739 city planning committee meeting 19 …...2017/07/19 · featured in movies including lost in...

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FIGURE 19: Combined Opportunities Heat Map - Emerging North

EMERGING NORTH

The inland centres of Helensvale, Coomera, Upper Coomera and Oxenford have all emerged as key opportunity areas although not as strong as the southern and coastal centres. Interestingly here is the contained nature of development of this part of the Gold Coast.

Legend

Most Opportunity

Least Opportunity

SCALE 1:750,0000 3,000 15,000 30,000

poly-centric development around Coomera

opportunity around Oxenford centre

darkest area of opportunity around Helensvale centre

and station

1 KEY PLAN

739th Council Meeting 25 July 2017 City Planning Committee Meeting 19 July 2017

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FIGURE 20: Combined Opportunities Heat Map - CBD and High Rise Strip

THE CBD AND HIGH RISE STRIP

While the established high rise strip and Southport CBD are both already realising

their potential, it is the transition areas including the southern end of The Spit

and the northern Broadwater waterfront that show the most potential.

Legend

Most Opportunity

Least Opportunity

Biggera Waters centre presents a focus for development and height to

the north of the CBD

The amenity of the Broadwater presents a significant opportunity for

linear extension of taller building forms

Both the CBD of Southport and the concentration of activity around

the new hospital and the university confirm the current directions of the

City Plan

extensive amenity that surrounds the Spit presents a significant opportunity

however needs to be considered in the context of the findings of the

landscape character of this area

industrial areas around Ashmore are also adjacent to significant

pockets of green space presenting future opportunity areas for urban

neighbourhoods

industrial strip development along Bundall Road presents a future

opportunity combining both a key north-south transport corridor with the amenity

of the adjacent Bundall racecourse.

Potential of Surfers Paradise captured in City Plan provisions

key ‘islands’ adjacent to Surfers Paradise have potential as urban neighbourhoods

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SCALE 1:750,0000 3,000 15,000 30,000

KEY PLAN


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FIGURE 21: Combined Opportunities Heat Map - Nerang

Legend

Most Opportunity

Least Opportunity

Nerang centre along with the areas of development along the Nerang River combine the opportunities associated with both amenity and proximity to services ad facilities.

opportunities exist around the Nerang Train Station including future opportunities for the industrial areas

Metricon Stadium in combination with the Carrara Sports Complex and indoor stadium present another node of opportunity and can benefit from the amenity of the river.

SCALE 1:750,0000 3,000 15,000 30,000

KEY PLAN

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NERANG

An emerging series of east-west corridors along key transport routes have emerged as opportunity areas. This is one of the key areas for investigation as currently there is not significant height opportunity in these areas.


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FIGURE 22: Combined Opportunities Heat Map - Broadbeach to Bermuda Road

opportunity along the coastal strip between the beach and Gold Coast Highway

opportunity within Broadbeach includes the casino, convention

centre and Pacific Fair Shopping Centre much of which has been

captured through the provision in the City Plan.

Intersection of Bermuda Street and Hooker

Boulevard presents a significant opportunity

The amenity of the Green Heart core parkland areas

presents a significant opportunity for localised height to take advantage

of amenity in this area

SCALE 1:750,0000 3,000 15,000 30,000

KEY PLAN

BROADBEACH TO BERMUDA ROAD

The area along Nerang-Broadbeach Road increases in opportunity from west to east. Interestingly in this area

are the opportunities around key open spaces areas and intersections with major north-south routes.

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FIGURE 23: Combined Opportunities Heat Map - Burleigh Heads to Robina

BURLEIGH HEADS TO ROBINA

Not surprisingly the relatively new urban centres of Robina and Varsity Lakes are depicted as opportunity areas

along. Additionally, the transport corridor along Reedy Creek Road from Burleigh Heads to Varsity Lakes Station

identifies significant opportunity. Finally, the immediate area of development around the parkland spaces within

the Green Heart presents the most interesting new opportunity in this part of the city.

Legend

Most Opportunity

Least Opportunity

opportunity at Varsity Lakes in and around university and golf course

opportunity to create contained urban neighbourhood at Palm Beach between M1 and Gold Coast Highway

opportunity for height to take advantage of Green

Heart amenity

opportunity within Mudgeeraba local centre

as part of extended green heart network

KEY PLAN

SCALE 1:750,0000 3,000 15,000 30,000

opportunity along Reedy Creek Road from Burleigh heads to

Varsity Lakes Station


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FIGURE 24: Combined Opportunities Heat Map - Southern Coastal Strip

Legend

Most Opportunity

Least Opportunity

SOUTHERN COAST STRIP

The historic coastal centres of the southern strip from Burleigh Heads to Palm Beach, Currumbin, Tugun and Coolangatta have emerged, as somewhat expected, as an area of significant opportunity. At this location the amenity of the beach and the transport corridors align to provide the dual benefit of great access and nearby amenity to create significant opportunity.

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opportunity for contained urban neighbourhood in and around Coolangatta

opportunity for height along beachfront at Bilinga and southern end of the airport

opportunity for contained urban neighbourhood in and around Tugun local centre

opportunity to create contained urban neighbourhood at Palm Beach between M1 and Gold Coast Highway

local opportunity around ‘The Pines’ shopping centre

Burleigh Heads local centre and northern strip

KEY PLAN

SCALE 1:750,0000 3,000 15,000 30,000


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CITY OF GOLD COAST53

1.0 City Image & Identity 541.1 Towards a physical vision for the city 55

1.2 Global Postcards 56

1.3 Special Places of the Gold Coast 70

2.0 Trends in Tall Building Architecture 631.4 Overview 63

2.1 Overall City Shape 64

2.2 Building Forms 65

2.3 Building Function 66

2.4 10 Natural Features of the Gold Coast 69

3.0 Towards an Intentional City Shape 713.1 Emerging Building Height Directions 72

02 CITY IMAGE + IDENTITY


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The City of Gold Coast has aspirations to be a world-class city as stated in its corporate vision. In order to compete on the world stage, cities once needed to be the largest and at the centre of the world’s great empires. Today, size is not so important. While business activity and political engagement remain important, other factors such as city image, human capital, information exchange, innovation and cultural experience are key strengths to attract world-class talent and retain them through a lifestyle offer. In the context of this study, it is the city image that is the most relevant. This section of the document explores the importance a compelling city image has on positioning itself on the world stage and identifies those physical components which make the greatest contribution to city image.

1.0 City Image & Identity


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KEY DIRECTIONS » The vision for the city identifies four key aspects of

the city identity that are world-class being:

- stunning natural features;

- enviable lifestyle

- economic opportunity (centres of activity and business); and

- modern infrastructure.

» However, in today’s digital world, competition to be recognised as a world-class cities is fierce and fleeting. Often the complexity of cities are reduced to a couple of highly recognisable images or singular identity.

» So how does the Gold Coast compare to other world-class cities?

1.1 Towards a physical vision for the city

The intentional city shape for the city will need to be informed and guided by the overall vision for the city. Section 3.2.1 of the City Plan Strategic Framework describes the strategic vision for the city as:

VISION:

“The Gold Coast is a world-class city.

With the population expected to increase by 320,000 over the next 20 years, the City of Gold Coast builds upon its enviable lifestyle, exceptional economic opportunities, stunning environment and modern infrastructure to leverage this growth to become a prosperous, connected and liveable world-class city.”


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ICONIC SKYLINES

CIVIC STRUCTURES

NATURAL ASSETS

GRAND PUBLIC SPACES

LOCAL ICONS & CULTURAL EXPERIENCES

1.2 Global Postcards

Cities the world-over are becoming more and more recognisable by their unique attributes. This has been in part driven by the rise of the Internet and the ease of accessibility of information that has increasingly diminished the complexity of cities into bite sized pieces that, as often a single image, summarise a city. This idea - ‘global postcards’ - is neither positive nor negative, but sets the scene for a global marketplace in which cities are in competition with one another for capital and talent. In order to ‘win’ cities are required to succinctly define themselves and the value proposition that makes them an attractive place for people to visit, live or invest in.

The following investigation of world cities and their globally recognised ‘postcards’ identifies the key physical elements that truly make cities recognisable. Five key categories were identified that define the most common qualities of world-class cities and then looked to understand the key qualities world-class cities exhibit in relation to these categories.

