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Ver.1.2 Amended Oct 2010 Coomera Town Centre Structure Plan 1 of 69

Part 6 Local Area Plans Division 2 Local Area Plans Chapter 10 Coomera Town Centre Structure Plan

1.0 Intent

The intent of this Structure Plan is to provide for the integrated planning and development of the Coomera Town Centre. The Structure Plan is intended to assist the town centre achieve its potential as a Major Regional Activity Centre within the Gold Coast and South East Queensland region. The town centre will service the Coomera locality as well as the wider regional community of the Gold Coast’s Northern Growth Corridor. Based on the upper limits of the envisaged residential densities, the town centre has the potential to accommodate an overall population of approximately 50,000 people at capacity.

The Coomera Town Centre will support and encourage a transit oriented community relying heavily on highly accessible and diverse employment opportunities connected to the Coomera Rail Station. It is intended that the town centre will be developed to create walkable neighbourhoods with a focus on providing safe, convenient and comfortable access to an efficient public transport network and network of pedestrian and cycle paths, ultimately connecting with the Coomera Rail Station. The town centre will be developed to actively encourage walking and cycling to reduce the reliance on private motor vehicles.

The Coomera Rail Station will provide a focal point for the integration of multiple modes of transport including rail, bus services, taxis, cyclists, pedestrians and private vehicles, evolving into a Transport Hub for the town centre (the Coomera Transport Hub). Additionally, the Transport Hub provides a point of origin for a Major North/South Boulevard, providing connection to Dreamworld to enhance its role as a major activity generator for the town centre. The format of the town centre’s core, the Coomera Activity Centre Precinct, will serve to position it as part of the next generation of integrated city centres, with a focus on street life and activity on an interconnected city grid of publicly accessible streets which are predominantly publicly owned. The town centre will provide a high quality built form that promotes the intensity and diversity of development appropriate for a centre of this scale. Built form will be sustainable, respond to the sub-tropical climate, allow for adaptation and growth of the town centre over time, be innovative and reinforce local character.

The Structure Plan seeks to encourage a strong base of government, commercial, retail, residential and tourist and entertainment development, supported by core regional services such as secondary and tertiary education facilities, medical services and civic uses. The Coomera Town Centre will develop in an orderly sequence, with the staged development of large format anchor retail uses (full line supermarkets, department stores and discount department stores) in close proximity to the Coomera Transport Hub to provide the framework for an integrated and transit oriented town centre. Development will address any adverse impacts of transport noise. Development will facilitate the expansion of the Dreamworld Theme Park as one of the Gold Coast’s key tourism attractions and will provide for entertainment oriented uses (including cinemas, short term accommodation and kerbside dining) that enhance this role. Public areas will be attractively landscaped, interesting and safe places to gather. Public and publicly accessible areas of the town centre will be designed to promote social interaction and activity. Pedestrian and cycle pathways and public and publicly accessible spaces and facilities will be seamlessly connected, allowing universal access.

Development in the Structure Plan area will be balanced with the preservation of an interconnected network of open spaces that maintains and enhances areas of ecological value and provides for the active and passive recreation needs of the town centre’s population. The open space network will be managed in recognition of the intensity of development envisaged for the town centre and the degree of human encroachment will reflect the ecological significance and strategic importance of the open space. In addition to their nature conservation function, the open space areas will delineate and separate land uses, and serve as buffers to noise and visual intrusion.

2 of 69 Coomera Town Centre Structure Plan Ver.1.2 Amended Oct 2010

2.0 Application

2.1 The Coomera Town Centre is a declared Master Planned Area under the Sustainable Planning Act.

2.2 This Structure Plan applies to all development subject to the Master Planned Area declaration, as indicated in Coomera Town Centre Structure Plan Map 10.1 – Boundary.

2.3 This Structure Plan will facilitate development of the Coomera Town Centre as a Major Regional Activity Centre within the Gold Coast and South East Queensland region.

2.4 The Structure Plan prevails over any other provision within the Planning Scheme to the extent of any inconsistency.

2.5 Land that requires a master plan is identified in Coomera Town Centre Structure Plan Map 10.4 – Master Plan Units and will be subject to the requirements outlined in Clause 3.0 – Master Planning Requirements.

