of the Sustainable City Future Committee Meeting · Sustainable City Future Committee Meeting 10 ... Council at its meeting No.352 on 14.03.05 ... ranged from a perimeter block with

511st Council Meeting 16 February 2009 1 Sustainable City Future Committee Meeting 10 February 2009 Agenda

511Adopted Report (Part 2 – Items 2 – 4)

of the

Sustainable City Future Committee Meeting

held

Tuesday, 10 February 2009 at

02:00 pm

G6 Committee Room Nerang Administration Centre

Nerang Southport Road Nerang

Our positioning statement Working for our future - today

Our vision Naturally, the world’s best place to be . . . because we will create a city that is recognised internationally for the quality, diversity and sustainability of its lifestyle, economy and environment. The Gold Coast’s future will be secure as Australia’s most desirable place to live and favourite place to visit.

Our mission To benefit our local community by sustainably managing the City’s resources and opportunities, and by delivering high-quality, affordable services, in partnership with the community, State and Federal Governments, educational institutions and the private sector.

511th Council Meeting 16 February 2009 Sustainable City Future Committee Meeting 10 February 2009 Adopted Report

Index

Adopted Report 511 Sustainable City Future Committee Meeting

Tuesday, 10 February 2009

Item Direct. File Page Subject

See Part 1 for Item 1

1 PET PD302/529/02/07(P27) 4 MINISTERIAL ENDORSEMENT OF COOMERA TOWN CENTRE STRUCTURE PLAN

See Part 2 for Items 2 - 4

2 PET PD113/967(P10) 56 REPORT REGARDING SOCIAL AND COMMUNITY SAFETY ASPECTS ARISING FROM TALL BUILDINGS IN RESIDENTIAL AREAS

3 PET PD302/534/01(P1) 63 FORMER SOUTH STRADBROKE ISLAND RESORT AND ENVIRONS IMMEDIATE MANAGEMENT AND OPERATIONAL ARRANGEMENTS

4 EDMP PD237/207/02/01(P1) 75 YATALA ENTERPRISE AREA INDUSTRIAL LAND DEMAND STUDY

See Part 3 for Item 5

5 CMS CE196/1031/01(P1) 99 SPRINGBROOK REGION CONSERVATION RESERVES MANAGEMENT PLAN

General Business

KEY:

CEO - Chief Executive Officer CG - City Governance CMS - Community Services EDMP - Economic Development & Major Projects ES - Engineering Services GCW - Gold Coast Water OS - Organisational Services PET - Planning Environment & Transport

511th Council Meeting 16 February 2009 56 Sustainable City Future Committee Meeting 10 February 2009 Adopted Report

ITEM 2 PLANNING ENVIRONMENT & TRANSPORT REPORT REGARDING SOCIAL AND COMMUNITY SAFETY ASPECTS ARISING FROM TALL BUILDINGS IN RESIDENTIAL AREAS PD113/967(P10)

1 BASIS FOR CONFIDENTIALITY

Not applicable.

2 EXECUTIVE SUMMARY

Not applicable.

3 PURPOSE OF REPORT

This report addresses the current information and research available regarding social and community safety aspects arising from tall buildings in residential areas.

4 PREVIOUS RESOLUTIONS

Council at its meeting No.352 on 14.03.05 under resolution G05.0314.007 resolved in part

2 – That the Director Planning Environment & Transport bring back a further report regarding social and community safety aspects arising from tall buildings in residential areas.”

5 DISCUSSION

The Research into the Social and Community Safety Aspects of Tall Buildings in Residential Areas. Social and community safety remains part of the core business carried out by the Directorate of Community Services within Council and consultation with Social Service officers have indicated that very limited information is available on this subject.

To undertake an in-depth research study into this subject would be a costly, time consuming and staff resource intensive and consequently only a superficial exploratory study has been undertaken to scope the current findings and approaches given to the subject matter. The scope of the study has excluded the detailed safety issues of building construction requirements such as regulations for the use of safety glass, handrails and wheelchair access covered by the Building Code of Australia (BCA 2007), Qld State Building and other Regulations, road safety requirements, guidelines for citing of telecommunication facilities, Disability Discrimination Act, Qld. State Crime Prevention through Environmental Design (CPTED) Guidelines for Safer Places etc.

Attention has been limited to factual survey data undertaken by social planners, architects and psychologists and has excluded the vast depth of information on the internet regarding details of the design philosophies adopted in the construction of tall building projects throughout the world.

Only three studies of evidence-based-approach, data analysis have been found during the search over the past six months and these are detailed below –

1 QUT research into “social capital and high density living” being managed by Prof. Laurie Buys in conjunction with the Centre for Sub-Tropical Design, Brisbane has produced the Preliminary Report - “Managing the social, environmental and economic impacts of high density-living within Inner-urban, sub tropical environments-Preliminary Report August 2008” prepared by Allison Godbera and Nikki Davis QUT.


ITEM 2 (Continued) REPORT REGARDING SOCIAL AND COMMUNITY SAFETY ASPECTS ARISING FROM TALL BUILDINGS IN RESIDENTIAL AREAS PD113/967(P10)

2 The paper given at the International Urban Design Conference, Gold Coast 2007, “Australian Apartments in the Third Millennium” presented by Paul Walter, Director of the Sydney based company City Plan Services.