SHANGHAI, CHINA » City skyline - the combined high-

rise skyline set on the waterfront with the distinctive forms of a couple of key buildings being the Oriental Pearl Radio and TV Tower and the Shanghai World Financial Centre.

» The Bund - the setting of historical buildings, public walkway and wharves along the western bank of the Huangpu River.

TOKYO, JAPAN » Shibuya scramble crossing

- including the wall-to-wall electronic advertising screens, is the busiest all directions crossing in the world and has been featured in movies including Lost in Translation


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NEW YORK CITY, USA » Statue of Liberty - its physical and

political enormity set against the Manhattan skyline on the Hudson River reaffirms NYC as a place accepting of all.

» Central Park - a place of rest and refuge at the centre of the bustling city

» Times Square - the lights, glamour, noise and activity of Times Square illustrates Broadway, NYC and the big city life.

LONDON, UK » Punctuated skyline - London’s

consistent building height datum punctuates by key landmarks such as Big Ben, the London Eye and St Paul’s Cathedral is gradually being modernised with new tower forms at key public transport nodes

» Local icons - London is also highly recognisable by a series of cultural icons including the red double decker bus, black hackney cab, red telephone box, and London Underground icon

DUBAI, UNITED ARAB EMIRATES » Skyline - rapid expansion of a

high-rise city centre in the middle of the desert.

» Reclaimed land developments - dredging on the water (Palm Island and The World)- instantly recognisable via aerial view.


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SAN FRANCISCO, USA » Golden Gate Bridge - instantly

recognisable globally as a symbol of San Francisco, its scale and red colour in comparison to the rich blue and size of the Bay assists in reinforcing expansive contrast.

» Painted Ladies - late 1800s Victorian rowhouses painted in pastel colours which commonly appear in films, TV shows and advertisements. Sit within a wider architecturally significant suburb, the Alamo Square Historic district with a focus on small-scale, varied designs to enhance the streetscape.

» Alcatraz Island - an abandoned prison located atop a prominent “rock” in the San Francisco Bay.

SYDNEY, AUSTRALIA » Sydney Opera House, Harbour

and Harbour Bridge - Iconic image of Sydney and Australia’s entry into the modern world of art, architecture and culture, their position on the expansive Harbour and reflection under the harsh Australian sun epitomises the quintessential imagery.

» Bondi Beach - represents the classic Australian beach lifestyle encompassing the sun, surf and sand. Particularly due to Bondi’s location on the doorstep of Sydney’s CBD.

SINGAPORE » The City in a Garden - the lush

green covered architecture of Singapore, as depicted by the iconic WOHA buildings, has transformed the image and experience of the city.

» Gardens by the Bay - the iconic supertree structures and architectural forms of the Gardens by the Bay is one of Singapores most iconic images and a major attraction within the city.


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RIO DE JANERIO, BRAZIL » Christ the Redeemer statue - its

UNESCO world heritage listing reaffirms the iconic symbolism associated with the image of Christ overlooking Rio.

» Rio Carnival - 2 million people celebrating the arrival of Lent - where one traditionally abstains from meat - on the street’s of Rio the annual festival through the Sambadrome parade and balls at Copacabana Palace and Beach.

PARIS, FRANCE » Eiffel Tower - towering well-above

the city scape, it is an icon for innovation and construction, inspiring many replicas and attracting tourists to Paris.

» Louvre Museum - a symbol of the French revolution, art, culture and democracy, its contemporary glass pyramid exemplifies modern knowledge and life

» Love lock bridge - although now prohibited, many in-love couples travelled to Paris to “lock” their love. Paris’ synonymous label as a ‘city of love’ transcends many of its landmarks, further generating personal importance through memory to an individual’s experience of the city.

HONG KONG » Compact city setting -

constrained to the limits of an island, Hong Kong features a dramatic, high density, compact city set amongst substantial mountains which almost literally hug the city. The experience of the city is very much tied to this urban form as evident through experiences at Happy Valley Race Track where the racing atmosphere is heightened against the very real city backdrop and the now closed Kai Tak Airport perhaps embodied this best of all, with its melodramatic, extreme, high risk landings amongst the city scape.


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KEY DIRECTIONS » For young cities it can be even more challenging to

stand out in the crowd. The relatively short urban history of development often means these cities rely on natural features to define their unique identity.

» The Gold Coast needs to clearly articulate its unique identity (what type of world-class city it wants to be) by identifying the special places of its city.

» The building height strategy needs to respond to the special places of the city in a way which protect, enhances and leverages their unique qualities.

ICONIC SKYLINES CIVIC STRUCTURES

KEY FINDINGS:

Individual tall buildings are not as important as the collective impression of the skyline as a whole. The introduction of any new structures into the skyline of a city needs to ask the question “Is this going to substantially change the skyline?”

KEY FINDINGS:

Many of the world’s most recognisable built landmarks that stand the test of time are not the tall buildings, but rather public buildings or engineering structure such as bridges. What all of these features have in common is their authenticity where the design is both specifically fit for purpose and carefully considered in response to its context. City Skyline: The Gold Coast’s

iconic ‘tall buildings spine’ is valued for its distinctive silhouette and long thin form providing a spectacular backdrop to the beach. Stretching from Southport to Broadbeach in the city’s northern coastal strip, this is experienced most spectacularly as a whole of skyline image from both the hinterland mountains and the coastal headlands with the white sand beaches in front. It is important that the qualities and distinctiveness of this city skyline is not diluted or loses its appeal through competition or over expansion.

Coolangatta Skyline: Providing the first vista of the Gold Coast, the view of the Coolangatta skyline from Sexton Hill on the M1 at Tweed Heads creates the first memorable arrival experience from across the border.

There are no globally recognised civic structures on the Gold Coast. The city does however have an opportunity to foster these types of structures including:

Gold Coast Cultural Precinct: The city has already begun the project with the running of an international competition for new visual and performing arts facilities. As a unique civic facility on a distinctive and prominent site within the city there is an opportunity for an iconic structure and design response that does not fall within the bounds of the standard planning framework.

City of Bridges: As a city permeated by waterways, the experience of these crossings has the potential to be a defining quality of moving through the city. There is an opportunity for the city to celebrate these crossings through distinctive bridges that relate to the local conditions and natural features.

The following qualities have been identified as the special places and characteristics of the Gold Coast that are world-class.

1.3 Special Places of the Gold Coast


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NATURAL ASSETSGRAND PUBLIC SPACES

LOCAL ICONS & CULTURAL EXPERIENCES

KEY FINDINGS:

Natural features are unique to a city and cannot be replicated. Young cities around the world need to embrace their natural assets as their most distinctive and iconic features.

KEY FINDINGS:

Grand public spaces stand the test of time and are those places most experiences by both locals and tourists.

KEY FINDINGS:

The local icons and cultural experiences are the reasons tourists come and locals stay.

The Gold Coast has long been renowned for its distinctive identity and iconic lifestyle. Maintaining these qualities while continuing to invest in the culture of the city.

Surfing Culture: The Gold Coast is home to Australia’s surfing culture. A relaxed beach lifestyle and world-famous surf breaks such as the ‘superbank’ at snapper rocks have put it on the world stage.

Gold Coast Light Rail: The transformative power of transit is undeniable. The recent one year mark since the opening of the G:link has seen patronage on the trams exceed forecasts by 15%. The city has embraced the G:link and has plans to expand its network over the next 15 years.

Theme Parks: The Gold Coast is home to Australia’s biggest concentration of theme parks providing endless opportunities for a full day out of the best exhilarating rides, exotic animals and endless waterslides.

Q1 Skypoint Climb and Observation Deck: Skypoint climb is Australia’s highest external building walk. Both the observation deck and climb provide 360 degree views of the Gold Coast region including the beaches, city skyline and lush green hinterland.

Golf Courses: The Gold Coast is a golfers paradise with more golf courses per head of population than anywhere on the planet.

The Gold Coast is defined by its green, gold and blue, being the hinterland, the beach and the ocean. The most spectacular of locations are where these come together and are experienced as part of the everyday life of the city.