2.6 A development application for a preliminary approval that seeks to vary the effect of the Planning Scheme is not permitted to be made over land within a Master Plan Unit, as identified in Coomera Town Centre Structure Plan Map 10.4 – Master Plan Units.

2.7 A development application for a preliminary approval to vary the effect of the Planning Scheme may be made over land that does not require a master plan i.e. is outside of the Master Plan Units identified in Coomera Town Centre Structure Plan Map 10.4 – Master Plan Units.

2.8 Development and master plan applications subject to assessment against this Structure Plan are to be consistent with the intent of the relevant precinct and sub-precinct outlined in Clause 5.0.

2.9 Development and master plan applications subject to assessment against this Structure Plan are to comply with the Coomera Town Centre Structure Plan Code outlined in Clause 8.0.

2.10 Development identified in the Table of Development in Clause 6.0 as requiring Code or Impact Assessment is to comply with the Outcomes in Support of the Intent for the applicable precinct and sub-precinct, where relevant. Master plan applications are also required to comply with the Outcomes in Support of the Intent for the applicable precinct and sub-precinct, where relevant.

2.11 The codes that may be relevant to the assessment of development and master plan applications against this Structure Plan are listed in Clause 7.0.

2.12 The Table of Development included as Clause 6.0 identifies the category of development (referred to as the level of assessment) for development within the declared Master Planned Area.

2.13 It should be noted that self assessable development is consistent with the intent and Strategic Outcomes of this Structure Plan and therefore need only comply with the acceptable solutions of the Coomera Town Centre Structure Plan Code contained in Subclause 8.3 and any other acceptable solutions identified in the relevant codes explicitly referred to in Subclause 7.1.

2.14 For land in a Master Plan Unit identified in Coomera Town Centre Structure Plan Map 10.4 – Master Plan Units, development cannot be carried out before all necessary master plans has been made, unless the development is for the following:

a) Development listed as Exempt Development in 6.0 Coomera Town Centre Structure Plan Table of Development A: Material Change of Use;

b) Development associated with an approved lawful use;

c) Development carried out by a public sector entity;

d) Development for the purpose of a single detached dwelling on an existing lot where in Precinct 4 – Medium Density Residential Precinct or Precinct 5 – High Density Residential Precinct;

e) Development for a use proposed to be carried out in an existing building/ dwelling e.g. Home Occupation, Home Office etc.

Where development is not associated with an approved lawful use, the relevant level of assessment will continue to apply in accordance with 6.0 Coomera Town Centre Structure Plan Table of Development.


3.0 Master Planning Requirements

3.1 Master Plan Units

3.1.1 The areas within the Master Planned Area that require further master planning are identified in Coomera Town Centre Structure Plan Map 10.4 – Master Plan Units.

3.1.2 A master plan application must be made over the entire Master Plan Unit.

3.1.3 A Master Plan may vary the level of assessment identified in Clause 6.0 - Table of Development, as follows:

a) for all assessable development requiring impact assessment under this Structure Plan – vary the level of assessment to self assessable development or assessable development requiring code assessment or development requiring compliance assessment;

b) for code assessable development - vary the level of assessment to self assessable development or development requiring compliance assessment;

c) increase the level of assessment.

3.2 Preparation of Master Plans

3.2.1 It is recommended that the process for preparing a master plan involves consultation with all owners within the Master Plan Unit, local government and State agencies.

3.2.2 It is recommended that the proponent prepare a communication strategy to demonstrate adequate consultation will be undertaken with all owners within the Master Plan Unit, local government and State agencies and how this will occur. The communication strategy may include:

a) details of how all owners in the Master Plan Unit will be engaged, taking into account Subclause 3.2.3 and 3.2.6 of this Structure Plan;

b) details of how local government and State agency inputs are to be incorporated in the preparation of the Master Plan;

c) method of engagement to be used;

d) meeting schedule for the preparation of the Master Plan.

3.2.3 The proponent may request the local government to review the consultation strategy and provide advice on whether the local government is satisfied that the strategy meets the intent of Subclause 3.2.2. It is intended that the local government will provide advice to the proponent within 20 business days of receiving the request from the proponent.

3.2.4 The proponent of the Master Plan must notify all owners within the Master Plan Unit that the preparation of a Master Plan has been initiated. The proponent shall also notify all adjacent owners that the preparation of a Master Plan has been initiated and highlight the public notification requirements for the Master Plan, including the opportunities to lodge a submission during the public notification period.