3 The report “Settling in to Strata-Titled Housing: a Study of Pyschosocial Challenges Arising from a Move to Large-Scheme Body Corporate Living – September 2008” by Dr. Graham Bradley and Prof. Chris Guilding at Griffith University, Gold Coast Campus.

1 - “Managing the social, environmental and economic impacts of high density-living within Inner-urban, sub tropical environments-Preliminary Report - August 2008”

This research has been based upon the findings received from a detailed impact questionnaire comprising 140 questions that was distributed to 2311 households within six precincts located within the inner–city boundary of Brisbane; Hamilton/Brett’s War; High Gate Hill/West End; South Bank; Teneriffe/New Farm; Dockside/Kangaroo Point; and Fortitude Valley. This considered the social and environmental aspects of the accommodation in a range of low, medium and high rise buildings in terms of the building typology, dwelling densities (units per hectare) and accommodation type from apartment; flat/unit; townhouse; detached house on the individual block and duplex, within the six precincts. The study did not consider building height to be as important as density in each precinct although many tall buildings have been constructed in the South Bank and Dockside/Kangaroo Point precincts over the past 30 years.

The report indicated the responses of the residents under 3 categories:

1 – Satisfactory conditions 50% content to stay in their current accommodation, on the same floor level or on a

higher floor level. Privacy was provided from other occupants of the building. The location and proximity of services, work places, transport and the position and

location of the dwelling to neighbourhood facilities was good. The size, design and layout of the dwellings, the upkeep of internal and external spaces,

the construction, levels of privacy, natural light and views from the dwelling. Location of the neighbourhood to city centre and neighbourhood facilities including

restaurants, café and walks. Accessibility, and proximity to parks, gardens and places of employment.

2 - Unsatisfactory conditions Lack of recycling facilities, the general costs, noise, car parking, neighbours, water and

energy efficiency. Most bathrooms and kitchens were in need of renovation. More balcony space was required. General lack of insulation. Car parking was not adequate for both residents and visitors. General concerns with water and energy efficiency and lack of garbage recycling

opportunities. Noise problems including annoyance from neighbour’s voices; loud music; sounds from

animals; general traffic noise; motorcycles, cars and nearby construction work. Smog, air quality (dust) and smoking by others.



Annoying odours from garbage, traffic and sewage. Lack of sporting facilities. Lack of contact with neighbours and social contacts within the neighbourhood. Lack of parking facilities and public transportation. Lack of greenery.

3 - Other general conditions (Other than accommodation and the building location). A private garden was not extremely important but landscaped outdoor areas within the

complex were extremely important. Less than 50% of residents have pets, but most would like a pet if the body corporate

allowed. Given unlimited resources and appropriate approvals, most would change their current

dwellings to be more spacious and cost efficient, reduce noise problems and generally improve the up-keep of the building.

2 - “Australian Apartments in the Third Millennium” This report provides a summary of findings from the analysis of some 16 buildings with different typologies located on a base site area of 1 ha within the urban areas of town centres in NSW and Qld, including the Circle-on-Cavill, the Q1 Tower in Surfers Paradise, and Air-on-Broadbeach.

The report identifies the building environments in terms of dwelling densities rather than floor heights above ground level. Circle-on Cavill was identified as having approximately 350 units/ha and Q1 with 250 units/ha. The building form/architectural shape of the buildings ranged from a perimeter block with an inner courtyard to a tower, slab shape, hybrid shape (Circle-on-Cavill) and infill structures.

A questionnaire was sent to the residents asking for details regarding; Residents profile; age, occupation, previous address/location; motivations for

choosing the apartment including design issues and sociability. Accommodation size - single, 2 bedroom and 3 bedroom apartment types Tenure arrangements The reason why the residents chose the apartment including the layout, functionally,

bright/sunny spaces, modern, views, appearance and style. The use of the facilities and communal space between a range of everyday or never

basis. Feeling of safety ranging from very safe to very unsafe. Quietness of the apartment ranging from noisy to quiet. ESD aspects of winter heating ranging from every day to never. ESD aspects of summer cooling with use of air-conditioning/without air-conditioning

ranging from every day to never. ESD lighting ranging from more than 3 lights to no lights. Use of car on weekdays and weekends. Frequency use of private outdoor space and available facilities. Sociability. The number of conversations had with other residents in the last month

ranging from none to 3 or more. The places where conversations most frequently occur – car park, garbage bay,

hallway, lift lobby, main lobby, street, outdoor and other locations. Frequency of use of communal and private space, or both.



Comparison tables prepared from the data collected indicated that Circle-on–Cavill performed very well. It demonstrated that most of the residents previously lived in a wide range of places including Canada, New Zealand, Western Australia, NSW and Qld. The residents have a diverse occupation status, enjoyed their home space, environment, facilities and location. They felt very safe, with a tendency never to use winter heating, and only occasional air conditioning with very little lighting. The residents were the lowest car users surveyed and high users of the private outdoor space facilities (over 70%). The downside was that most conversations took place in the car park and the noise experienced in the accommodation was tending to a mid point between noisy and quiet.

The general conclusion drawn from the comparative study findings is that the tall building community of Circle-on-Cavill have expressed their appreciation of the quality of planning and design provided in the development of this built environment being;

appropriate to its setting. was responsive to the local climate, environment and neighbourhood structure, and satisfied community values, needs and expectations.

