Development of north and western suburbs stalled as focus turns to light rail corridor

Tram corridor suburbs are in the gun to take a population surge amid doubts over plans for new housing in the Gold Coast’s north and west. FULL DETAILS

Plans for new homes in the city’s west and north have been plunged into doubt, with councillors instead looking to funnel population growth into the light rail corridor to Burleigh.

After eight years of building up landowner expectations about “investigation” areas in Oxenford, Gaven and Highland Park, Gold Coast City Council planners are baulking at the enormous cost of making the zones suitable for housing.

Their reports on key locations reveal:

* Gaven North is to be put on hold after infrastructure costs of more than $23m will be needed to accommodate only an extra 2122 people.

* Oxenford is to undergo a full cost analysis because the ultimate extra population of 4895 will need more than $27m in upgraded stormwater and roads.

* Highland Park is on hold due to bushfire risk, koalas and a $27m infrastructure bill.

* Parkwood is endorsed as part of future plans but only adds a possible 200 dwellings.

These delays occur as new forecasts show “astronomical” population growth in the city’s north – particularly in the Coomera area.

The Oxenford "investigation area" being considered by the Gold Coast City Council for population increases, and infrastructure needed.

City planning chair Mark Hammel acknowledged the frustration from councillors and landowners with the delays after previous councils “set up expectations with land owners and failed to deliver significant movement”.

The barriers discovered included environmental risks ranging from bushfires to endangered wildlife as planners explored bushland pockets remaining in built-up suburbs.

“The critical one – and the one we haven’t focused enough on – is what is the cost of infrastructure upgrades required to support additional development in these areas,” he said.

“What we are very quickly seeing are some extraordinarily large figures. It could mean the cost benefit will not stack up.

“In an ever tightening market for civil contractors to deliver infrastructure upgrades, council must ensure that any investment of ratepayer funds leads to actual delivered infrastructure and we see the maximum return possible.”

Mr Hammel said the planning delays again put the focus back on the light rail corridor where there were significant improvements to water, sewage and stormwater.

“There’s a logic that that infrastructure has cost billions of ratepayer and taxpayer funds, and it has a capacity to handle more dwellings,” he said.

An estimated 30,000 dwellings could be built in the Stage 3 corridor from Broadbeach to Burleigh over 20 years.

Councillor Naomi Fowler has requested officers deliver a report to council within the next six months detailing the costs of infrastructure before endorsing the Oxenford plan.

The precincts which can be developed in the Oxenford "investigation area" being considered by the Gold Coast City Council.

She said it was encouraging that more than half of the impacted residents support the investigation area proceeding and the preferred concept plan in the ‘Riversdale’ precinct.

“However, concerns were rightly raised throughout this process about the necessary infrastructure upgrades to support the proposed density uplift, particularly around traffic, transport, and stormwater upgrades,” Ms Fowler said.

Many of the proposed intersection and road upgrades are on the State-controlled network.

“Yet there has been limited engagement with the Department of Transport and Main Roads on this concept plan and if the required upgrades are feasible or achievable within the time frame,” Ms Fowler said.

Cr Naomi Fowler.

Cr Mark Hammel.

“This report brought forward a lot of new information regarding the required stormwater and traffic infrastructure. Yet we haven’t really considered the cost of this infrastructure or whether the State Government endorses the plan and has a desire to deliver it.”

Ms Fowler said she wanted to ensure “this investigation area stacks up.”

“I would like to see infrastructure-led planning so we don’t end up with a future density that the network simply can’t cope with,” she said.

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