3.2.5 It is essential that the Master Plan is prepared to the satisfaction of all owners in the Master Plan Unit and any application for approval of a Master Plan will require the consent of all owners within the Master Plan Unit, unless otherwise provided for in the Sustainable Planning Act 2009.

3.2.6 The proponent of the Master Plan must give written notice to all owners within the Master Plan Unit inviting them to become involved in the preparation and funding of the Master Plan.

3.2.7 It is recommended that the process for preparing the Master Plan allows for the following:

a) one or more meetings with all owners in the Master Plan Unit to discuss the requirements for master planning, the intent, structure, project management and funding of the Master Plan;

b) one or more design workshops to seek and utilise stakeholder/ owner input in the preparation of the Master Plan. Stakeholders invited to participate should include, but are not limited to, owners from within the Master Plan Unit, the local government and State Agencies;


c) one or more meetings with all owners in the Master Plan Unit to agree to the preliminary outcomes of the Master Plan;

d) one or more meetings with all owners in the Master Plan Unit to agree to the final Master Plan application prior to lodgement.

3.2.8 The proponent must provide written notice to the local government, as part of the master plan application, outlining the consultation activities undertaken in the preparation of the Master Plan.

3.3 Content of Master Plans

3.3.1 The Master Plan demonstrates compliance with the overall Intent for the Coomera Town Centre described in Clause 1.0 of this Structure Plan.

3.3.2 The Master Plan demonstrates compliance with the Strategic Outcomes described in Clause 4.0 of this Structure Plan.

3.3.3 The Master Plan demonstrates compliance with the precinct Intent/s, as well as any sub-precinct Intent/s, applicable to the Master Plan Unit, as described in Clause 5.0 of this Structure Plan.

3.3.4 The Master Plan demonstrates compliance with the Outcomes in Support of the Intent for the precinct/s, as well as any sub-precinct/s, applicable to the Master Plan Unit. The Outcomes in Support of the Intent are described at the end of each precinct and sub-precinct Intent in Clause 5.0 of this Structure Plan.

3.3.5 The Master Plan builds upon the detail contained in this Structure Plan to enable specific land use and development outcomes to be determined, including the provision of a Master Plan Unit Code that states development entitlements and development obligations for subsequent development in the Master Plan Unit. The Place Code described in Clause 8.0 forms the basis of what would be expected to be addressed in the Master Plan Unit Code.

3.3.6 The Master Plan ensures development integrates with existing or proposed development on neighbouring land, both within and external to the Structure Plan Boundary, to ensure connectivity is maintained.

3.3.7 The Master Plan demonstrates how a development will, to the greatest extent practicable, contribute towards achieving the designated height and residential density range when considered on a whole of Master Plan Unit basis.

3.3.8 The Master Plan identifies management regimes, embellishment and dedication of land located in Precinct 9 – Open Space, within the Master Plan Unit.

3.3.9 Master plan applications are to be supported by an economic needs analysis to justify any proposed retail and/or commercial floor space.

3.3.10 The Master Plan identifies the types of land uses proposed and provide a detailed land budget, including the corresponding equivalent gross floor areas and dwelling targets. This is to be accompanied by the associated population and/or occupancy rates.

3.3.11 Precinct 1 is covered by 2 Master Plan Units as identified in Coomera Town Centre Structure Plan Map 10.4 – Master Plan Units, Master Plan Unit 1A and 1B. A Master Plan will be prepared over the entirety of Master Plan Unit 1A and 1B, however the detail required for Master Plan Unit 1B will be initially limited to ensuring road networks are defined, pedestrian and cycle connections are maintained and the area is integrated with the Coomera Rail Station, the remainder of Precinct 1 and adjacent precincts. Prior to the commencement of development outside of that provided for by the initial Master Plan, Master Plan Unit 1B will be subject to the requirement for further Master Planning to address all other requirements of this Structure Plan.

3.3.12 The Coomera Rail Station and surrounding State owned land will be incorporated into Master Plan Unit 1A. Master plan applications over Master Plan Unit 1A and 1B are to ensure development integrates with, and reinforces connectivity to, the rail station. The Master Plan demonstrates how development will enhance the image and functionality of a Transport Hub in this location. This includes detailed analysis of transport corridor preservation.