3 - “Settling in to Strata-Titled Housing: a Study of Pyschosocial Challenges Arising from a Move to Large-Scheme Body Corporate Living – September 2008”This report has been prepared indicating the responses to residents that are experiencing communal living mainly in horizontal strata-title developments, although Dr. Bradley has suggested that it also most likely addresses very similar responses to residents in vertical strata-title buildings.

The report focuses on the initial findings of the outcomes arising from the strategy that promotes and encourages an ever increasing number of people relocating to higher density urban living, due to –

An aging population, especially those no longer able to manage the upkeep of detached dwellings.

Adept marketing of lifestyle by property developers. Increasing land prices. Less space within cities. State and Territory governments committed to regional development plans to promote

denser urban centres with higher density housing. 3.5 million Australians now living or working in strata-titled schemes. Sydney is leading the way where 25% of the population now live in units with another

450,000 apartments planned, with Melbourne, Brisbane and Adelaide following closely behind.

The main issues of the report expose the many anxieties and stresses experienced in embracing a fundamental lifestyle shift by more elderly persons who have been previously been used to living and making decisions about their property and lifestyle choices living on quarter acre blocks within suburbs. Many have expressed the initial period as being the most difficult for them as it becomes a critical time in having to quickly realise and make adjustments to the major changes and new experiences in their new and different living environment. Many however go through this difficult and often painful period with a slow mindshift change before fully understanding the adjustments they need to make.



The report clearly indicates that most new unit/apartment owners are not well informed and most are unprepared for the significant adjustment needed to embrace communal living and the lifestyle change.

The findings have indicated this to be a very difficult time of transition for most to experience as it is usually associated with heightened anxiety in trying to adjust to the new lifestyle, including –

Not well equipped with getting on with others and struggle to embrace the fundamental lifestyle shift.

Not good at forming communities having previously been in an their own isolated space.

Young people are less prepared and also have little experience to participate in community living.

Having been used to making their own decisions on the interior building and external spaces on 0.25 acre block, the loss of control is very difficult and stressful to manage in dealing with rules and regulations of corporate management.

Difficult to cope with loss of control over use of walls, doors, windows and not able to freely undertake renovations or fix tv/foxtel antenna on corporate property as most are ill prepared to manage the changed conditions.

Confusion over rights leading to disputes and confrontation with body corporate personnel over their living environment having very limited knowledge of the new and different living expectations.

Confronting preferences such as no pets, and vehicle parking restrictions. Little understanding of strata-title levies and quarterly management fees. Most experience very difficult and anxious times by infringing by-laws, financial

penalties, possible legal action, rows with neighbours and committee members having too much control over their lives.

However the report does highlight that increased knowledge and patience enables the many benefits of high density community living to be realised and enjoyed –

Adequate compensation in terms of proximity to resources and services Freeing up of time. Less commuting by car or public transport. No lawns to regularly mow. Convenience and security. Potential to develop and enjoy a healthy sense of community that offers great support

and likened to living in a communal street like a vertical cul-de-sac. The community providing a network to help each other, such as trusting a neighbour

to take children to school – it encourages good neighbourliness. It is important for all within the community to get involved with management of the

strata-title development.

Summary and Conclusions In conclusion, these examples of evidence-based approach, data analysis indicate how essential good feed back is valuable to draw comparisons of planned and constructed living communities and types of accommodation regarding social safety and neighbourhood planning. It also indicates a greater knowledge, awareness and expectations of the potential mindset changes required when becoming a new resident of high density residential community, lifestyle living environment.



The measured outcomes clearly identify what level of achievement has been attained from a selected development and also their respective weaknesses and strengths within its locality. The findings and outcomes of how to achieve good outcomes and what satisfies community needs and expectations is a valuable component in developing new planning guidelines for city centre and neighbourhood planning.

6 STATUTORY MATTERS

Not applicable.

7 CORPORATE/OPERATIONAL PLAN

Corporate Plan 2005-09; Strategic Priorities Community; 1. A Safe Community, and 6. Community Health and Individual Well-Being. Environment 13. Land Use and Development Control.

8 COUNCIL POLICIES

Not applicable.

9 DELEGATIONS

Not applicable.

10 BUDGET/FUNDING

Not applicable.

11 COORDINATION & CONSULTATION

In the preparation of this report consultation was undertaken with social planning officers and parks planning officers within Community Services, The Centre for Sub-Tropical Design, Brisbane, and Dr. Bradley, Griffith University, Gold Coast.

12 TIMING

Not applicable.

13 STAKEHOLDER IMPACTS

Not applicable.

14 CONCLUSION

The responsibility within Council for social and community aspects of residential development, especially affordable housing accommodation, remains primarily with the Community Services Directorate. The research currently being undertaken within South-East Queensland universities is an excellent beginning that may be helpful in the continuing exchange of ideas and programs between Community Services and PE&T Directorates.



This approach would further the provisions of “Social Impact Assessment and Safer by Design” strategies being pursued through joint collaborative work by the Directorates in undertaking evidence based survey and analysis studies to ensure appropriate height and density outcomes for residential development in Gold Coast City. These outcomes would assist in the preparation of new planning guidelines and achieving a strong and socially sustainable Gold Coast community.

15 RECOMMENDATION

It is recommended that Council note the content of the report.