The Spit: The spit is a relatively recent coastal landform that has stabilised with the construction of the Gold Coast Seaway and come to form a 5 km long permanent sand isthmus. It is one of the last beaches at the northern end of the Gold Coast not dominated by high-rise forms influencing its a wild, expansive character.

The Broadwater: The city unique sits not only on a beach, but on the doorstep of the Broadwater, arguably the best boating and recreational area in the country with over 270 km of navigable waterways and an average annual water temperature of 22 degrees.

The Hinterland: The mountain ranges that form the western backdrop to the city are part of the Great Dividing Range, the fourth longest range in the world. They include 100,000 ha of world heritage listed rainforests and are home to more than 1300 animal and 1700 plant species making the Gold Coast the most biologically diverse city in Australia

The Beach: The city is also bound by over 70 km of some of the world’s best beaches creating a spectacular setting for the eastern edge of the city.

The Gold Coast has already put in place the framework to deliver two key public space assets for the city that have the potential to put the gold Coast on the world-stage.

Surfers Paradise Esplanade: The foreshore at Surfers has always been an important focus for public life in the city and one of the key public spaces on the beach. The new design creates an urban spaces that reconnects the heart of Surfers Paradise to the beach with event infrastructure.

Southport Broadwater Parklands: Recent investment in the Broadwater Parklands at Southport has transformed this linear, waterfront parkland into the premier outdoor event and public space in the city’s CBD.

The Green Heart: The Merrimac-Carrara flood plain is an over 3,500 ha green heart identified in the heart of the urban area of the city. Driven initially and primarily by the development constraints associated the flood plain, the area is potentially the largest urban parkland system in the world and is 10 times the size of Central Park.

Gold Coast Cultural Precinct Artscape: The Gold Coast 16.9 ha Cultural Precinct includes an outdoor artscape incorporating a stage and event platform in a garden amphitheatre, parklands, lake and world-leading subtropical garden.


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Every building, street and public space, big or small, contributes to the identity and experience of our city. Buildings are places where we spend much of our day and form a significant component of our experience of a city. With such an enviable climate and distinctive lifestyle, the ability for our experience of the city to be embodied in our buildings has the potential to position the city on the world stage. This section of the document seeks to briefly set out a number of strategic trends that are emerging in relation to the design, scale and function of world-class architecture globally.

Overview

Background investigations identified 9 key trends that we believe are of significance and can be categorised as either:

» matters of overall city shape,

» trends relating to building form; or

» matters of building function.

Regardless of form, what are the emerging benchmarks for world-class architecture?

Q

2.0 Trends in Tall Building Architecture


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OF THE DWELLINGS WERE MEDIUM OR HIGH DENSITY,

In Gold Coast City 42.6%

compared to 22% in Greater Brisbane

GREATER BRISBANEGOLD COAST

OTHERHIGH DENSITY MEDIUM DENSITY SEPARATE HOUSE

42%22%

2.1 Overall City Shape

The first category of trends relate to the overall identity and shape of a city. In this context, these trends have been identified as those specifically being experienced by the City of Gold Coast.

TREND 01: A RESPONSIVE BUILT FORM (“NOT JUST AN ICONIC SKYLINE”)

The Gold Coast’s iconic skyline is widely recognised as a key feature of the city. The attractiveness of this skyline form is due to its somewhat thin, linear form where the silhouette of buildings is easily depicted. The emergence of this iconic and distinctive form has been influenced by the unique natural features within which it sits being the uninterrupted linear beach and the inland waterway which separates it from the rest of the city.

However, the Gold Coast is not made up of multiple ‘linear islands’. Headlands, ridge lines and creeks define a varied natural landscape for the city. The design of buildings to respond to these specific qualities will ensure the iconic skyline continues to emerge while retaining those qualities that make it special and attractive and developing other precincts within the city that have unique and place specific qualities.

TREND 02: INCREMENTAL INCREASES IN DEVELOPMENT (“HEIGHT IS RELATIVE”)

Tall building forms within the iconic northern coastal strip of the Gold Coast are, today, considered widely acceptable and even more so with the introduction and success of the light rail. However this is not universal across the Gold Coast. The previous tall buildings study for the city refined a definition for ‘tall buildings’ on the Gold Coast in which ‘relativity’ played a fundamental part. A tall building would only be recognised as such if it was ‘significantly higher’ (25%) than neighbours or ‘recognisably changes the skyline’. Interestingly, these elements of ‘relativity’ and ‘thresholds’ have been introduced into the City Plan. Exceeding prescribed densities by up to 25% in development is in a sense ‘allowable’ before the ‘community benefit bonus policy’ is applicable. Similarly, the City Plan provides criteria for justifying development of buildings 25% above prescribed height limits. Implicitly this suggests that exceeding defined heights is somewhat acceptable.

TREND 03: DEMOGRAPHIC CHANGE (“BUILT-IN AMENITY FOR FAMILIES”)

It is no longer just young people and tourists who occupy tall building forms. In Australia there has been dramatic growth I the number of families that, for reasons of affordability and proximity to education and employment, choose to live in apartments. This has driven a strong trend to the inclusion of amenity, including food production, playgrounds, gymnasiums, running racks and so forth, within new development. This trend has truly positioned some new towers as ‘vertical villages’ or ‘streets’ and is a trend we see will only grow.

Implications for the Gold Coast: When considering the intentional city shape for development throughout the City of Gold Coast, consideration needs to be given to the existing natural and urban qualities of place and the appropriate built form response in relation to these.

Implications for the Gold Coast: Ensure that new tall building forms offer a diversity of housing type and multiple flexible spaces that enable a mixed community to develop.

Implications for the Gold Coast: The City Plan gives some implicit support to increases in building height up to 25% above the Height overlay in urban areas (with strategic direction specifically limiting support for development of height from 25% to 50% over the Height overlay, and no support for height above 50% over the Height overlay).


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2.2 Building Forms

The second category of ‘trends’ we have observed relate to the physical form and scale of the buildings. Although every city and every market is different, there are three overarching discussion points of consistency.

TREND 04: THE ICONIC BUILDING (“LOOK AT ME”)

By far and away the most consistent argument attached to tall forms in city’s is the idea of being ‘iconic’. Without question there is a role for iconography in our cities however, by definition, if too many play for attention in the skyline their intrinsic value is diminished as they collectively seek to out-compete one another. The other matter attached to this theme relates to the physical location of the icon. Cities have clear structures, networks and nodes of activity. Highlighting these elements with unique building forms has merit, however development of less ‘structurally significant’ sites with icons diminishes and confuses the clarity of urban structure and visual quality of the city. Although not an essential characteristic, it is noted that the most enduring of the worlds built icons are public buildings.

TREND 05: THE TALLEST BUILDING (“I’M BETTER THAN YOU”)

Although the idea of being the tallest, primarily due to market and construction cost constraints, has had limited impact in Australia, it remains a key trend in global markets. The idea here is to position the project, and thus the city, as leading the way and pushing boundaries in relation to technology and engineering and, in simple terms, being ‘the best in the world’. Of all of the form-based trends this is the one with the shortest life span and lowest return on investment. Q1 at the Gold Coast is an excellent example of how quickly a major investment can go from being a focus of excitement to passé in a relatively short period of time.

TREND 06: UNIQUE ATTRACTION (“THE SELFIE MOMENT”)

The next major trend in built form relates to its appeal as a ‘moment’ or ‘selfie’ opportunity. This may seem on face value a limited view of the built environment and social and cultural value, but the ubiquitous nature of these digital moments gives them tangible value in positioning a new development, precinct or city in the global market place. With this in mind it is possible to observe a generation of architecture emerging that is built around gimmicks or powerful single ideas that translate into ‘must see’ buildings and experiences. Examples of this phenomenon. Include the pool deck at Marina Bay Sands in Singapore which, as a result, has become the second highest rating tourist attraction in the region. These buildings certainly are dramatic additions to the experience and perception of a city, However, the buildings of this genre that facilitate public access and a public experience seem to have the greatest longevity.

Implications for the Gold Coast: Continue to encourage iconic forms in key locations that reinforce the structure and positive qualities of the city form. Avoid iconic forms in locations where it adds limited value to the experience of the city.