3.3.13 Master Plan Unit 3 is divided into 3 Master Plan Sub-Units as identified in Coomera Town Centre Structure Plan Map 10.4 – Master Plan Units, Master Plan Unit 3A, 3B and 3C. A Master Plan will be prepared over the entirety of Master Plan Sub-Units 3A, 3B and 3C, however the detail required for each Master Plan Sub-Unit, outside of the Sub-Unit the focus of the application, will be initially limited to ensuring road networks are defined, pedestrian, cycle and open space connections are maintained and the area is integrated with the Coomera Rail Station, adjacent development and adjacent precincts. Prior to the commencement of development outside of that provided for by the preceding Master Plan application/s, the remaining Master Plan Sub-Unit/s will be subject to the requirement for further Master Planning to address all other requirements of this Structure Plan.

3.3.14 All master plan applications are to provide an indicative staging plan to ensure that development facilitates the outcomes sought by this Structure Plan. For Precinct 1 indicative staging will reflect the retail staging outcomes described in the Precinct 1 Intent, all relevant sub-precinct Intents and the Outcomes in Support of the Intent for the precinct and sub-precincts.

3.3.15 A Master Plan application will not be approved until such time as a strategy has been developed regarding infrastructure provision for all networks in accordance with the local government’s Priority Infrastructure Plan. Where necessary, the individual owners that make up a Master Plan Unit may enter into separate infrastructure agreements with local government. The Master Plan identifies any additional infrastructure needed to service the demand generated by development envisaged in the Master Plan Unit and determine how this will be provided.

3.3.16 A master plan application must address the provision of State infrastructure unless State Infrastructure arrangements are in place for the Declared Master Planned Area. This is to be achieved through consultation with the Department of Infrastructure and Planning as the coordinating agency for the Coomera Town Centre Declared Master Planned Area.

3.3.17 A master plan application is to demonstrate that development proposals can accommodate the below community infrastructure within the relevant master plan unit. Necessary community infrastructure may include, but is not limited to, the following:

a) that set out in the Gold Coast Priority Infrastructure Plan;

b) a local government Administration Centre will be located in the Coomera Activity Centre Precinct, either adjacent to the transport forecourt or within 200m of the Coomera Transport Hub and along the Major North/ South Boulevard, adjacent to a public/ civic space;

c) regional community and cultural centres are to be located either adjacent to the civic square or transport forecourt, or within 300m of the Coomera Transport Hub and along the Major North/ South Boulevard, or in conjunction with the proposed branch library;

d) a branch library, including Councillor office and customer service space is to be provided for in either Precinct 1 within 300m of the transport forecourt or civic square. The location of the library is to be determined though consultation between local government and the owners of Precinct 1;

e) a regional aquatic facility, regional indoor recreational facility and a youth centre integrated together and located within 800m to the Coomera Transport Hub and a high degree of connectivity to open green space in Sub-precinct 9a;

f) A regional human services hub (multi tenant service centre) is required in the Coomera Activity Centre Precinct within 400m of the Coomera Transport Hub. This facility will accommodate community-based organisations involved in the provision of community and social services across the Northern Growth Corridor of the city. This may be provided in the form of floor space in a commercial building;

g) additional local facilities as per the Northern Growth Corridor Social Infrastructure Plan.

3.3.18 The provision of community infrastructure including timing, funding and party responsibilities should be dealt with through an infrastructure agreement or the PIP. The timing, funding and party responsibilities should be reasonably apportioned based on development or population thresholds, the PIP and the broader requirements and services associated with the northern Gold Coast community.


3.3.19 The Master Plan application for Master Plan Unit 1A shall be supported by a report that addresses the impacts of the proposal on Dreamworld’s sensitive breeding programs and animal welfare uses in consideration of light, noise, pollution and vibration impacts for both the construction and operation phases.

3.4 Assessment by the State

3.4.1 All master plan applications are required to be assessed by the State.

3.4.2 The coordinating agency for each master plan application is the chief executive of the entity stated in table 1, column 1 of Appendix A.

3.4.3 The coordinating agency’s jurisdiction for each master plan is stated in table 1, column 2 of Appendix A, but does not include a referral jurisdiction stated in column 3 of the same table.

