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Airlie Beach Structure Plan

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Airlie Beach Structure Plan WHITSUNDAY REGIONAL COUNCIL AIRLIE BEACH LP | AUG 2014 AIRLIE BEACH STRUCTURE PLAN Not Council Policy Not Council Policy CONTENTS 1 INTRODUCTION 1 1.1 PURPOSE OF THE STRUCTURE PLAN 1 1.2 THE AIRLIE BEACH LOCAL PLANNING AREA 3 1.3 PLANNING FRAMEWORK 3 1.4 QUEENSLAND PLANNING PROVISIONS 4 2 BASELINE ANALYSIS 5 2.1 BACKGROUND DOCUMENTATION SYNOPSIS 5 2.2 LOCALITIES’ CATALOGUE AND OBSERVATIONS 10 3 KEY STRATEGIC DIRECTIONS 23 3.1 PURPOSE 23 3.2 EXISTING STRATEGIC INFLUENCES 23 3.3 LOCAL PLANNING AREA STRATEGIC CONTEXT 24 3.4 STRUCTURE PLAN PRECINCTS 24 3.5 KEY DESIRED OUTCOMES WORKSHOP 31 3.6 KEY STRATEGIC DIRECTIONS 35 4 AIRLIE BEACH MARKET ANALYSIS 36 4.1 RELEVANCE OF ECONOMIC MARKETS TO LOCAL PLANNING 36 4.2 MACRO - ECONOMIC DRIVERS 40 4.3 DEMOGRAPHIC ANALYSIS 41 4.4 TOURISM MARKET OVERVIEW 45 4.5 MARINA MARKET OVERVIEW 50 4.6 RESIDENTIAL PROPERTY MARKET OVERVIEW 50 4.7 RETAIL MARKET OVERVIEW 55 4.8 SHORT-TERM ACCOMMODATION 62 5 CONCEPT STRUCTURE PLANS 67 6 FEASIBILITY ANALYSIS 74 6.1 OVERVIEW 74 6.2 DEVELOPMENT FEASIBILITY AND VIABILITY 76 6.3 DEVELOPMENT FEASIBILITY SCENARIOS 77 6.4 GENERAL FEASIBILITY ASSUMPTIONS 79 6.5 RESIDENTIAL PRODUCT MIX, SIZING AND PRICING ASSUMPTIONS 79 6.6 RETAIL ASSUMPTIONS 83 6.7 CAR PARKING ASSUMPTIONS 84 6.8 CONSTRUCTION AND DEVELOPMENT COSTS 85 Not Council7 FEASIBILITY RESULTS Policy 86 7.1 FEASIBILITY OUTPUTS – CORE TEST A 87 7.2 FEASIBILITY OUTPUTS – SENSITIVITY TEST B 88 7.3 OBSERVATIONS 90 7.4 RECOMMENDATIONS 91 8 FINAL STRUCTURE PLAN 93 1 PLACE DESIGN GROUP 1 INTRODUCTION AIRLIE BEACH MAIN STREET PORT OF AIRLIE FIGURE 1 AIRLIE BEACH LOCAL PLANNING AREA AND LOCALITIES 1.1 PURPOSE OF THE STRUCTURE PLAN This Structure Plan is written for ̏ construction underway for the new Cruise Whitsundays Terminal at Port of Airlie Whitsunday Regional Council in ̏ proposed extension of the Whitsunday Coast Airport preparation of a Local Plan for runway to accommodate international flights and Airlie Beach, and as part of Council’s greater domestic service preparation of a new planning scheme ̏ major development proposals and interest Not Councilfor greenfield sitesPolicy and the redevelopment of for the Whitsunday region. brownfield properties along the Main Street and general locality A Local Plan for Airlie Beach has been determined as ̏ outdated development control requirements in the necessary in response to a number of potential, and current Whitsunday Shire Council Planning Scheme significant, development influences, with key drivers 2006 including: ̏ completion of the Airlie Beach Main Street upgrade ̏ a need to formalise key public infrastructure in late 2013 requirements required as part of future development of the precinct. ̏ completion of construction of new full size Woolworths on Waterson Way BROADWATER AVENUE AND ABELL POINT MARINA AIRLIE HILL WHITSUNDAY REGIONAL COUNCIL / AIRLIE BEACH STRUCTURE PLAN / AUG 2014 2 IMAGES: PLACE Design Group As the key activity centre for the Whitsunday coast, This Structure Plan is the culmination of a number Airlie Beach provides a unique tourism driver in the of processes, undertaken to ensure that planning region; its future development and growth must be well frameworks are developed in a comprehensive, planned to sustain and strengthen its economy, while integrated and effective way. retaining valuable community and natural assets. In order to provide robust strategies towards these This Structure Plan establishes the vision and objectives, this Structure Plan details the conclusions development intents for Airlie Beach. It provides the of the following stages of investigation and analysis: rationalisation of key strategic elements and describes 1 Baseline Analysis - a preliminary review of site their effectiveness in achieving the vision and intents analysis, background documentation, and historical for the area. Development intents and outcomes strategies that creates a baseline understanding of the Structure Plan have been tested for their of issues, opportunities and constraints in the local viability of such development in current and projected planning area. market conditions: in this way the Structure Planning framework is a tested basis on which to build a realistic 2 Market Analysis - a summary of research into local and informed statutory Local Plan. demographics, market data, and pricing of product to understand commercial indicators and their likely The concluding proposition of the Structure Plan influences on land use and development. establishes a development framework that informs the subsequent local planning components, in accordance 3 Feasibility Analysis - a test of development with the Sustainable Planning Act 2009 (SPA) and the scenarios using inputs from the market