Implications for the Gold Coast: There is a great many opportunities for buildings that are great ‘ideas’ on the Gold Coast, perhaps more so than any other city in Australia given its heritage of bold development and photo opportunities. In this context the measure of success may not be necessarily about the building itself but its ability to facilitate public use, global profile, and interaction.

Implications for the Gold Coast: Height in and of its self, in the right location, is not in itself problematic and, in the case of key locations along the iconic coastal strip, should in fact be encouraged as an amplification of skyline form. The issue arises when the only ‘quality’ or memorable element of the building is its height.


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TREND 07: AN ACTIVATED GROUND PLANE (“I AM A CITIZEN OF THE CITY”)

Without question, the contribution of a building, regardless of scale or type, to the life and public spaces of the city is the biggest change in recent years. Historically, residential tower forms were usually set amongst densely landscaped areas at the ground level. Today, most developers are keen to deliver a compelling ground plane experience as a part of the ‘offer’ of the building. This has emerged as the rise and rise of retail activated forecourts, plazas, urban gardens and laneways as key additions to the overall development proposition ensuring integration of the development into the fabric and vibrancy of the city.

TREND 08: BUILDING PERFORMANCE (“I AM SUSTAINABLE”)

Innovation in the materials and construction of tall buildings continues to improve operating costs, energy efficiency and overall health and wellbeing of occupants. The inclusion of ‘sustainability features’ in buildings has evolved to a point where they are no longer considered aspirational, but are becoming standard practice. This is particularly true for commercial tall buildings, where green-star ratings are important part of the marketability of a new project. In residential buildings, the uptake of sustainability features has been less prevalent. This may be dictated by cost, market appetite and individual buyer desire, or perhaps there being less tangible features to incorporate.

.

TREND 09: COLOUR ME GREEN (“I AM PART LANDSCAPE”)

Led primarily by developments in Singapore, but rapidly spreading globally, is the idea of tall buildings as armatures for landscapes and biodiversity. The property market and land values (as compared to construction costs) in Australia prohibit the extreme examples of this genre, but it remains an ambition that is being written into planning schemes around the Country. The intent here is to use landscape as a ‘building material’ that improves the performance of the building, makes a attractive place to live, and contributes to the environmental (and visual) qualities of the city).

2.3 Building Function

Beyond matters of physical form, a number of other key themes have emerged around the performance of new buildings.

Implications for the Gold Coast: It will be important to continue to encourage design that provides the best possible outcomes in terms of the public realm and benefit to the city. This includes active frontages in city centre locations and around key public spaces.

Implications for the Gold Coast: As the bio-diverse local government area in Australia, and because of the desirable climate, there are many opportunities for tall buildings in the city to embrace this phenomena. The key will be ensuring that it is executed in a way that is unique to the Gold Coast.

Implications for the Gold Coast: Tall building development on the Gold Coast is dominated by residential and accommodation uses. The Gold Coast has an opportunity to lead the market in incorporating innovative and sustainable design into residential design of tall buildings


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ICONIC TALL BUILDINGS AROUND THE WORLD

Tall buildings around the world have taken on many forms, heights, shapes and features in their pursuit to an ever more refined definition for their ‘claim to fame’.

KEY FINDINGS: » Despite recent trends around the world to build

the tallest building to put cities on the world-stage, many times this claim to fame is often short lived, only to be bettered by the next tall building.

» The Gold Coast needs to look beyond the default tall building typology and identify other appropriate built form typologies appropriate for the city in response to specific contexts.

CC C

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“Super Tall” 300m

“Mega Tall” 600m


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Residential Building

Commercial Building

A responsive built form “Not just an iconic skyline”

Incremental increases in Development “Height is relative”

Demographic Change “Built-In Amenity for Families”

The Iconic Building “Look at Me”

The Tallest Building “I’m Better Than You”

Unique Attraction “The Selfie Moment”

An Activated Ground Plane “I am a Citizen of the city”

Building performance “I am sustainable”

Colour me Green “I am Part Landscape”

CC

CC R R R


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of the city area is green (non-urban) meaning that only

is built

non-urban

urban

TWO THIRDS ONE THIRDS

the Great Dividing Range

MOUNTAIN RANGE IN THE WORLD4TH LONGESTis

the

permanent sand isthmus

THE SPIT

5KMis a

LONG AVERAGEWATER

TEMPERATURE

the Broadwaterhas an

of 22O

2.4 10 Natural Features of the Gold Coast

OBSERVATIONS FOR THE CITY OF GOLD COAST » The Gold Coast has an

amazing abundance of unique natural features yet to-date, the city form has only intentionally responded to a few of these.

» There is an opportunity for the city to elevate these features through an intentional built form response.

The City of Gold Coast is blessed with world-class natural environments and spectacular places of environmental significance. These physical features define the City and have shaped it evolution. The follow 10 natural qualities of the city are unique and have the opportunity to position the city in terms of global image, lifestyle and spectacular amenity.


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more than VENICE AND AMSTERDAM combined

860kmOF CANALS

some of the world’s

OVER70KMof

BEST BEACHES

&

THE HEADLANDS of

GREENMOUNT,BURLEIGHCURRUMBIN

are dramatic natural peninsulas that pierce the plan form of the city and define beaches and

communities

&

THE GEOGRAPHIC SETTING OF

THE CITY

LONG VIEWS

the

of the

BEACHESSKYLINE

HINTERLAND

provides opportunities for

&

most biologically

diverse city in Australia

MORE THAN

1,3001,700

home to

ANIMAL

PLANT SPECIES

potentially the

OVER

CENTRAL PARK NY

LARGEST urban parkland

system in the

3,500 HA

ofWORLD

10X SIZE

GREEN HEART


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The City of the Gold Coast has a unique urban form and in its distinctive characteristics lie the clues about how the city will most appropriately and sustainably develop into the future.

What is the emerging intentional city shape for the Gold Coast?

Q

3.0 Towards an Intentional City Shape


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3.1 Emerging Building Height Directions

The schedule below summarises these core physical characteristics and the implications they have for making the city of the future. 10 emerging ideas have been identified as early thoughts to inform the development of an intentional city shape for the City of the Gold Coast.

Dis

tinct

ive

Cha

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ion

A BALANCE BETWEEN BUILT AND NATURAL

Over two thirds of the city area is green (non-urban) meaning that only one third is built (urban). This is a unique proportion of built versus natural and rural landscapes.

Observation:

The relationship at the interface of urban development and landscape is a key defining aspect of the city. Presently there is no clear break with one element blending with the other.

1

Define clear urban edgesMuch in the same way the coastal strip defines a clear interface between the city and the landscape, there is an opportunity to much more clearly define the edges of the urban area, the intent being to celebrate (and not dilute) both aspects.

A STUNNING BACKDROP

The mountain ranges that form the western backdrop to the city are part of the great dividing range, the fourth longest range in the world. No other coastal City of the scale of the Gold Coast has such proximity to both the coast and the ranges, providing a unique setting for the city.

Observation:

The current clustering of height along the coastline forms a ‘man made’ range and, consequently, a valley in the intervening flood plain areas. This is a distinctive city transect.

2

Maintain the dominance of the coastal stripAmplify the dominance of the coastal strip and (generally) ramp development in decreasing intensity toward the flood plain.


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URBAN GEOLOGY

The headlands of Greenmount, Burleigh and Currumbin are dramatic natural peninsulas that pierce the plan form of the city and define beaches and communities.

Observation:

The interplay between the ‘green’ headlands’ and urban development that occurs between them, is a defining characteristic of the city and critical to amenity and legibility in a more strategic sense.

5

Breathing spaceProtect the headlands from development and encourage development to provide ‘breathing space’ to them.

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tinct

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irect

ion

A BEACH CITY

The city is also bound by over 70km of some of the worlds best beaches. This is a setting like no other and contains absolutely the eastern edge of the city form.

Observation:

The city celebrates its beach lifestyle but does not necessarily appreciate the qualities and nuances (differences) that occur over the 70km stretch. Distinctive communities, geographic features, landscape conditions and so forth break the beach into a series of unique environments, each requiring a specific urban response.

3

Design the skyline in elevationCreate a sequential but distinctive set of building type / edge conditions for the beach edge.