Author: Authorised by:Michael Barber Warren Rowe Senior Urban Designer Director Planning Environment & Transport 28 January 2009

Changed Recommendation

COMMITTEE RECOMMENDATION SC09.0210.002 moved Cr Robbins seconded Cr Betts

1 That Council support opportunities to contribute to and benefit from social project assessment research activities within SEQ universities with a view to informing possible inclusions in the Planning Scheme Review.

2 That Council note that the Planning Scheme Review will be the vehicle for further consideration of these issues and note that the Planning Scheme Review Program will be tabled at the Sustainable City Future Committee of 24 February 2009.

CARRIED


ITEM 3 PLANNING ENVIRONMENT & TRANSPORT FORMER SOUTH STRADBROKE ISLAND RESORT AND ENVIRONS IMMEDIATE MANAGEMENT AND OPERATIONAL ARRANGEMENTS PD302/534/01(P1)

1 BASIS FOR CONFIDENTIALITY

Not applicable.

2 EXECUTIVE SUMMARY

Not applicable.

3 PURPOSE OF REPORT

The purpose of this report is to seek Council endorsement of the immediate management and operational arrangements for the South Stradbroke Island Resort and environs area for the period immediately following Council taking ownership until such time as the future planning for the area has been undertaken and agreed by Council.

4 PREVIOUS RESOLUTIONS

Ex Council Minute No. G09.0122.010

1 That the Chief Executive Officer be authorised to execute a contract of purchase for the interests of Jesajan Pty Ltd in:

a Non Competitive Lease 06/2882; b Special Lease 06/46929; c Special Lease 06/51184; and d Permit to Occupy 06/2704,

all located on South Stradbroke Island at a purchase price of $7 million.

2 That in conjunction with 1, the Chief Executive Officer be authorised to conclude the contract negotiations on the basis of inclusion of such special conditions as deemed acceptable to Council including any such condition/s which will assist Council with the transition of the “Tipplers Resort” into Council’s ownership and for the subsequent management of the site.

3 That the Chief Executive Officer report back on any additional costs associated with procuring this development and the operational intent of Council.

COMMITTEE RECOMMENDATION SC08.1202.011

1 That the report/attachment be deemed non-confidential.

2 That this report and the draft Tipplers Passage Precinct Master Plan be noted.

3 That Council note that the acquisition of South Stradbroke Island Resort has the ability to facilitate the recommended land use outcome contained in the Draft Tipplers Passage Precinct Master Plan.

4 That, having regard to the funding discussion at the “Budget Workshop of 4 December 2008”, Council make a determination on the potential acquisition of the SSI Resort prior to the Draft Master Plan being considered by Council for endorsement due to the impact the decision will have on the land use designation for the SSI Resort site.


ITEM 3 (Continued) FORMER SOUTH STRADBROKE ISLAND RESORT AND ENVIRONS IMMEDIATE MANAGEMENT AND OPERATIONAL ARRANGEMENTS PD302/534/01(P1)

5 That following Council’s determination of the SSI Resort acquisition, the Tipplers Passage Precinct Master Plan be brought back to Council for endorsement prior to its release to stakeholders for final comment.

CHANGED AT COUNCIL 13 OCTOBER 2008 RESOLUTION G08.1013.032

That Committee Recommendation SC08.1007.003 be adopted with an amendment such that it reads as follows:

1 That the report be deemed a confidential document and be treated as such in accordance with section 250 (2) and 1143 (4) of the Local Government Act and that the document remain confidential unless Council decides otherwise by resolution.

a That Council approve the purchase of South Stradbroke Island Resort described as lots 39 and 65 on Crown Plan WD6594.

b That the Chief Executive Officer be authorised to negotiate the purchase price over the three year period to reflect Council’s intent.

3 That Council approve the purchase of Club B described as Lot 38 on WD4474 and Lot 164 on SP180106, for the agreed purchase price of $750,000.

4 That a further report be prepared for Council’s consideration that provides options for the future land use of the sites. This report is to be based on findings of feasibility analyses, market research and the development of partnerships with relevant state agencies, community groups and organisations in consultation with the area Councillor.

5 That the Director Planning Environment & Transport draft a letter from the Mayor to the Premier regarding a contribution from the State towards the proposed acquisition in the Tipplers Precinct.

5 DISCUSSION

General

Council resolved to purchase South Stradbroke Island Resort leases on South Stradbroke Island on 22 January 2009 and Club B 13 October 2008. Council took possession of Club B in November 2008 and will take ownership of South Stradbroke Island Resort on the 2 March 2009.

To mitigate the risks of the assets on South Stradbroke Island (SSI) being devalued post purchase, interim management arrangements are required to be actioned immediately following Council’s ownership of SSI Resort.

This report establishes Council’s intended management arrangements for the SSI resort and Club B immediately following 1 March 2009.



Council’s vision for the future of the Tipplers hub

Council, in considering the purchase of SSI Resort and Club B contemplated the ultimate use of this area as being a community/nature based tourism/recreational/educational hub within a broader conservation/environmental context. This was further reinforced when Council acknowledged the Tipplers Passage Precinct Master Plan on 2 December 2008, where the land use intent in this hub or central area of the Precinct was identified as ‘nature based tourism’.

In developing the detail of this vision over the next 12 -18 months the following elements will be considered as part of the planning for this site.

A nature based recreation hub open to the public to access via public jetties by private boat, water taxi or commercial tours.

An incorporation of Council’s existing Tipplers campground facility. A hub for commercial nature based tourism operators to access the island and explore

the island from this central location. An environmental education centre and camp to accommodate students from Primary

School to University age from across the city and the region to interact with, study and appreciate the unique island and marine biodiversity and sustainability practises.