data for Statutory Guideline for Making and Amending Local indicators of the performance of planning scheme Planning Instruments 2012 (MALPI). intents and control. Specifically the outputs of this Structure Plan provide 4 Concept Structure Plans - the conceptual spatial the following Local Plan components: representation of strategic considerations drawn from the analyses. ̏ Its purpose and overall outcomes 5 Final Structure Plan - the final planning framework ̏ The purposeNot and overall outcomes Council of its precincts Policy that consolidates process outcomes. ̏ Strategically considered mapping elements ̏ Assessment criteria identified as relevant to the Airlie Beach intended outcomes 3 PLACE DESIGN GROUP 1.2 THE AIRLIE BEACH LOCAL 1.3 PLANNING FRAMEWORK PLANNING AREA This Structure Plan provides an interim process to the creation of a considered, relevant and tested Local Airlie Beach is part of the Whitsunday Regional Council Plan, for development intents that reflect deliverable Local Government Area (LGA), incorporating also the outcomes. towns of Proserpine, Bowen and Collinsville. It is home to approximately 900 permanent residents and is a While not in itself a statutory document, this document gateway to the Great Barrier Reef and the Whitsunday prepares the strategic thinking and testing of islands, drawing significant tourism to the region. outcomes, to rationalise application in a statutory planning instrument, directly informing the subsequent It is an area of riches – rich in tourism, rich in natural Local Plan. aspects, and rich in community. The planning framework for these current processes is Its unique, core tourism economy is acknowledged illustrated in Figure 2. as a cornerstone of future growth, with development opportunities being enabled through this framework to It is expected that the Draft Planning Scheme and the also deliver contribution to these values. Draft Airlie Beach Local Plan will be finalised by the end of 2014. AIRLIE BEACH STRUCTURE PLAN DRAFT AIRLIE PLAN MAKING SUSTAINABLE DRAFT WHITSUNDAY BEACH LOCAL PLAN PROCESS PER PLANNING ACT 2009 PLANNING SCHEME 2014 MALPI* COMMUNITY CONSULTATION FIGURE 2 PLANNING FRAMEWORK AND PROCESS FOR MAKING A LOCAL PLAN * MALPI is the State guideline for Making and Amending Local Planning Instruments. this includesNot issue of the Draft Whitsunday Council Planning Scheme for State Interest Review, Policy followed by Public Consultation, prior to the scheme being adopted and commenced. WHITSUNDAY REGIONAL COUNCIL / AIRLIE BEACH STRUCTURE PLAN / AUG 2014 4 IMAGES: PLACE Design Group 1.4 QUEENSLAND PLANNING PROVISIONS While this Structure Plan document is intended to be This approach will assist in coordinating and extrinsic to the Local Plan, it acknowledges future interpreting the Structure Plan for adoption into standard requirements for statutory planning schemes, other statutory mechanisms across all levels of the adopting where relevant terminology in accordance New Whitsunday Regional Planning Scheme, including with the Queensland Planning Provisions (QPP) (as per the subject Airlie Beach Local Plan, and the Strategic the version current at the time of writing). Framework. Specifically the strategic analysis of the Airlie Beach local planning area and the derivation of Desired Outcomes and Key Strategic Directions will be examined through the Strategic Framework themes identified in the QPP. These include: 1. Housing and liveable communities 2. Economic growth 3. Environment and heritage 4. Hazards and safety 5. Transport and infrastructure Not Council Policy 5 PLACE DESIGN GROUP 2 BASELINE ANALYSIS 2.1 BACKGROUND The baseline review is undertaken for the following documents and information: DOCUMENTATION ̏ Airlie Beach local area plan key issues paper, SYNOPSIS prepared by Whitsunday Regional Council, May 2014 ̏ Whitsunday region economic analysis: Economic and This synopsis is made as a pre-cursor population study, prepared by Norling Consulting, November 2013 to consolidating strategic interests ̏ The Whitsundays tourism opportunity plan 2012- and determining key directions for the 2016, Tourism Queensland drafting of the Airlie Beach Local Plan. ̏ Whitsunday Shire Planning Scheme 2009 ̏ Whitsunday 2020 corporate plan, Whitsunday It acknowledges previous and existing Regional Council works relevant to the study area, that ̏ Community plan 2011-2021, Whitsunday Regional Council have been undertaken in recent years, and that will underpin these current In addition to the above documents, a number of historical documents have been provided and reviewed planning processes. as context to previous planning and growth strategies for the area. These have included: ̏ Airlie Beach and Hillsides Development Control Plan 1998 ̏ Open space and recreation study for the Shire of Not CouncilWhitsunday
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