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City Plan Vote: Gold Coast City Council votes unanimously to pause changes on building heights

Council has unanimously voted to defer recommended changes to the Gold Coast City Plan, with one councillor stating they would be “silly not to”. READ THE STUNNING REPORT

Gold Coast City Budget 2020-21 _ Captioned V2 (CORRECT VERSION)

COUNCIL have voted unanimously to defer controversial changes to the Gold Coast City Plan until October.

During lengthy discussion in a Planning and Environment Committee meeting today, councillors voted to hold off on changes to the plan in favour of further testing and avoiding a fast approaching election caretaker period.

Division 4 councillor Cameron Caldwell told councillors he believed there was “absolutely no gain” in trying to get the changes through within the next week, and suggested the extra time be used for “road testing”.

Division 11 councillor Hermann Vorster said council would be “silly not to” delay any changes ahead of the October 31 election.

Division 5 councillor Peter Young also voted in favour of deferral, and said: “We have to take a much more broad perspective or opinion about these things.

“Given the forthcoming state election and the caretaker period, and the known delays that will exist, it’s unlikely we’ll get a response from state government for months (anyway).”

EARLIER:

MAYOR Tom Tate has backed his senior planning team at council after an independent review was undertaken of the City Plan changes.

The planning directorate is to see three of its most senior staff depart under a shock move, leading to an reshuffle of managers under director Alisha Swain until new permanent appointments are made.

The review by consultants on the City Plan amendments recommends more research by council on the changes. The timing of the changes and departures have created tensions.

Cr Tate during open session told the planning committee meeting: “The question is not about to pause or not to pause. That’s not the question. It’s to recalibrate because of COVID-19 and deliver what’s best for the project.”

He said he was concerned about affordable housing for future generation of buyers.

The Mayor also spoke directly to Ms Swain. He urged councillors to back her judgment.

“I just want to air the view, I think I’ve been working with four planning directors, and I have the utmost confidence in your performance and leadership through this process,” he said.

Ms Swain said the City Plan changes would “make development much harder” which left council to make a policy decision and decide if that was the original intention with the amendments.

Consultants earlier had spoken about increased costs of construction due to carparking having to underground and reduced land value from lower density developments.

”In my mind there is definitely benefit to pause and talk about research a bit more with our team,” she said.

Planning chair Cameron Caldwell said there was no timing imperative to have the work done before the October State election.

“At this point in time that is unlikely,” he said. 

Councillors have been in a closed session now for almost an hour. Watch for further updates.

UPDATE:

COUNCILLORS have moved into closed session to consider the review by consultants of the City Plan changes.

Planning committee chair Cameron Caldwell was supported in the decision so a question, asked earlier in debate by Deputy Mayor Donna Gates, could be answered by officers.

The Bulletin understands the question was about State Government correspondence on City Plan which had to remain confidential.

At this point, it appears councillors will consider voting on a recommendation that they only “note” the review by consultants on the City Plan review.

A recommendation on the screen at the Evandale Chambers, yet to be moved and seconded, was the review, dated July 30, “be noted”.

The presentation by consultants began about 9am but live streaming was interrupted due to technical issues.

Media were invited to watch the debate from a room overlooking the chamber.

Consultants left the chamber at 11.50am.

EARLIER:

CONSULTANTS have recommended the changes to the City Plan should not proceed in their current form but be further researched, a council planning meeting has been told.

Councillors from 9am at the Evandale chambers began hearing a presentation in an open session from experienced town planners Greg Vann and Malcolm Griffin.

Palm Beach development. Picture Glenn Hampson.
Palm Beach development. Picture Glenn Hampson.

Their recommendations to councillors were:

* Major update two and three amendments not proceed in their current form.

* Restructure amendments to progress at different time frames.

* Progress some short term components relating to areas like the environment and The Spit master plan.

* Undertake research, analysis and redrafting in relation to height and density, built form and urban design along with the targeted growth areas which included Southport, Labrador and Biggera Waters.

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The recommendations essentially hit the pause button on the amendments being forwarded to be ticked off by the State Government creating tougher approval conditions for developers.

Consultants found the City Plan changes would lead to the need for additional space for below ground carparking at new buildings which would increase the cost of development.

The meeting was told the extra costs would lead to the land values in medium-rise developments in sites at Southport decreasing from $2.2 million to $1.5 million.

Gold Coast development hot spots and Palm Beach leads the pack. Picture: Jerad Williams
Gold Coast development hot spots and Palm Beach leads the pack. Picture: Jerad Williams

Some of the changes which would impact on site cover — it would drop from 45 per cent site cover above the tower base to 30 per cent — seeing land values at a Broadbeach development from $11.4 million to $6.2 million.