Small scale kiosk and commercial facilities supporting visitors to the island. Removal of weed species from the area and the regeneration of the bushland in and

around the hub as landscaping and native bushland restoration. The establishment of sustainable infrastructure to support the hub and the surrounding

leases comprised of ecologically sensitive wastewater treatment arrangements, waste management practices and potentially renewable energy generators.

Situation at Settlement date

Council did not purchase these acquisitions with the intent of maintaining the current commercial operations as is. The following, however, is a summary of the operating circumstances for SSI Resort that will be in existence as at 2 March 2009 (contract settlement day). These circumstances are relevant to the extent that they influence the immediate management arrangements open to Council as at 2 March 2009:

No bookings after 1 March 2009 No staff No contracts with providores for service or goods No transport for guests or goods Reduced equipment and operational equipment No liquor licence (No council in Queensland can hold a general liquor licence after 31

December 2008) No arrangements to provide a continuum of services



As such, Council will be taking possession of the following built assets: Kiosk providing services to the general boating community and the surrounding

campgrounds Manager’s 2 bedroom unit Conference facility with decommissioned kitchen and bar Bar, restaurant, kitchen, outdoor eating area and toilets 3 swimming pools 40 cabins Barbeque shed Games room/massage room Generator/sewerage treatment plant (currently outside of site within Conservation

Park) Staff quarters 3 jetties with 2 pontoons

While these assets may in part provide some elements of the long-term aspirations Council has contemplated for the area their suitability as is to directly support the anticipated future outcome is limited due to the varying standard and suitability of the assets.

Immediate options

Council has several options open to consideration whilst the detailed planning previously directed by Council proceeds over the next 18 – 24 months.

Option 1 Continue to run the SSI Resort in whole or part for the duration of the planning

process (12 -18 months). Club B is demolished and removed.

This option is not supported given the intent for which Council purchased the sites, the cost and logistical effort associated with re-establishing the operation and the unavailability of a key element of the existing operation, the serving of alcohol, due to licensing limitations.

Option 2 Continue to provide kiosk facility (in the existing building) with a resident

operator/caretaker for the duration of the planning process. Demolish all or some of the remaining assets and remove all remaining structures

including Club B and the sewage treatment plant.

This option is not supported as whilst it retains the kiosk and caretaker facility and minimises the number of assets requiring maintenance and security it limits the utilisation of the otherwise potentially useful assets. This option would result in significantly more short term demolition and removal costs than the preferred option.

Option 3 Retain repair and maintain all site assets worthy of retention and secure the site

excluding public access until a determination of the master planning process.

This option is not preferred as it restricts the operation of the kiosk and the installation of a caretaker into the existing manager’s residence.



Option 4 - Preferred option From 2 March continue to provide a kiosk facility (in the existing building) with a

resident operator/caretaker for the duration of the planning process. Maintenance, repair and retention of all of the structurally sound assets until

determination of their intended use as part of the site master planning process. In relation to the 40 accommodation huts, they will be subject of a future report to Council within the next 6 months regarding their potential for utilisation within Council’s campgrounds on the island and elsewhere in the city and as such a future use for these huts will likely be determined by Council ahead of the determination of the master planning process.

From 2 March secure the assets on site as required so as to minimise damage. From 2 March, retain public access to the jetties and pontoons, subject to safety

inspection. Removal of weeds and general removal of deteriorated structures and limited

ecological restoration to minimise weed establishment. Club B is demolished and removed.

Liaise with the DNRW and EPA regarding the transition to decommissioning of the sewage treatment plant.

This option is the preferred option as it preserves the assets in a form that enables their utilisation either in the short or longer term. This option minimises the demolition costs however will incur costs in the maintenance, repair and ongoing securing of the assets during the planning phase. It retains a key service to visitors to this part of the island which will be much sought after during the approaching peak visitation periods.

It should be noted that it is proposed that access to public toilets in the area will be restricted to the existing facility at the Tipplers Campground. Access to toilets formerly available adjacent to the Resort Bar/Restaurant facility will not be made available.

Implementation of preferred option.

Responsibility As of 2 March Commercial Services in Community Services will assume asset

ownership and responsibility for the management of the land and removal or maintenance, repair and security of the assets within the former SSI Resort and Club B leases.

Parks and Recreational Services in conjunction with Community Services will take responsibility for the removal of non endemic species from the site.

Commercial Service in conjunction with City Property will liaise with DNRW and EPA regarding arrangements of the transition to decommissioning of the sewage treatment plant.

FundingExisting allocations exist within Community Services budgets for South Stradbroke Island management that can be reallocated to cover the immediate costs of the management activities described above until the end of financial year. A budget submission for these ongoing activities will be included in the 2009/10 budget submission of Community Services.



TimingThe last day of trading at SSI Resort by the current owner is 1 March 2009. Club B has ceased trading prior to December 2008. The preferred option and actions require immediate implementation on 2 March 2009. It is anticipated that should there be any actions required in relation to the caretaker’s residence and kiosk to enable commencement of these activities as at 2 March that these actions would be undertaken in consultation with the existing managers of the site prior to the 2 March.

Review arrangementsCommunity Services will provide regular review reports to the Executive Leadership Team on operational issues during the interim 18 month phase.