GREEN CORRIDORS

The geographic features of the city, including 9 rivers and creeks and a series of ridge lines that run from the Great Dividing Range to the coastline providing an east to west network that striates the city form.

Observation:

More can be done to encourage density and the creation of strong development, recreation and landscape corridors along these features, providing a high amenity movement and way finding system for the city.

4

Make a web of green connectionsDevelop along corridors of integrated built form, landscape, recreation and transport.


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istin

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e C

hara

cter

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Pote

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ctio

n

REMARKABLE LANDSCAPES

The city includes of 374 hectares of outstanding natural environments including the world heritage listed rainforests of Springbrook and Lamington and the Ramsar Convention-listed coastal wetlands of southern Moreton Bay amongst others. 270km of navigable waterways and 100,000 ha of world-heritage listed rainforests (largest subtropical rainforest remnant in the world ) are home to more than 1300 animal and 1700 plant species - most biologically diverse city in Australia

Observation:

The urban form of the city has no discernible (or purposeful) relationship with the fact that it is one of the most bio-diverse regions in the world.

6

Bring landscapes into urban areasEncourage built form to celebrate the landscape and unique habitats of the city.

A WATER PLAYGROUND

The city unique sits not only on a beach, but on the doorstep of the Broadwater, arguably the best boating and recreational area in the country with an average water temperature of 22 degrees.

Observation:

The visual gaps and breaks created by the Broadwater and the rivers that flow into it are a defining characteristics of the form of the city and provide the amenity that underpins the desirability of the city as a place to live. Development in these areas may erode the very value proposition of the city.

7

Make a city that values its immediate setting

A WILD BEACH IN A NEW CITY

The spit is a relatively recent coastal landform that has stabilised with the construction of the Gold Coast seaway and come to form a 5km long permanent sand isthmus. The spit is one of the valued elements of the city.

Observation:

Development on the spit is clearly not inappropriate and, in fact, has been occurring for quite some time. The issues appear to be to do with scale and the need to preserve its public accessibility and its low scale visual qualities when viewed from Southport, Labrador and Main Beach.

8

Landscrapers not skyscrapersFocus development on the spit to align with predominantly public uses and at a scale that respects the tree line.


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A CITY OF LONG VIEWS

The geographic setting of the city provides opportunities for long views of the skyline, beaches and the hinterland. This is a unique characteristic that not all cities enjoy.

Observation:

Development (and height) can be a useful in framing and composing long views.

9

A clear visual structureDefine key views and manage the composition of development to ensure the city maintains its wonderful long views.

A GREEN HEART

Driven initially and primarily by the development constraints associated the flood plain, the centre of the urban area of the city has been earmarked as a green heart to the city which is over 3,500 hectares – potentially the largest urban parkland system in the world. (10 x size of Central Park, NY)

Observation:

Aside from the beach, the green heart provides an opportunity to create a new amenity focus for the city. Far from restricting development, the edges of the green heart might envisaged as having a central park style relationship to the city - a dense and clearly defined edge overlooking a great urban park.

10

Central park for the Gold CoastDevelop hard (and with scale) up to the edge of the green heart, making a clear statement about the extent of development and unlocking an amenity driven development proposition for the city.

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CITY OF GOLD COAST77

1.0 Current City Shape Direction 791.1 Overview 80

1.2 2006 Tall Buildings Strategy 80

1.3 City Plan City Shape 81

1.4 Economic Opportunity - Centres 83

1.5 Gold Coast City Transport Strategy 2031 85

1.6 Landscape Character Areas 87

2.0 Change & Growth 892.1 Overview 89

2.2 Gold Coast: Population Growth and Change from 2006 - 2011 90

2.3 Building Heights and Density 92

3.0 Height vs Density 1093.1 Density ≠ Height 110

3.2 Understanding Density 111

3.3 Relationship Between Density and Height 113

4.0 Case studies 1174.1 Case Studies 118

4.2 Overall City Shape Future Directions 121

03 CITY FORM + GROWTH


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The City of the Gold Coast is in the final stages of preparing the new planning scheme - the City Plan. This planning scheme outlines the current direction in terms of the intentional city shape, as contained within the strategic framework. This section provides an overview of this current direction in the context of previous building heights studies and the recent landscape character study.

1.0 Current City Shape Direction


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G o l d C o a s t T A L L B u i l d i n g s S t r a t e g y 2 0 2 6

1.1 Overview

This section of the report provides an overview of the key directions for the City of Gold Coast’s intentional city shape as informed by:

» City Plan Strategic Framework Section 3.2.2: City Shape and Urban Transformation;

» City Plan Strategic Framework Map 5 - focus areas for economic activity;

» Gold Coast City Transport Strategy 2031; and

» Landscape Character Area Study 2014.

1.2 2006 Tall Buildings Strategy

In 2006, City of Gold Coast commissioned Urbis to prepare a Tall Buildings Strategy. Focussed around the topic of tall buildings specifically, this study focused on the approximately 3km wide high-rise coastal strip from Biggera Waters in the north to Coolangatta in the south.

The key outcome of the strategy was the establishment of a clear vision to guide the development of the future physical form of tall building in the city providing both Council and the development industry with certainty about locations within the city that are able to absorb the impacts of tall buildings and those areas where tall building activity should be excluded.

The recommendations of the Tall Buildings Strategy have been adopted into the City Plan Strategic Framework (refer Section 3.2.2: City Shape and Urban Transformation).


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iSPOT:#40254084 v42 - CITY PLAN 2015 WORKING DRAFT PART 3 STRATEGIC FRAMEWORK Page 7 of 87

outside our urban areas will protect our world-class environment and spectacular scenic amenity and help to ensure our investment in public infrastructure is environmentally and financially sustainable.

Mixed use centres and specialist centres, urban neighbourhoods and the light rail urban renewal area -places like Southport CBD, Surfers Paradise and Broadbeach and their surrounding urban neighbourhoods and urban renewal corridors - will be targeted for renewal and transformation. These places will become more compact, interesting, connected and active.

Development intensity in the city’s urban area will generally increase to align with improved public transport services and the augmentation of essential infrastructure networks. The city’s integrated transport system will be the centrepiece of how we manage the city’s growth, providing new transport choices, trends and patterns, spearheaded by the light rail line initially between the Gold Coast Health and Knowledge Precinctand Broadbeach and a rapid bus network. The light rail will be a catalyst to transform the city into a highlyconnected, compact city with vibrant centres, specialist precincts and urban renewal corridors (refer Figures1 and 2).

Figure 1Urban transformation. Our city will transform into a highly connected, compact city with a focus on vibrant centres, specialist precincts and connecting high frequency public transport corridors as a model for growth.











FIGURE 25: Urban Transformation. Our city will transform into a highly-connected, compact city with a focus on vibrant centres, specialist precincts and connecting high frequency public transport corridors as a model for growth.

The current intentional city shape for the City of Gold Coast is set out in the Strategic Framework Section 3.2.2: City Shape and Urban Transformation. It is described as:

There are also a number of citywide diagrams including:

» a plan series showing the transformation of the city; and

» a series of citywide built form transects.

Informed by the 2006 Tall Buildings Strategy, these transects depict both the coastal transect from north to south as well as two hinterland to coast transects depicted the intended urban profile with inland centres both shown and excluded (see opposite).

These transects acknowledge the city’s iconic high-rise skyline located along the coastal strip and the primacy of the northern centres of Southport, Surfers Paradise and Broadbeach.

“The Gold Coast is a linear city surrounded and penetrated by a green, gold and blue framework. The city’s settlement pattern has been shaped by physical attributes – the coast, waterways and hinterland – and road and rail routes. Growth and development will be concentrated in an integrated network of well serviced urban places.”

1.3 City Plan City Shape


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FIGURE 26: Hinterland to coast transect - showing the intended urban profile (inland centres shown)


Figure 5bSnapshot coastal transects – Miami to Broadbeach showing the intended urban profile.

Figure 5cSnapshot coastal transects – Surfers Paradise to Southport showing the intended urban profile.

Figure 5dSnapshot coastal transects – Southport to Runaway Bay showing the intended urban profile.