3.4.4 The participating agency for each master plan application is the chief executive of the entity stated in table 2, column 1 of Appendix A.

3.4.5 The participating agencies’ jurisdiction for each master plan is stated in table 2, column 2 of Appendix A, but does not include a referral agency jurisdiction stated in column 3 of the same table.

3.4.6 To remove any doubt, the jurisdictions stated in table 1, column 3 and table 2, column 3 are the IDAS jurisdictions that will be triggered for development applications.

3.5 Public Notification

All master plan applications are to undertake consultation for at least 20 business days, in accordance with section 167 of the Sustainable Planning Act 2009.

3.6 Date for Participating Agencies’ Request for Information

The period for a participating agency to comply with section 162 of the Sustainable Planning Act 2009 is 20 business days.

3.7 Required Period for Participating Agencies’ Response

The period for a participating agency to comply with section 174 of the Sustainable Planning Act is 30 business days.

4.0 Strategic Intent

4.1 Strategic Outcomes

a) Development will promote mixed use outcomes and provide a range of residential, retail, civic, commercial and industrial uses, appropriate for a regional town centre (refer to DEO Econ.3).

b) A range of residential dwelling types and residential densities will be provided to encourage housing diversity and choices, including universal and adaptable design (refer to DEO Soc.3).

c) Development builds on the attraction and continued expansion of the Dreamworld Theme Park by providing a range of entertainment, leisure and tourist-related opportunities, including tourist and theme park uses and tourist accommodation (refer to DEO Econ.4).

d) The natural environment will be visually and physically integrated with the urban fabric of the Coomera Town Centre and development will retain and enhance the key environmental qualities of the area (refer to DEO Ecol.2).

e) Development will, where appropriate, provide a high quality built form that is sustainable, responsive to the sub-tropical climate, adaptable, innovative ,and a reinforcement of local character (refer to DEO Soc.1).

f) Development will conserve areas containing significant native vegetation and other natural ecosystems as an integral part of the town centre (refer to DEO Ecol.1).

g) Development will allow for the safe movement of wildlife throughout the open space network of the Coomera Town Centre commensurate with the role of the open space (refer to DEO Ecol.1).

h) The Coomera Town Centre will develop in an orderly sequence, with large format anchor retail uses (full line supermarkets, department stores and discount department stores) and commercial development initially occurring west of the railway line, north of Foxwell Road, and in close proximity to the Coomera Transport Hub to provide the framework for an integrated and transit oriented town centre (refer to DEO Econ.3).


i) High intensity development will contribute towards the achievement of transit oriented development outcomes and reinforce the Coomera Transport Hub as the major focal point of the Coomera Town Centre (refer to DEO Econ.6).

j) Retail activity will form part of the streetscape to focus activity on a network of publicly accessible streets which are predominantly publicly owned, rather than being focussed within internalised centres (refer to DEO Econ.3).

k) A legible and interconnected network of publicly accessible streets which are predominantly publicly owned, and pedestrian thoroughfares will be provided to maximise permeability throughout the Coomera Town Centre and provide functional public transport outcomes at grade at the street level (refer to DEO Soc.2).

l) Development will address and activate the public realm to create a safe and comfortable environment that encourages social interaction (refer to DEO Soc.2).

m) Development will provide for an inclusive, healthy, and engaged community with a high level of access to social infrastructure and community services and facilities (refer to DEO Soc.2).

n) Infrastructure and essential services are delivered in a timely manner to support the future population and meet community needs (refer to DEO Econ.6).

o) Development will provide diverse housing choices, including affordable housing, to accommodate the complete range of income groups close to employment, public transport and services (refer to DEO Soc.3).

4.2 Transport Infrastructure

Road access to the Coomera Town Centre from the Pacific Motorway will ultimately utilise three interchanges along the Pacific Motorway. This will support the Motorway by spreading the traffic demand and will complement access to the town centre and transport hub. This arrangement will distribute traffic away from the M1 and encourage local traffic to use the local trunk road network by utilising a system of ring roads connecting to the three interchanges. The alignment of the ring road shown in Coomera Town Centre LAP Map 10.7 – Indicative Road Network is indicative only and subject to further investigation and traffic modelling.

The Ring Road is to function as a sub-regional distribution of traffic and as such should circle the town centre, east and west of the rail corridor.

