Growth Areas
City of Gold Coast will now enter its second State interest review of its Our City Our Plan amendments where a new overlay map, impact assessment trigger, and code may form part of the City Plan.
Key points:
- Planning Scheme amendments entering second State Interest review
- Neighbour Elements overlay proposed that would trigger impact assessment for residential projects in growth areas
City of Gold Coast will now enter its second State interest review of its Our City Our Plan amendments where a new overlay map, impact assessment trigger, and code may form part of the City Plan.
The Neighbourhood Elements overlay map has been proposed by the council. It is in response to community concern around the identified growth areas of Biggera Waters, Labrador, and Southport.
Members will recall these specific areas were identified by council in the first round of consultation to accommodate additional growth and address concerns council was not able to meet the infill dwelling targets under the South East Queensland Regional Plan 2017.
The new overlay will introduce an impact assessment trigger for the residential zones within the growth areas, which would require future applications to undertake public notification. The impact assessment trigger for the low-medium and medium density residential zoned area is worded as:
A material change of use for Residential activities (excluding a dwelling house) on land located in a ‘Neighbourhood element area’ as identified on the Neighbourhood elements overlay map where:
- Site cover exceeds 50% for buildings up to 9m in height on lots equal to or greater than 400m2; or
- Site cover exceeds 60% for buildings up to 9m in height on lots less than 400m2; or
- Site cover exceeds 60% for buildings greater than 9m and up to 16m in height; or
- Site cover exceeds 50% for buildings greater 16m in height.
It is clear that site coverage is the key built form element members must be aware of in this overlay. If the application is considered as impact assessment, an assessment against the City Plan is required, including the new code.
The Institute wrote to council prior to the end of the consultation period earlier this month raising serious concern over the council’s ability to enable the industry to deliver infill or consolidate forms of housing in the existing urban areas of the coast.
Choice of housing is critical in the Gold Coast as greater demand for housing and a growing population continue to put pressure on the region’s affordability.
Combined with the proposed revisions to zonings; reduced building height and residential densities; and strong setback requirements in the residential zoned areas places a high level of uncertainty for members on the coast.
The Institute will monitor the progress of these amendments and will update members promptly. If you have any questions, please contact Policy Executive, Robert Tily (rtily@udiaqld.com.au) on (07) 3229 1589.