Figure 6aHinterland to coast transects – showing the intended urban profile (inland centres shown).

west to east (not to scale)

FIGURE 27: Hinterland to coast transect - showing the intended urban profile (inland centres not shown)


Figure 6bHinterland to coast transects – showing the intended urban profile (inland centres not shown).

This City Plan encourages the growth and expansion of the city’s network of ‘small-scale’ neighbourhood centres, recognising these places can deliver cohesive and liveable neighbourhoods. As this network increases, most urban households will be within walking distance of a neighbourhood centre, allowing independence for those who do not or choose not to drive and creating local economic activity (refer Figure 7).

The growth and expansion of the city’s network of neighbourhood centres is planned to occur in:

(a) Urban neighbourhoods, including light rail urban renewal area;

(b) Suburban neighbourhoods;

(c) New communities;

(d) Merrimac/Carrara flood plain special management area;

(e) Townships; and

(f) Industry and business areas (specifically general and marine industry areas).

From this… … to this

Figure 7Urban transformation. From a network of larger centres with broad, drive-up catchments, we will move to a network of neighbourhood centres based on walking catchments, with larger centres continuing to provide higher order goods and services.

west to east (not to scale)

FIGURE 28: Coastal transect - showing an illustrative snapshot of the city’s iconic skyline and the prominence of Southport, Surfers Paradise and Broadbeach.


While public transport investment will offer enormous potential for some areas to be renewed, building height and form will continue to vary across the city, including areas where building heights are planned to change abruptly to achieve a deliberate and distinct contrast in built form. This will reinforce community identity, create a sense of place, support housing choice and affordability and reflect the city’s different places and spaces (refer Figure 4, Figures 5a-f and Figures 6a-b).

The city’s tallest buildings will continue to be located in Southport, Surfers Paradise and Broadbeach, enhancing the city’s iconic skyline views and building towards our status as a world-class city. Outside these areas, medium and high-rise buildings will be concentrated in mixed use centres and specialist centres to reinforce urban legibility, centre identity, sense of place and specific urban neighbourhoods.

Outside mixed use or specialist centres, high-rise buildings will continue to be accommodated in the following urban neighbourhoods:

(a) Labrador;

(b) Southport;

(c) Main Beach;

(d) Surfers Paradise;

(e) Broadbeach;

(f) Burleigh to Miami/Nobby headland; and

(g) Coolangatta and Rainbow Bay

Figure 4 Coastal transect – showing an illustrative snapshot of the city’s iconic skylinethe intended urban profile and the prominence of Southport, Surfers Paradise and Broadbeach.

Figure 5aSnapshot coastal transects – Coolangatta to Burleigh Heads showing the intended urban profile.

Comment [HD7]: Minor amendment.

Coolangatta to Labrador (not to scale)

OBSERVATIONS FOR THE CITY OF GOLD COAST » The intentional city shape acknowledges the

prominence of the iconic high-rise coastal strip providing clear guidance on the physical form in this location. However it is only one small part of what makes up the City of the Gold Coast.

» Additional guidance is needed as to the intentional physical form for other areas of the Gold Coast which considers natural features, modern infrastructure and emerging urban form.


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1.4 Economic Opportunity - Centres

The physical form and early economic program of the Gold Coast have been instrumental in shaping its urban form and in distributing its nodes of economic activity. The City Plan identifies the location, role and function and hierarchy of these in Strategic Framework Map 5 - focus areas for economic development. This framework is a key determinant in any future heights strategy for the city.

The linear nature of the city and, until relatively recently, a lack of diversity in economic drivers, has created a condition not uncommon in many seaside cities, the lack of a clear and over-arching ‘centre’. The new planning scheme has made significant progress in this regard including the announcement of Southport as the ‘CBD’ of the Gold Coast (and the subsequent PDA declaration), the recognition of Surfers Paradise as a specialist centre with its unique role and function, and the look to develop existing centres with better integration into their surroundings. The clarity that comes with the current framework offers the city a strong basis with which to proceed and gives industry clarity around the relative levels of investment the city expects in various locations.

In terms of economic activity, no other city in Australia, (on a per-capita basis) would likely compare with the amount of activity associated with the Gold Coast in the last 5 years. Underpinned by the new GCUH, Light Rail and the Commonwealth Games (and a significant inflow of international capital) the ‘economic map’ of the city is again changing. In this context, the building heights and urban form of the city must change to reflect the investment pattern – but only where that change does not diminish the core values and qualities of the city itself.

OBSERVATIONS FOR THE CITY OF GOLD COAST » The Gold Coast has many centres, each unique

and each requiring a built form and building height response that is equally distinctive and enabling of the relevant economic activity.

» While each centre is unique, there is some similarities including:

- the tall, highly mixed-use centres along the northern coastal strip;

- the older, more established local centres of the southern coastal strip;

- the urban, mixed-use inland centres with medium height and density to the south; and

- the emerging local centres in the greenfield areas of the north.


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Strategic framework map 5 - focus areas for economic activity

SFM5

CITY PLAN 2015

Projection:MGA94Zone 56

Disclaimer:© City of Gold Coast, Queensland 2015 or © State of Queensland 2015. No warranty given in relation to the data (including accuracy,reliability, completeness or suitability) and no liabilityaccepted (including without limitation, liability in negligence) for any loss, damage or costs (includingconsequential damage) relating to any use of the data. Data must not be used for direct marketing or be used in breach of the privacy laws.

Map Version 1.0009 Apr 2015Data Source:Boundary - CoGCRoad Network - CoGCWaterways - CoGCCentres - CoGCHeavy Railway - CoGCHaulage Route - CoGC/StateEconomic Activity - CoGC

Agriculture land

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! ! ! ! Haulage route

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The information contained in this map has beencreated to be viewed at a whole of city level andshould not to be viewed with cadastre.

Ministerial approval (highlighted changes)

FIGURE 29: Gold Coast City Plan: strategic Framework Map 5 - Focus areas for economic activity


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In 2013, the Gold Coast City Council prepared the Transport Strategy 2031 identifying future transport investment across the city.

A key aim of the strategy is to change the way people move around the city as follows:

» public transport to be 12 per cent of all daily trips across the city (up from 3.1% in 2011)

» cycling to be 6 per cent of all daily trips across the city (up from 1.9% in 2011)

» walking to be 8 per cent of all daily trips across the city (up from 7.1% in 2011)

» car travel to be 74 per cent of all daily trips across the city (down from 87.9% in 2011).

In order to achieve this the strategy sets out key areas of investment. Of particular relevance to this study is the investment in public transport as follows:

» expansion of the light rail network including:

- 2a Parklands – Parkwood

- 2b Parklands – Biggera Waters

- 2c Broadbeach – Gold Coast Airport

- 2d Nobby Beach – Robina

- 2e Surfers Paradise – Bundall

- 2f Main Beach – The Spit

- 2g Preserve Airport – Coolangatta corridor

» Heavy rail extension, upgrade and infill stations including:

- 3a Heavy rail extension to Elanora

- 3b Preserve corridor to Airport

- Upgrade passenger rail between Beenleigh and Robina, including new infill stations at Yatala, Ormeau North, Pimpama, Hope Island, Parkwood and Merrimac

» Provide bus priority on:

- Southport-Nerang Road,

- Nerang-Broadbeach Road and

- Reedy Creek Road.

THE G:LINK

On July 20 2014 the Gold Coast opened the G:link - the first light rail system in Queensland. One year on, patronage on the $1.2 billion investment has exceeded expectations. Over the course of the year, 6.5 million trips were made on the 13km system - or around 18,200 trips each day. This is almost 15% above estimates of 5.7 million. Additionally, since the opening of the light rail system there has been a 25% increase in overall public transport usage, while at the same time recording a reduction in patronage on buses. In this context the G:link has been a transformative project for the city, not only being a major influence on travel behaviour, it has also influenced the future physical form of the city, Of all the transport investment planned, that of the light rail has the biggest potential to influence the overall city shape.

around 18,200 trips each dayWERE MADE ON THE G:LINK

over the course of a yearmilliontrips6.18

SINCE THE OPENING OF THE GOLD COAST

LIGHT RAIL

in transport usageincrease25%

1.5 Gold Coast City Transport Strategy 2031

OBSERVATIONS FOR THE CITY OF GOLD COAST » Future investment in the expansion of the light

rail network will significantly influence the future intentional city shape.