Consultants acknowledged that the intent of the changes were “broadly appropriate” leading to better targeted growth and raising standards of urban design.

But the policy “also raises risks of unintended consequences of impacts on development”.

A key finding was development under the current plan relied on performance outcomes and any move to strengthen these would impact on the feasibility of development.

The other key point from the review was the “significant risk to key economic sector at a time when COVID-19 is already creating significant uncertainty across the economy”.

Consultants admitted the implication for tourism and development due to coronavirus “is still quite foggy”.

They told councillors they were not recommending that the City Plan changes should not proceed, rather “amend provisions at different time frames”.

The presentation and debate is continuing.

Watch for updates.

EARLIER

RESIDENTS fear councillors will move into closed session before debating City Plan changes which will prevent the Gold Coast developing a “Gotham-by-the-sea” skyline.

Councillors at Thursday’s planning committee meeting are being fiercely lobbied by two groups — developers wanting to stall the building changes and property owners wanting the amendments to go forward so they can protect their lifestyle at Palm Beach and Labrador.

Will council go into closed session? Pic by Richard Gosling.
Will council go into closed session? Pic by Richard Gosling.

The peer review by Ethos Urban and PSA Consulting, which cost ratepayers $54,000, recommends a rethink by the council due to the negative economic impact of COVID-19.

Consultants are likely to give a presentation in open session but several sources suggest councillors will go into closed before voting on the review’s recommendations.

If councillors agree with consultants and delay sending the amendments to be ticked off by the State Government, developers get a window of at least 12 months for applications under the current more relaxed City Plan.

“I don’t think this (the debate) will be going anywhere in public,” a council source said.

Planning chair Cameron Caldwell told The Bulletin: “It is my personal preference to keep the meeting in open session unless there are compelling reasons of confidentiality to move to closed.”

Mayor Tom Tate in an email, which included Cr Caldwell and Deputy Mayor Donna Gates, admitted he was “anxious” about the impact of the planning changes on the construction industry given the weakening of the economy.

Cameron Caldwell (middle) will chair the meeting. Pic by Richard Gosling
Cameron Caldwell (middle) will chair the meeting. Pic by Richard Gosling

Sources cannot predict the vote on the review. Many new councillors had supported residents fearing the coastline would resemble a “Gotham by-the-sea” skyline.

“Are councillors going to pause it because they don’t want to hurt development and wind it back. If they want to be anti-development they will move forward with the City Plan amendments in their current proper form,” the source said.

Another source told The Bulletin: “There are councillors who believe the council shouldn’t rewind the all the work, that it would be ridiculous to do that.”

Community Alliance president John Hicks said residents who took part in the consultation wanted the presentation and debate before the council vote in open session.

“For the purpose of transparency and to demonstrate the integrity of the planning process, the whole of the session should be in open,” he said.

“We want to know whether councillors are standing up for the City Plan changes, and whether councillors are standing up for developers. We would hope each of the new councillors are afforded the opportunity to speak at the planning committee.”

EARLIER:

COUNCILLORS are confronted with a war between the property industry and community groups about ticking off changes to the City Plan which reduce the Gold Coast’s skyline.

The Property Council and Planning Institute of Australia in submissions to council asked to increase population density around light rail and ditch a plan for carparking on buildings to be underground.

A new City Plan map showing lower density development for Palm Beach.
A new City Plan map showing lower density development for Palm Beach.

But the ACE Community Alliance has asked why there is a “hold up” in the amendments, created after an unprecedented three sessions of community consultation which led to population targets and densities in Palm Beach and Broadwater suburbs being reduced.

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Councillors at Thursday’s critical planning committee must decide on recommendations by independent consultants to rethink the changes due to the COVID-19 economic downturn.

The Bulletin can reveal PCA has written to new northern councillor Mark Hammel seeking support to enable the industry to rebuild and create jobs.

Development at Palm Beach before COVID-19. Picture Glenn Hampson
Development at Palm Beach before COVID-19. Picture Glenn Hampson

“The city’s property industry, which employs 18.9 per cent of local full-time jobs, is facing grim conditions,” PCA Queensland executive director Chris Mountford wrote.

The city’s property industry relied heavily on overseas visitors and capital inflows, he said.

“The industry is currently experiencing a lack of new major building projects due to uncertainty in the market. Due to the heightened caution many investment decisions are being deferred indefinitely. During this time of border uncertainty, interstate and international investment has been extremely difficult to attract to local projects,” he added.