Communication strategyA communication strategy will be prepared by Corporate Communications in consultation with Community Services and PE&T to enable these management arrangements and Council’s longer term vision for the area to be broadly understood by the community leading up to and beyond settlement day.

Progressing with the planning for longer term arrangements

A range of activities will commence leading up to and following Councils acquisition of the area in order to advance the planning for the longer term use of the site. These activities include.

Recruit to the currently vacant project management officer position in order to: Negotiate the lease arrangements with the Department of Natural Resources and

Water. Provide planning and design function for the recreational/community hub. Provide the appropriate feasibility analyses that will establish the market capacity,

model and level of services required. Develop a recreation plan for the island to be operated from the community hub. Plan and deliver interpretive signage, walks and displays. Establish and develop partnerships with Education Queensland and any other

relevant state agencies. Establish and develop partnerships with local indigenous community re: cultural

heritage interpretation, provision of indigenous identified ranger services. Establish and develop partnerships with the development industry for the

provision/support/sponsorship of sustainable buildings or other structures within a future facility.

General

The South Stradbroke Island Management Officer (currently vacant position) has provided reports and presentations to the Executive Leadership Team & Council over the last 6 months regarding the acquisition and future options for this site. The recently prepared Draft Master Plan for the Tipplers Passage Precinct establishes a ‘nature based’ tourism land use designation for the majority of the precinct which provides a clear direction for any future redevelopment. This nature based tourism intent includes the South Stradbroke Island Resort and Club B sites. Both of these sites have been acquired with the aim of improving the environmental management of the precinct, reducing the commercial footprint, removing the inappropriate redevelopment risk and providing an environmental/conservation outcome for the island in the long term. The



environmental/conservation outcome will be achieved through the future development of an environmentally intelligent designed and sustainably built environmental and cultural heritage education centre/interpretation facility. The model of this will be determined through the planning process.

The area that has been recently purchased by Council is in the centre of the Tipplers Precinct, consolidating land under Council’s management. It is a well established central access point to the island and is an ideal location for a community hub, environmental/conservation/cultural interpretation centre. The facility could also accommodate the information and reservation venue for group recreational activities and other Council functions such as camping and vehicle permits.

The Gold Coast Regional Tourism Infrastructure and Investment Plan identifies the development of South Stradbroke Island as a catalytic tourism development project that is important to a sustainable tourism future for the city. The island is recognised as a significant conservation asset and an ideal location for nature based tourism. Council has the opportunity through these recent acquisitions in the centre of Tipplers to take a leadership role in delivering a nature based tourism product in this unique location.



6 STATUTORY MATTERS

Not applicable.

7 CORPORATE/OPERATIONAL PLAN

The corporate strategic priority 12 for preserve and enhance the natural environment can be met by Recognising, protecting and managing the city’s natural systems of clean air, clean water and biodiversity, in partnership with the community, industry and other levels of government. And by focussing on Educating and informing the community about valuing and protecting the environment and its wildlife habitat.

The corporate strategic priority 13 Land use and development control can be met by integrating land-use, infrastructure, environmental, social and economic planning so as to create and maintain a vibrant and sustainable community.

The corporate strategic priority 3 Cultural development for Enhancing quality of life through the fostering of the arts, creative activities, and the opportunity to appreciate local history and culture.

8 COUNCIL POLICIES

Not applicable.

9 DELEGATIONS

Not applicable.

10 BUDGET/FUNDING

The demolition and removal of the structures from the island is not included in the purchase price. Budget funding issues were discussed in broad terms above.

11 COORDINATION & CONSULTATION

There has been extensive consultation with The Department of Natural Resources & Water, City Property, Community Services, Planning Environment & Transport and the Executive Leadership Team.

12 TIMING

The last day of trading for the current owner of South Stradbroke Island Resort is the 01/03/2009. It is therefore important that Council move quickly to put in place the appropriate action plan from this date.



13 STAKEHOLDER IMPACTS

There have been a number of articles in the local press regarding Council’s intentions for the purchase and the future of South Stradbroke Island Resort. There have also been a number of negative responses regarding the purchase by residents and business operators connected to SSI received by Council and reported in the media. With the implementation of a communication strategy that informs the community as to Council’s vision and intentions for the area it is anticipated that these negative responses will ease.

The response to Council’s vision for the site to be redeveloped in the future as a location for environmental and cultural heritage education is expected to be positive across the broader community.

14 CONCLUSION

As at 2 March Council will become the owner of the land and assets of the former SSI Resort. The impending closure of SSI Resort requires an immediate response for the management arrangements for the duration of the previously endorsed planning stage.

The recommended management arrangements for the area are discussed in detail above which in summary are to continue the operation of a kiosk at the site, install caretakers on the site, secure and maintain the structurally sound assets until such time as the master planning for the area has been completed and demolish and remove the Club B structures and unsound structures from the site.

The detailed planning for the redevelopment of the site is anticipated to be a 12-18 month project that requires a dedicated officer to project manage. This project would include the investigation and establishment of partnerships with Queensland Education, other relevant agencies and stakeholders and to undertake appropriate feasibility studies.

15 RECOMMENDATION

1 That having regard to Council’s previous considerations for this area to be identified as a recreational/community hub for nature based tourism/education, Council resolve to implement the management arrangements recommended in the report of the resort sites until the appropriate planning has been completed for the future redevelopment.