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4

134

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Multi-modal urban arterial: Coomera – Carrara (Intra-Regional Transport Corridor)

Expand light rail network2a Parklands – Parkwood2b Parklands – Biggera Waters2c Broadbeach – Gold Coast Airport2d Nobby Beach – Robina2e Surfers Paradise – Bundall2f Main Beach – The Spit2g Preserve Airport – Coolangatta corridor

3a Heavy rail extension to Elanora3b Preserve corridor to Airport

Provide bus priority on Southport-Nerang Road, Nerang-Broadbeach Road and Reedy Creek Road

Complete coastal cycle and pedestrian routes

Upgrade passenger rail between Beenleigh and Robina, including new infill stations at Yatala, Ormeau North, Pimpama, Hope Island, Parkwood and Merrimac

Additional interchanges on M1 at Coomera, and construct Coomera Structure Plan road network

Upgrade M1 between Mudgeeraba and Elanora

Implement freight priority ramps on the M1

Investigate Southern Infrastructure Corridor between Pimpama and Yarrabilba

Preserve Intra-Regional Transport Corridor from Stapylton to Coomera

Extend Bermuda Street to Currumbin Creek Road

Upgrade Southport-Burleigh Road

Investigate a road corridor upgrade from Yatala to Steiglitz to provide for freight movements

Develop community boulevards with priority for pedestrians, cyclists and public transport at Coolangatta, Coomera, Robina, Southport and Surfers Paradise

Intersection upgrades including:- Ashmore Road - Currumburra Road intersection- Ashmore Road - Bundall Road intersection- Gooding Drive - Robina Parkway intersection- Southport-Nerang Road - Currumburra Road intersection

Smith Street upgrade (M1 to Olsen Avenue)

Merrimac stationMerrimac station

3b

Figure 4 – Overview of proposed key projects

6

Gold Coast City Transport Strategy 2031FIGURE 30: Gold Coast Transport Strategy 2031 - Overview of proposed key projects

SCALE 1:250,0000 1000 5000 10000


129 Adopted Report

87

Landscape Character

Overall Gold Coast Landscape Character As discussed in preceding chapters,

the character of the Gold Coast is

complex and exciting, with nature,

culture, development and history

all interwoven with the underlying

terrain and water, and with timeless

features providing a framework for an

ever-changing urban form. The linear

form of the City ensures that various

elements and themes are in close

proximity, accessible both visually and

in terms of recreational opportunities,

and expressed in various combinations

at different places.

Diversity of character is fundamental

to the identity and image of the Gold

Coast, and analysis of each component

part should not obscure the importance

of the varied landscape and its

overall patterns. This diversity derives

firstly from nature (landform, water, headlands, long straight beaches and

native vegetation), so where these are

expressed and visible they are critically

important to sense of place. Where

natural landscape features are visible,

the view corridors require protection

and maintenance, and where

appropriate enhanced or focused

upon (eg in new developments) such that they are reinforced. Where view

corridors have been lost or blocked

they may be appropriate opportunities

for view restoration. These are part

of the overall Gold Coast character,

especially in the south where forested

ridges penetrate and separate the

urban form.

While many coastal cities and towns

have a natural ‘frame’, the Gold

Coast has many distinctive attributes.

The coastline is relatively uniform,

without the ‘charm’ of indented bays

separated by rocky headlands and

with no winding scenic road offering

views coastline panoramas, but the

long almost-straight sections of surf

beach are highly distinctive. The Gold

Coast is also unique with respect to

some of its built form patterns, such

as the coastal’ High Rise Spine’ of

tall buildings (with sharp transitions in building height), the canal and golf

course estates on low flat land, the highway corridor and the theme parks;

and the distinctions and boundaries

between developed urban and rural/

natural hinterland areas. This study

recognises the landscape importance

of views to the High Rise Spine, as an

iconic image of the Gold Coast and

as a marker of both the land-ocean

interface and the ‘glitz’ of Australia’s

premier resort destination , highly

visible both by day and by night.

The linear city form and circulation

form, the high rise units, the proportion

of tourist visitors and the constantly-

evolving urban form, all add extra

dimensions to the way in which the

overall character of the Gold Coast is

perceived. While streetscape character

is appropriately assessed from a

pedestrian and resident viewpoint,

the Gold Coast offers additional

perspectives. High rise units provide

views along the beach and over

the coastal plains to the mountains

behind, similar to those available

from elevated lookouts, and from this

perspective the vegetated nature of the

City becomes apparent. Most of the

City is green, with tree canopy cover

integrating development and low-rise

built form (public open spaces and golf courses) with the landscape. As seen

from the M1 highway, the Gold Coast

comprises mainly a densely vegetated

corridor with forested mountains

visible to the west, and glimpses of

high rise buildings to the east. From

a visitor perspective, the character of

the Gold Coast is likely to comprise

separate nodes of key attractions,

each within distinctive landscape or

urban settings. The perspective of

residents is likely to be different, with

more focus on those elements which

have been long-established (the ‘old’ Gold Coast) as points of reference in

a changing environment, on remnants

of nature and biodiversity, and on the

accessibility of Gold Coast lifestyle

opportunities. For both residents and

visitors, the character diversity of the

Gold Coast cannot be appreciated

from one or two walkable viewpoints,

but is perceived and understood

while moving through the landscape,

often by car, where the character is

revealed through views and glimpses

to mountains, ocean, bushland, beach

and high rise buildings.

Landscape Character TypesThe nine LCTs identified in Level 1 mapping, and their geographic

relationships, are illustrated by

generalised transect below.

LCT Description and AnalysisEach LCT is described and analysed

as:

> A conceptual City-wide transect from

west to east, illustrating the relative

elevation and geographic location,

relative to each other

> Key Landscape Character Attributes:

concise summary of main places

and features, and LCT subtypes

present

> Signature Elements/Focal Points

> Interfaces considered important

to understanding the relationship

between adjacent LCTs

> Anomalies, whether contributing

positively or negatively (or neutral) to LCT character

> Importance: The attributes

(elements, features and views) important for protection,

reinforcement or enhancement,

irrespective of whether these may

be affected or controllable by City

Plan measures

> Photographs.

Transect LegendLandscape Character Types: Sub-types:

Watercourses, Estuary & Ocean

High Rise Development

Coastal Headlands & Beaches

Bay Islands & Spit

Lowlands

Coastal Plains & Low Hills

Foothills

Distinct Valleys

Mountains

Gold Coast Regional Boundary

Ridgelines

W:

H: Hd.

C: Co; Cd.

B: Bo; Bd.

L: Lo; Lr; Ld.

P: Po; Pd.

F: Fo; Fd; Fm.

V: Vm; Vd.

M: Mm; Mo; Md.

Pacific Motorway & GC Highway

o: Undeveloped Open Space

d: Developed

m: Mixed

r: Rural Production

3.0

Chapter 3, page 2

FIGURE 31: Landscape Character Types Typical Transect

1.6 Landscape Character Areas

Diversity of landscape character is fundamental to the Gold Coast’s city’s image, cultural identity and continued success as an international tourist destination. Residents and visitors on the Gold Coast enjoy a range of landscapes, from long stretches of beaches broken up by coastal headlands, the distinctive high-rise strip, lowlands and canal estates, rising to hills and the green backdrop of the mountains.

The Gold Coast Landscape Character Study provides a detailed assessment of landscape character and landscape heritage across the Gold Coast, defining the city’s distinctive identity and sense of place. The study advocates strategies to preserve and enhance the landscape in a growing city. This study builds upon previous Gold Coast City Council studies, however it has required a new methodology which integrates urban and non-urban landscape character, integrates landscape character and landscape heritage, and acknowledges the dynamic nature of Gold Coast.

The study identifies and maps nine Landscape Character Types at the citywide level, as outlined below and illustrated in the map and section:

» Watercourses, estuary and ocean

» High rise development

» Coastal headlands and beaches

» Bay Islands and Spit

» Lowlands

» Coastal plains and low hills

» Foothills

» Distinct valleys

» Mountains

KEY FINDINGS: » The Landscape Character Study considers both

landscape and urban character to identify 9 key character areas.