The need for both additional ‘Coomera North’ and ‘Coomera South’ interchanges has been considered under a broader regional catchment context. Timing and implementation arrangements for the new ‘Coomera North’ and ‘Coomera South’ interchanges will relate to the need for directional connectivity to the Coomera Town Centre and the needs of development in the wider Coomera area. However, these interchange arrangements remain strongly dependent on connection to an efficient ring road network, in accordance with the notes on Coomera Town Centre LAP Map 10.7 – Indicative Road Network.

The ultimate design of Foxwell Road through the Coomera Activity Centre Precinct will ensure it performs the function of a four lane arterial road, whilst still integrating Sub-precincts 1a and 1b by operating at a low speed to create a safe and comfortable pedestrian environment. The ‘Coomera North’ and ‘Coomera South’ interchanges and connecting ring roads will ultimately support this function of Foxwell Road and complement access, mobility and public transport networks.

Implementation sequencing of the Pacific Motorway interchanges will commence with the upgrading of the existing ‘Coomera’ interchange and is anticipated to be followed by the ‘Coomera North’ interchange then ultimately the ‘Coomera South’ interchange. Pacific Motorway interchanges remain dependent on the provision of the respective ring roads, but the final timing for provision of road network infrastructure components, including the Pacific Motorway interchanges, is to be staged to match traffic demand generated by development taking into account available funding and competing priorities.

The street running parallel to the west of the railway line is to be directed into Creek Road south of Road G. It is the intent that this will divert traffic away from the town centre.

The alignment and level of service of the future road network is indicative only and subject to further investigation and traffic modelling as part of preparing relevant Master Plan applications.


5.0 Land Use Precincts

The Coomera Town Centre Structure Plan incorporates nine precincts. The precincts have distinctive characteristics, and are a reflection of surrounding land use patterns, infrastructure, topography and the preferred future development pattern for the Master Planned Area.

The precinct boundaries are shown on Coomera Town Centre Structure Plan Map 10.2 – Precincts:

Precinct 1 Coomera Activity Centre

Precinct 2 Showroom and Bulky Goods

Precinct 3 Government

Precinct 4 Medium Density Residential

Precinct 5 High Density Residential

Precinct 6 Low Impact Industry

Precinct 7 Education

Precinct 8 Dreamworld

Precinct 9 Open Space

5.1 Precinct 1 Coomera Activity Centre Intent

Master planning will be required for land within this precinct in accordance with Clause 3.0 of this Structure Plan.

The Coomera Activity Centre Precinct is the core or 'heart' of the Coomera Town Centre. The precinct is intended to provide the focus for major retail, commercial, cultural, civic, entertainment, leisure and related development, integrated where appropriate with high density residential accommodation that provides for a diverse range of accommodation needs, income levels and life stages as part of mixed use developments. High density residential accommodation is encouraged on upper floors to maintain the activity in this area day and night, seven days a week. Additionally, this precinct will accommodate a range of regional level community services and facilities and will be provided in accordance with the master planning requirements set out in Clause 3.0 of this Structure Plan. These will be designed to meet the needs of the Northern Gold Coast’s growing population.

Development within Precinct 1 is intended to create continuous pedestrian interaction, entertainment and shopping activity, based on a grid system of publicly accessible streets which are predominantly publicly owned. Retail, tourism, entertainment, restaurants and services are encouraged at ground level and above to create an active, safe and vibrant retail core. The streetscape of precinct is intended to contain high quality landscape work, extensive street tree planting, kerbside parking and pedestrian facilities, such as seating, drinking fountains and meeting areas to encourage pedestrian interaction.

The Coomera Activity Centre Precinct is positioned around the existing Coomera Rail Station which will develop into the Coomera Transport Hub. It will integrate multiple modes of transport including rail, bus services, taxis, cyclists, pedestrians and private vehicles. Development adjacent to the Coomera Transport Hub and railway line are to appropriately respond to acoustics generated by the operation of this area. Development within this Precinct ensures land is protected to accommodate the proposed rail upgrade for the quadruplication of the Gold Coast rail line through the town centre.

Development will integrate with the Coomera Transport Hub from the first stage of the town centre to encourage transit oriented development outcomes in the short term and provide a gateway to the Coomera Activity Centre Precinct for residents, shoppers and tourists. Additionally, the Coomera Transport Hub provides a point of origin for a Major North/South Boulevard, providing connection to Dreamworld to enhance its role as a Fixed Anchor and major activity generator for the town centre.

