevelopment potential in the short term. This will not assist to increase patronage levels to support the GCRT. There is opportunity for further development and densification of uses, along the western edge of the heavy rail corridor within and south of the Helensvale Town Centre. The domains for these areas within the Gold Coast Planning Scheme include Emerging Communities, Industry 2 and the Helensvale Local Area Plan.

Integration with other major infrastructure The Park and Ride proposed at Parkwood will serve development to the west, being low density in nature, in the Gold Coast hinterland. It has been identified that Helensvale has existing capacity for park and ride services; however, Parkwood also is an acceptable location. The Parkwood Park and Ride station has an isolated location and this may present some safety issues. Detailed design for the Parkwood Station must give consideration to vehicular access to the facility from the eastern Parkwood residential area. Access via Nappier Road and Smith Street will need to be investigated.

Route alignment and Station location Possible retaining walls and noise barriers to the alignment edge may be required at Parkwood. Potential environmental and flooding issues would result in an elevated structure between Helensvale and Parkwood leading to a low level of integration with existing environment.

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Section 2

Connected communities There is the opportunity for the GCRT to integrate with the community uses along Queen Street. The connection of this area with the centre of Southport is desirable, creating a network of community and urban facilities, as well as improving accessibility to the foreshore and the Broadwater. Mixed•use and residential developments in the Gold Coast Hospital and Knowledge Precinctwill have a high level of accessibility to goods and services and community facilities within the Southport CBD in accordance with TOD principles19. The GCRT may act as a catalyst for redevelopment within the Southport CBD for residential accommodation, facilitating residential development that is well integrated with other land uses, and close to the provision of important services. The GCRT may act as a catalyst for redevelopment within the Southport CBD for residential accommodation, facilitating residential development that is well integrated with other land uses, and close to the provision of important services.

Integration of land use and transport The proposed station at Gold Coast Hospital will provide good accessibility to a range of land uses, being medical, retail and commercial and provides future potential for increased residential densities and mixed use developments in this location. This will be encouraged by the GCRT and in the proposed master planning process. The range of activities in this precinct will assist to promote passive surveillance and safety at the stations. Future consolidation of land uses will enable higher densities to occur in Southport, in turn supporting the GCRT.

Sustainable settlement patterns There is the opportunity for the consolidation of land uses within and proximity to the Southport CBD, particularly the provision of high•density residential development on redeveloped sites.

Potential to effectively integrate with other modes of transport The Southport station, at Nerang Street, is a regional interchange, which will interconnect with other modes of transportation. These stations should assist to facilitate increased pedestrian movements and connectivity with surrounding land uses in these locations.

Integration with other major infrastructure The GCRT will be effectively integrated with the proposed Gold Coast Hospital and Griffith University. The GCRT will be a catalyst for surrounding land use regeneration within the Gold Coast Hospital and Knowledge Precinct19. It is essential that the GCRT be designed to maximise access in order to activate

19 Further to work undertaken in preparing this CDIMP, there has been significant additional activity to finalise the concept design for the rapid transit alignment along the Parklands Knowledge Precinct and a rapid transit station to serve the main entrance of the new Gold Coast University Hospital. Reference should be made to the Parklands Knowledge Precinct Report that supplements the CDIMP and provides updated information on the proposed concept design and assessment of impacts. Vol 7 Tech • 66 41/16445/04/352689 Gold Coast Rapid Transit Project Volume 7 Technical Report: Land Use and Planning

passenger movements. The detailed design of the GCRT in this precinct must be coordinated with the master planning process for the Gold Coast Hospital and Knowledge Precinct19. The proposed depot infrastructure, adjacent to Loders Creek, will be difficult to integrate with open space and creek corridor. The depot may impact on residential areas to the north and east to the location proposed, while it is noted that there is an existing Council depot in the area. The new depot would be located directly adjoining the existing Council depot and will be closer to the existing residential area to the west of the site, however, there will be a buffer of around 150 metres between the depot site and this residential area. Potential impacts such as noise, lighting, air quality can be managed through the appropriate design, construction and operation of the facility (in accordance with construction and operational environmental management plans).

Section 3

Connected communities The GCRT corridor will be highly accessible to the medium and low•density residential areas at Main Beach, and the high•rise accommodation precincts in Surfers Paradise.