130 Adopted Report


Gold Coast Landscape Character StudySummary Report

Landscape Character Types & Sub Types

Chapter 3, page 3

Landscape Character

Overall Gold Coast Landscape Character As discussed in preceding chapters,

the character of the Gold Coast is

complex and exciting, with nature,

culture, development and history

all interwoven with the underlying

terrain and water, and with timeless

features providing a framework for an

ever-changing urban form. The linear

form of the City ensures that various

elements and themes are in close

proximity, accessible both visually and

in terms of recreational opportunities,

and expressed in various combinations

at different places.

Diversity of character is fundamental

to the identity and image of the Gold

Coast, and analysis of each component

part should not obscure the importance

of the varied landscape and its

overall patterns. This diversity derives

firstly from nature (landform, water, headlands, long straight beaches and

native vegetation), so where these are

expressed and visible they are critically

important to sense of place. Where

natural landscape features are visible,

the view corridors require protection

and maintenance, and where

appropriate enhanced or focused

upon (eg in new developments) such that they are reinforced. Where view

corridors have been lost or blocked

they may be appropriate opportunities

for view restoration. These are part

of the overall Gold Coast character,

especially in the south where forested

ridges penetrate and separate the

urban form.

While many coastal cities and towns

have a natural ‘frame’, the Gold

Coast has many distinctive attributes.

The coastline is relatively uniform,

without the ‘charm’ of indented bays

separated by rocky headlands and

with no winding scenic road offering

views coastline panoramas, but the

long almost-straight sections of surf

beach are highly distinctive. The Gold

Coast is also unique with respect to

some of its built form patterns, such

as the coastal’ High Rise Spine’ of

tall buildings (with sharp transitions in building height), the canal and golf

course estates on low flat land, the highway corridor and the theme parks;

and the distinctions and boundaries

between developed urban and rural/

natural hinterland areas. This study

recognises the landscape importance

of views to the High Rise Spine, as an

iconic image of the Gold Coast and

as a marker of both the land-ocean

interface and the ‘glitz’ of Australia’s

premier resort destination , highly

visible both by day and by night.

The linear city form and circulation

form, the high rise units, the proportion

of tourist visitors and the constantly-

evolving urban form, all add extra

dimensions to the way in which the

overall character of the Gold Coast is

perceived. While streetscape character

is appropriately assessed from a

pedestrian and resident viewpoint,

the Gold Coast offers additional

perspectives. High rise units provide

views along the beach and over

the coastal plains to the mountains

behind, similar to those available

from elevated lookouts, and from this

perspective the vegetated nature of the

City becomes apparent. Most of the

City is green, with tree canopy cover

integrating development and low-rise

built form (public open spaces and golf courses) with the landscape. As seen

from the M1 highway, the Gold Coast

comprises mainly a densely vegetated

corridor with forested mountains

visible to the west, and glimpses of

high rise buildings to the east. From

a visitor perspective, the character of

the Gold Coast is likely to comprise

separate nodes of key attractions,

each within distinctive landscape or

urban settings. The perspective of

residents is likely to be different, with

more focus on those elements which

have been long-established (the ‘old’ Gold Coast) as points of reference in

a changing environment, on remnants

of nature and biodiversity, and on the

accessibility of Gold Coast lifestyle

opportunities. For both residents and

visitors, the character diversity of the

Gold Coast cannot be appreciated

from one or two walkable viewpoints,

but is perceived and understood

while moving through the landscape,

often by car, where the character is

revealed through views and glimpses

to mountains, ocean, bushland, beach

and high rise buildings.

Landscape Character TypesThe nine LCTs identified in Level 1 mapping, and their geographic

relationships, are illustrated by

generalised transect below.

LCT Description and AnalysisEach LCT is described and analysed

as:

> A conceptual City-wide transect from

west to east, illustrating the relative

elevation and geographic location,

relative to each other

> Key Landscape Character Attributes:

concise summary of main places

and features, and LCT subtypes

present

> Signature Elements/Focal Points

> Interfaces considered important

to understanding the relationship

between adjacent LCTs

> Anomalies, whether contributing

positively or negatively (or neutral) to LCT character

> Importance: The attributes

(elements, features and views) important for protection,

reinforcement or enhancement,

irrespective of whether these may

be affected or controllable by City

Plan measures

> Photographs.

Transect LegendLandscape Character Types: Sub-types:

Watercourses, Estuary & Ocean

High Rise Development

Coastal Headlands & Beaches

Bay Islands & Spit

Lowlands

Coastal Plains & Low Hills

Foothills

Distinct Valleys

Mountains

Gold Coast Regional Boundary

Ridgelines

W:

H: Hd.

C: Co; Cd.

B: Bo; Bd.

L: Lo; Lr; Ld.

P: Po; Pd.

F: Fo; Fd; Fm.

V: Vm; Vd.

M: Mm; Mo; Md.

Pacific Motorway & GC Highway

o: Undeveloped Open Space

d: Developed

m: Mixed

r: Rural Production

3.0

Chapter 3, page 2

FIGURE 32: Landscape Character Types City Wide Mapping739th Council Meeting 25 July 2017 City Planning Committee Meeting 19 July 2017

131 Adopted Report

89

The City of the Gold Coast has changed significantly over the past 15 years. Over the period 2001-2011, the population of the Gold Coast increased by one-third from 387,102 people to 513,954. This change in population growth has physically manifested itself in changes to the form of the city as well. From an ever-increasing high-rise skyline along the narrow coastal strip to the more recent expansion into inland centres and communities. This section of the report, looks at the emerging city shape of the city of Gold Coast the context of forecast population growth and the ambition to becoming a world-class city.

2.0 Change & Growth


132 Adopted Report


0303

2.1 Overview

In order to gain an understanding of the existing built form and city image of the Gold Coast, information and plans highlighting the change in population growth have been collated, density and building heights over the past 9 years for the City of Gold Coast including:

» population growth by suburb;

» current density by suburb;

» existing actual building heights;

» maximum building heights as per the current 2003 City Plan;

» maximum building heights as per the City Plan; and

» all residential impact assessable development applications over the past 10 years.


133 Adopted Report

91

Average Annual Population Change

3% or more

2% - 3%

1% - 2%

0% - 1%

Less than 0%

FIGURE 33: Population Change City of Gold Coast 2006-2011Source: Derived from ABS, Census of Population and Housing (2006-2011)

UPPER COOMERA COOMERAWILLOWVALEORMEAUYATALAPIMPAMAOXENFORDMAUDSLANDPACIFIC PINESGAVEN

SOUTHPORT

VARSITY LAKESMUDGEERABA

BONOGINREADY CREEK

ANDREWS

2.2 Gold Coast: Population Growth and Change from 2006 - 2011

POPULATION GROWTH

Many of the fastest growing areas are located inland as opposed to along the coastal strip (refer to “Figure 34: Population Change City of Gold Coast 2006-2011”). This includes Pimpama/Coomera in the north-west of the city where there are numerous greenfield development sites. This area has more than doubled its 2006 population. Additionally, another significant area of growth around is Varsity Lakes, Ready Creek/Andrews, and Mudgeeraba/Bonogin in the city’s south-west. As a result of this growth, and the fact that the 2006 strategy was specifically focused around the 3km wide coast strip, there is a need to review the intentional city shape for the Gold Coast, providing comprehensive guidance as to the future physical form across the whole of the city.

CURRENT DENSITY

The fastest growing areas in terms of population change are not necessarily home to the most number of people. A density map for the different suburbs of the Gold Coast reveals a very distinctive patterns of development (refer to “Figure 34: Population Change City of Gold Coast 2006-2011”). The high-rise coastal strip from Surfers Paradise to Mermaid Beach stands out with the highest density of 34 ppl/ha. Surprisingly, Labrador also has a density of 33 ppl/ha. Coolangatta sits slightly lower at 27 ppl/ha while the areas of Southport, Ashmore, Miami, Burleigh Waters and Varsity Lakes range between 20-25 ppl/ha. Robina sits slightly lower at 14 ppl/ha which maybe partly due to the undeveloped land which remains.


134 Adopted Report

739 city planning committee meeting 19 …...2017/07/19 · featured in movies including lost in...

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