2 That Council note Community Services, through the Commercial Services Branch will assume the management and asset owner responsibility for the former South Stradbroke Island Resort and Club B sites and associated jetties.

3 That the costs of implementing the recommended management arrangements be provided by the reallocation of existing funding allocated to the management of SSI within the Community Services budget and that further funding to complete the implementation be considered within the context of the 2009/10 budget deliberations.



4 That Council acknowledge that the planning and feasibility function to translate Council’s vision for this area into a detailed master plan for the area is a ‘major project’ that will take 12-18 months to complete.

5 That Council authorise the Chief Executive Officer to carry out actions to implement Council’s intent for the management arrangements and future planning requirements for this recreational/community hub of the Tipplers Passage Precinct.

Author: Authorised by:Louise Robb Warren Rowe Team Leader Environmental Planning & Conservation

Director Planning Environment & Transport

3 February 2009



Committee Recommendation Changed at Council 16 February 2009


COMMITTEE RECOMMENDATION SC09.0210.003 moved Cr Pforr seconded Cr Shepherd






6 Notwithstanding the above direction Council directs the Director Community Services to progress discussions with appropriate agencies to consider any potential short term alternate use that will provide tangible public benefit.

CARRIED

CHANGED AT COUNCIL 16 FEBRUARY 2009 RESOLUTION G09.0216.011 moved Cr Pforr seconded Cr Young

That Committee Recommendation SC09.0210.003 be adopted, with the addition of a further part numbered 7, such that in reads in full:








6 Notwithstanding the above direction Council directs the Director Community Services to progress discussions with appropriate agencies to consider any potential short term alternate use that will provide tangible public benefit.

7 That the Mayor write to the Premier regarding a contribution from the State towards the acquisition in the Tipplers Precinct.

CARRIED


ITEM 4 ECONOMIC DEVELOPMENT AND MAJOR PROJECTS YATALA ENTERPRISE AREA INDUSTRIAL LAND DEMAND STUDY PD237/207/02/01(P1) Refer 20 page attachment REFERRED ITEM

INTRODUCTION

The attached report was considered by the Economic Development & Tourism Committee at its meeting held on 3 February 2009 and endorsed the following recommendations (ED09.0203.001).

RECOMMENDATION

It is recommended that Council resolves as follows:

1 That Council notes the summary of recommendations from the Yatala Enterprise Area Industrial Land Demand Study provided in this report.

2 That Council notes the current industrial land available, as estimated by the Yatala Enterprise Area Industrial Land Demand Study, is:

a. Undeveloped land = 971 hectares b. Developed land = 739 hectares

3 That Council supports the annual lot size requirement (based on a high demand scenario) to meet demand in the Yatala Enterprise Area, as identified within the Yatala Enterprise Area Industrial Land Demand Study, as follows:

a Lots sized <4,000m2 3.2ha per annum b Lots sized 4,000m2-1ha 3.5ha per annum c Lots sized 1ha – 5ha 16 ha per annum d Lots sized > 5ha Approximately 18ha per annum. Annual demand

for this lot size has varied significantly over the study period, therefore no certainty can be prescribed for this lot size.

4 That Council recognises the need to review the current Yatala Enterprise Area Local Area Plan and that the matter be addressed by the Chief Executive Officer (Director – PET) for consideration and forward scheduling as a future planning scheme amendment.

5 That Council supports the strategic guidance provided by the Yatala Enterprise Area Local Area Plan Version 1.0 Map 29.4 for consideration of out of sequence development. Any consideration of out of sequence development will also have due regard for economic priorities consistent with the Economic Development Strategy.

6 That Council supports the PSA Consulting Recommendation to provide consistency between the Yatala Enterprise Area Local Area Plan Version 1.1 Map 29.3 – Conservation Area and Priorities and Conservation Strategy Plan Map 3 (Gold Coast Planning Scheme).

7 That Council supports the objective to achieve a range of small and large lots to protect and maintain economic development outcomes for the city.


ITEM 4 (Continued) YATALA ENTERPRISE AREA INDUSTRIAL LAND DEMAND STUDY PD237/207/02/01(P1)

8 That Council supports the continued application of the Brannock and Humphries (Development Control Plan for the Stapylton/Yatala Employment Area, 1996) by the Implementation and Assessment Branch as a land apportionment mechanism on a case by case basis.

9 The Council supports the development of a Land Monitoring and Release Strategy for the Yatala Enterprise Area and that the matter be addressed by the Chief Executive Officer (Director – PET) for forward scheduling and consideration, as recommended in the Yatala Enterprise Area Industrial Land Demand Study.

10 That Council supports the undertaking of a detailed study into hydraulic and environmental constraints within the Yatala Enterprise Area and that the matter be addressed by the Chief Executive Officer (Director – PET) for forward scheduling and consideration to accurately determine the amount of land available for development and to identify any impediments to the likely sequencing of land for release.

11 That Council supports the development and implementation of a Yatala Enterprise Area Investment Attraction and Marketing Strategy and the matter be addressed by the Chief Executive Officer (Director – EDMP) for forward scheduling and consideration.

12 That Council supports the development of a Service Centre Development Model within the Yatala Enterprise Area to bring about increased business and economic activity in the precinct and that the matter be addressed by the Chief Executive Officer.


COMMITTEE RECOMMENDATION ED09.0203.001 moved Cr Young seconded Cr Grummitt

13 That this Committee endorse the Agenda recommendations with changes discussed in the Committee Meeting and refers them to the Sustainable City Future Committee on Tuesday 10 February 2009.