Integration of land use and transport The Surfers Paradise area will be subject to extended operating hours and large volumes of activity. Continuing growth in the entertainment and residential sectors in the core of Surfers Paradise is expected. Therefore the GCRT stations in this area will be well utilised and be supported during the night and day. The Cypress Avenue station will provide both public and private urban outcomes, playing will play an important role within this urban centre. The Cypress Avenue station’s integration with ‘Surfers Central’ will increase accessibility within Surfers Paradise and support existing and future uses. The Surfers Paradise GCRT station, located in the vicinity of the intersection of Cavill Avenue and Surfers Paradise Boulevard, will connect major activity nodes within the locality and is expected to increase the attractiveness of the area for redevelopment and may encourage further intensification of land uses. Broadbeach North station will be located adjacent to the central mixed•use precinct and the Gold Coast Convention and Exhibition Centre. The Broadbeach South • South Regional Interchange Facility (Multi Modal) (adjacent to Hooker Boulevard) will have a direct relationship with Pacific Fair and the Highway Tourism precinct in the Broadbeach LAP. Development applications are currently at Council in this location for mixed uses. The location of this station will assist to further facilitate residential and retail growth, strengthening Broadbeach’s role as an important tourist and entertainment centre within the city.

Sustainable settlement patterns The Cavill Avenue and Surfers Paradise stations will directly service the core of the entertainment and tourist precinct, as designated in the Surfers Paradise LAP. The station will be subject to high peak passenger flows and will support the retail, entertainment and tourism uses in the locality. There are many development applications, in close proximity to the station, for residential and entertainment uses currently at Council for decision. Surfers Paradise is a popular entertainment and tourism destination on a domestic and international level and it is expected that this growth will continue. The GCRT corridor will stimulate urban regenerating along this corridor, from Surfers Paradise to Cascade Gardens encouraging land use change and increased densities.

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The existing development from Main Beach to Macintosh Island may be a barrier to future land use changes and may inhibit the increase of densities.

Potential to effectively integrate with other modes of transport The GCRT system should integrate with the existing local bus interchange located at Beach Road. The GCRT system will be accessible to the proposed ferry service. The ferry service is anticipated to stop at a pontoon at Appel Park, at the end of Cavill Avenue, being walking distance (approximately 400 metres) from the GCRT Cavill Avenue station.

Integration with other major infrastructure Accessing and the performance of the GCRT during the Gold Coast Indy carnival will need further investigation. Infrastructure is to be designed so that it is sensitively integrated with the Surfers Paradise streetscape, due to the high level of development and activity occurring in this locality, particularly with regard to overhead infrastructure required for LRT.

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5. Mitigation strategies

As stated in the Section 4, there are many potential impacts that could result during both the construction and operation phases of the GCRT. Impacts can be direct property impacts, and other potential impacts on adjacent users. Directly affected properties i.e. those requiring acquisition, will be compensated. Other impacts require effective mitigation strategies to be implemented to ensure that these impacts are managed and minimised. Section 6.3 of the Volume 2 Chapter 10 titled ‘Social Environment’ outlines property numbers which require relocation or compensation, as well as those partially affected. Mitigation strategies are detailed in Volume 3 Part 2 Construction Phase Impact Management Plan and Part 3 Operations Phase Impact Management Plan.

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6. Conclusion

The need for a high quality public transport spine serving the coastal strip of the Gold Coast has been identified in strategic planning documents at State, Regional and Local levels. The need for GCRT has therefore never been in doubt. It will support centres within the corridor including those nominated as Regional Activity Centres in the SEQRP, including Southport as a Principal Activity Centre and Surfers Paradise and Broadbeach as Major Activity Centres. It will also connect the Gold Coast Hospital and Knowledge Precinct (draft LGMS) in Southport, as well as numerous other smaller centres. Short•term impacts, specifically during the construction phase, may affect surrounding land uses. Impacts including noise, air quality, access and local traffic changes can be expected. These impacts are addressed within the relevant sections of the CDIMP, and appropriate mitigation strategies are presented. Long term benefits of the GCRT on surrounding land uses will include increased accessibility, improved pedestrian and cycle networks (particularly at GCRT stations), as well as supporting infill and higher density development in key centres. Therefore the GCRT will be key to meeting the strategic objectives of the SEQRP, the Gold Coast Planning Scheme and the GCCC draft LGMS. The provision of a high quality public transport network, with good headways and fast travel times, may also generate a modal shift away from private modes of transport, such as the car, toward more sustainable transport options, such as GCRT.

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A G Boddington A O’Brien A O’Brien P Webb

B G.Boddington A O’Brien A O’Brien 6/12/2007 P Webb J Ahern

0 L Bagnall M. Mulholland M. Mulholland 19/06/2008

1 L Bagnall C. O’Brien M. Mulholland 25/08/2008

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