It is intended that this connection will be a 2 lane, pedestrian focussed main street boulevard. The boulevard will be designed to function as a safe and comfortable pedestrian environment that is readily crossable, with priority given to pedestrians. The intersection of the Major North/ South Boulevard and Foxwell Road will be designed as a safe, at-grade pedestrian crossing.

Development north of Foxwell Road will provide for a high order retail, civic and commercial focus to the north and leisure and entertainment focus to the south. The retail offering north of Foxwell Road is intended to accommodate regional retail shopping needs based on catchment demand. South of Foxwell Road the retail offering is intended to provide for convenience and specialised shopping needs.


The staged development of the town centre, including the establishment of Preferred Retail Anchors, will strongly position the Major North/South Boulevard as the main street of the Coomera Activity Centre Precinct as part of the first stage of development. Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts illustrates the key Fixed Anchor of Dreamworld, as well as preferred locations of large format anchor retail uses such as department stores, discount department stores and supermarkets.

Any development within this precinct shall demonstrate that the environmental qualities and flood regimes of Oakey Creek and its environs are not negatively impacted. An adequate creek corridor shall be retained as part of the open space network and well integrated with development in Precinct 1.

The Coomera Activity Centre Precinct is divided into 7 sub-precincts, on the basis of desired character and to facilitate an orderly sequence of development, as shown in Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts. The intent for each of the sub-precincts is described in the following sections and will be considered in addition to the overall development intent for Precinct 1.

Outcomes in Support of Precinct 1 Intent

The following Outcomes relate to the Coomera Activity Centre Precinct as a whole.

1. Retail Staging

i. Development will follow an orderly sequence in accordance with the indicative stages identified in Table 1: Coomera Activity Centre Precinct Indicative Staging or as justified and approved as part of a master plan application.

Excluding Preferred Retail Anchors, the development of any stage may occur at any point, dependent on local government’s satisfaction that the development will not impact on the Strategic Intent described for Precinct 1 in this Structure Plan.

The Preferred Retail Anchors associated with each stage are located in accordance with Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts. For Sub-precinct 1a Preferred Retail Anchors may exceed what is shown, however the preferred location of anchors necessary to support the orderly growth of the town centre, and. the outcomes of this Structure Plan, have been identified.

Table 1: Coomera Activity Centre Precinct Indicative Staging

Stage Sub-

precinct Name

Preferred Retail Anchor/s

(Large Format Anchor Retail Uses)

Development Requirements

1a Coomera Activity Centre - Central

Department Stores, Discount Department Stores and Supermarkets (Up to 4500m2)

Development of Retail Anchors can occur at anytime.

1

1b Coomera Activity Centre - Central South

Supermarket (Up to 4500m2)

Development of Retail Anchor can occur at anytime.

1c Coomera Activity Centre - Tourism and Leisure

Supermarket (Up to1500m2)

Commencement of Retail Anchor trading only after Retail Anchors in Stage 1 (1a and 1b) are trading.

1d Coomera Activity Centre - Retail Expansion

- Department Stores, Discount Department Stores, and Supermarkets may commence trading after Retail Anchors in Stage 1 (1a and 1b) are trading.

2

1e Coomera Activity Centre - Health and Government

Supermarket (Up to 1500m2)

Development of Retail Anchor only after Retail Anchors in Stage 1 (1a and 1b) or post 2016.


Stage Sub-

precinct Name

Preferred Retail Anchor/s

(Large Format Anchor Retail Uses)

Development Requirements

1f Coomera Activity Centre – Future Health and Government

- - 3

1g Coomera Activity Centre - Future Development Area

- Retail Development is not to occur until significant development in 1d and there is minimal opportunity for retail expansion in the first 2 stages.

ii. Stage 2 retail based developments are not intended to commence trading until Retail Anchor development in Sub-precincts 1a and 1b are trading. However, in Sub-precinct 1c Retail Anchor trading can occur post 2016 if the Retail Anchor in Sub-precinct 1b is already trading. Similarly, in Sub-precinct 1d department stores, discount department stores, and supermarkets can commence trading post 2016 if the anchors in Sub-precinct 1a are already trading. If development of retail anchors in both 1a and 1b are significantly delayed development of the Retail Anchor in 1e can proceed post 2016.

iii. Stage 3 retail based developments are not intended to occur until the development of all anchors in Sub-precincts 1a through 1e are operating and there is minimal opportunity for retail expansion within the first 2 stages. If development in Sub-precinct 1e is significantly delayed development of Sub-precinct 1f and 1g can proceed.

iv. The development of Retail Anchors in Sub-precincts 1a and 1b (as well as associated uses) will create Key Activity Nodes as shown on Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts.