DISCUSSION

The 3,070 hectare Yatala Enterprise Area (YEA) is recognised as one of the Gold Coast’s key industrial areas and is fundamental to the sustained prosperity and growth of the South East Queensland region. Council’s Economic Development Strategy has identified the YEA as a critical component of the Pacific Innovation Corridor (PIC) program and as a location for advanced design, manufacturing and distribution.

The YEA is strategically located in close proximity to key transport and built infrastructure, consists of key iconic industries and is Gold Coast City’s last major industrial land bank. Significant developer interest in the YEA stemming from the land’s ability to meet the needs of a variety of barriers confirms its value as a key resource within Gold Coast City.



Changed market circumstances, an impending review of the Gold Coast Planning Scheme and a rapid influx of development applications to Council has been the impetus for a study that assists with future land planning for Gold Coast City. By ascertaining the amount of land that is available for industrial development while investigating the demand for industrial land and the timeframes for planned infrastructure provision, the YEA Industrial Land Demand Study has provided recommendations for future land use planning to assist Council to maximise the use of this valuable industrial resource while achieving economic development outcomes.

To ensure the appropriate allotment mix within each development, reference to the Development Control Plan for the Stapylton/Yatala Employment Area (Brannock Humphries 1996) can direct current applications being actioned through the Implementation and Assessment Branch for Precinct 4 prior to the recommended prioritisation of an YEA LAP review.

Importantly, the Brannock Humphries 1996 report highlights the need for a range of larger allotments throughout the YEA to support the attraction and growth of major businesses within target industry sectors. Further, the report provides a mechanism for the fair apportionment of larger allotments between land developers.

The YEA Industrial Land Demand Study has been undertaken by PSA Consulting and has demonstrated that there is 1,710 hectares of industrial land within the YEA. Of this land, 971 hectares are undeveloped and 739 hectares has been developed. In the short term, based on a medium demand scenario consisting of a 13.8 hectare take-up rate of land, PSA Consulting has estimated that there is at least a 19 year land supply in Precincts 1, 2 and 3 to meet industry demand in the future.

In the long term, PSA Consulting has estimated even under a peak demand scenario there may be an additional 19 years of industrial land supply within Precinct 4 available for industrial development. The PSA Consulting study has recommended that the release of Precinct 4 in the short term is not necessary to meet industrial land demand. Further, the consultant’s recommended that a specific Land Monitoring and Release Strategy be established that observes and maintains the availability of 15 years land supply to support ongoing industrial development in the YEA.

An inconsistency was identified by PSA Consulting in relation to YEA LAP Version 1.1 Map 29.3 – Conservation Areas and Priorities and the Conservation Strategy Plan Map 3 from the Gold Coast Planning Scheme. YEA LAP Version 1.1 Map 29.3 highlights a series of conservation areas, open space nodes and preferred links across the YEA while the Conservation Strategy Plan Map 3 highlights the YEA as a major area of existing bushland committed for industrial development. Recent site investigations undertaken by PSA Consulting confirms that key areas designated for conservation by YEA LAP Map 29.3 have already been lost to development.

The PSA Consulting study has also indicated that the YEA has the capacity to accommodate businesses that require large land parcels within Precinct 4, which is a distinct competitive advantage to other Local Government Authorities within the South East Queensland Region. Furthermore, the PSA Consulting study has indicated that larger lot parcels in the YEA are comparably cheaper than its competitors, and as a consequence, should be retained for future use .



Finally, the PSA Consulting study identified that ancillary services and industrial businesses would enhance the product offering of the YEA. It suggested that a Satellite Services model would be an appropriate use for the YEA area while downstream and advanced manufacturing should be a focus for future investment attraction activities. It is recommended that the planning issues raised within the report and the endorsed recommendations are considered by the Sustainable City Future Committee prior to Council consideration on 16 February 2009.

RECOMMENDATION

It is recommended that the Sustainable City Future Committee endorse the recommended activities within the Yatala Enterprise Area Land Demand Study report.

Authorised by:Darren Scott Director Economic Development & Major Projects 5 February 2009

Committee Recommendation Changed at Council 16 February 2009


COMMITTEE RECOMMENDATION SC09.0210.004 moved Cr Betts seconded Cr Wayne

1 That Council endorse the recommended activities within the Yatala Enterprise Area Land Demand Study report.

2 That Council recognises the continued trend for non industrial uses to impact on the integrity of existing industrial precincts and identifies this as an issue requiring further attention in the Yatala Enterprise Area LAP review and the Planning Scheme Review.

CARRIEDCHANGED AT COUNCIL 16 FEBRUARY 2009 RESOLUTION G09.0216.012 moved Cr Shepherd seconded Cr Gates

That Committee Recommendation SC09.0210.004 be adopted with the addition of the words “to facilitate the control and/or inclusion of a variety of ancillary uses” at the end of part 2, such that it reads in full:

1 That Council endorse the recommended activities within the Yatala Enterprise Area Land Demand Study report.

2 That Council recognises the continued trend for non industrial uses to impact on the integrity of existing industrial precincts and identifies this as an issue requiring further attention in the Yatala Enterprise Area LAP review and the Planning Scheme Review, to facilitate the control and/or inclusion of a variety of ancillary uses.

CARRIED


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