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The property industry wants council to defer what it calls “the unworkable site cover, set back and carparking amendments” proposed in the City Plan changes.

PCA has asked for 100 per cent discount on infrastructure changes for any project starting in six months and 50 per cent discount for those beginning within six to 12 months.

In a submission to Mr Dickson on the City Plan changes, PCA asked council to undertake “further planning amendments along the light rail corridor to increase densities” and where appropriate “fully capitalise on this infrastructure”.

Mayor Tom Tate announcing proposed changes to the City Plan. Pic Mike Batterham.
Mayor Tom Tate announcing proposed changes to the City Plan. Pic Mike Batterham.

The shift in policy to require all carparking underground would increase construction costs and impact on feasibility of projects, PCA said.

PCA also commented about the move to reduce building heights in the light rail corridor.

“The corridor contains limited vacant land with most sites require redevelopment, however, the large setbacks proposed in the amendments severely limit redevelopment opportunities,” Mr Mountford said.

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The Planning Institute Australia also asked council to look at the “infrastructure capacity issue” at Palm Beach and review the revised height and densities in targeted growth areas like Labrador, Southport and Biggera Waters.

Other concerns included the impact of “down zoning” of the Gold Coast Highway corridor between Broadbeach and Burleigh where light rail Stage 3a will be built.

ACE in a letter sent to Mr Dickson this week alleged pressure from the PCA and the PIA was the catalyst for a peer review of City Plan amendments.

Palm Beach development. Picture Glenn Hampson.
Palm Beach development. Picture Glenn Hampson.

The peak body for Coast community groups also expressed concerns about three senior planning staff departing council.

ACE told Mr Dickson the development industry had “unfettered opportunity for the foreseeable next 12 to 18 months to submit applications under the existing unamended City Plan”.

EARLIER

CONSULTANTS in an independent review are warning the Gold Coast’s council to rethink wide-ranging City Plan changes given the negative impact of COVID-19 on the economy.

Ethos Urban and PSA Consulting were employed after three years of council in-house work and three separate rounds of consultation which sparked a community protest in suburbs like Palm Beach and Labrador against what were deemed ugly high rise buildings.

Mayor Tom Tate announcing proposed changes to the City Plan. Pic Mike Batterham.
Mayor Tom Tate announcing proposed changes to the City Plan. Pic Mike Batterham.

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The Bulletin can reveal the consultants found the changes were of an unprecedented scale and had led to confusion among stakeholders in the development industry.

“In our combined experience, we have never seen a process like this,” the consultants said.

The result was “considerable confusion among stakeholders”.

The consultants used six theoretical sites — and they found the amendments will have far greater negative impact on profits west of the beachfront than on the coastline.

“While sales rates and prices were encouraging in the first quarter of 2020, the apartment market had been relatively flat for several years with supply (projects being taken to the market) remaining at a five-year low,” the report said.

While the changes would usher in an improved era of urban design and better targeted growth in the city, consultants cautioned about the timing with COVID-19 restrictions.

Council planning chair Cameron Caldwell addressing residents at a City Plan meeting at Labrador.
Council planning chair Cameron Caldwell addressing residents at a City Plan meeting at Labrador.

“The combined impact of confusion for stakeholders and the perceived negative changes to development outcomes and process in future assessment is fuelling resistance and the ultimate acceptance of the proposed amendments by key stakeholders,” the review said.

Consultants listed the following main impacts from the changes:

* Combined reductions in height and density.

* Increased requirements for ‘non-revenue generating’ floor space, or reductions in ‘revenue generating’ floor space.

* Increased cost of providing underground carparking, which is 50 to 70 per cent higher than above-ground carparking.

* The requirement to purchase additional land for lot amalgamation to achieve compliant outcomes.

Gold Coast development hot spots and Palm Beach leads the pack. Picture: Jerad Williams
Gold Coast development hot spots and Palm Beach leads the pack. Picture: Jerad Williams

Consultants noted that the amendments proposed would see “better targeted growth and raised standards of urban design”.

But they raised “material risk in terms of possible impacts on the industry” during COVID. Several recommendations are made including the packages not proceeding in their current form. Height and density, along with targeted growth areas should be reviewed.

Councillors will debate all the recommendations and the report at a planning committee meeting on Thursday.

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Original URL: https://www.goldcoastbulletin.com.au/news/council/planning-bombshell-revealing-the-secret-findings-from-city-council-review-on-gold-coast-future-skyline/news-story/673c73b34d2c5dbd1108e043743bdafc