2. Mixed Use

i. The Coomera Activity Centre Precinct is a mixed use precinct with a range of high density residential, commercial, civic, retail, education, entertainment, tourism and leisure uses within the same development or within walking distance of each other.

ii. Sub-precincts provide a particular focus or theme to specific areas to ensure coordinated growth of the Coomera Activity Centre Precinct, integration with adjoining precincts and a sense of place within individual sub-precincts.

iii. The Coomera Activity Centre Precinct will provide a diverse range of day and night time activity that is designed to make it a safe and vibrant area.

iv. Venues that traditionally experience the majority of customer usage during night-time hours, such as nightclubs and taverns, shall demonstrate management of any possible impacts on community safety and amenity.

v. Strategically placed Key Activity Nodes will encourage pedestrian movements and provide destination points. For further detail refer to Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts.

vi. Higher order retail uses (i.e. department stores and discount department stores) are located west of the rail line, to the north of Foxwell Road, and in close proximity to the Coomera Transport Hub.

vii. Active main street development is focused from the Coomera Transport Hub along the Major North/ South Boulevard. Whilst the appearance of all other streets should be active and attractive they should not detract from the main street function of the Major North/ South Boulevard.

viii. Development will contribute to a ‘main street’ outcome by establishing the Major North/South Boulevard in the short term, at the time of developing Retail Anchors.


ix. Social infrastructure should be distributed throughout the Coomera Activity Centre Precinct to meet the requirements of the growing Coomera community. Provision will be made for the establishment of health services and facilities, community facilities, human services and community programs. Facilities that provide community care, child care and services, and special accommodation will be encouraged.

x. Three full line supermarkets (up to 4,500m2) are provided within the Coomera Activity Centre Precinct in accordance with Table 1: Coomera Activity Centre Precinct Indicative Staging. Smaller local convenience supermarkets may be established where they will not impact on the larger supermarkets and main street outcomes.

xi. Residential development is located to take advantage of high amenity areas including Oakey Creek and the open space network.

3. Road Network

i. The precinct is organised around a Major North/ South Boulevard that establishes a strong physical connection between the Coomera Transport Hub and Dreamworld. The boulevard will accommodate a mixture of uses and public spaces that provide interest and encourage pedestrian movement along its entire length.

ii. The design of roads will incorporate verges of a width that reflect the role of the street, underground services, opportunity for street tree planting, and facilitate pedestrian cross movement.

iii. Development in the precinct is based on a fine grained grid network of active and publicly accessible streets which are predominantly publicly owned to maximise permeability throughout the precinct and provide functional public transport outcomes at grade with the street. Foxwell Road and the Major North/South Boulevard will inform and integrate with this grid network of streets.

iv. The precinct will integrate with surrounding development by contributing to the achievement of an interconnected network of predominantly public streets in accordance with Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network.

v. Foxwell Road will act as the primary east-west connection through the Coomera Activity Centre Precinct. It is designed as a low speed, shady, tree-lined boulevard, providing an environment that facilitates the integration of Sub-precincts 1a and 1b.

vi. Foxwell Road and its intersection with the Major North/ South Boulevard is a significant organising point and gateway to the heart of the Coomera Activity Centre. Clear way-finding to the Coomera Rail Station and Dreamworld is to be maintained from this point.

vii. Foxwell Road will act as the primary east-west arterial connection through the precinct for the wider Coomera Town Centre area, in the short term. In the medium term an arterial ‘ring road’, connecting the proposed Coomera South Interchange (at Beattie Road) and the Coomera North Interchange (at LeMans), will encourage traffic to use alternative routes rather than moving through the Coomera Activity Centre Precinct on Foxwell Road. For detail refer to Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network.

viii. The Road Network will contribute to the efficient movement of pedestrians, cyclists, public transport and vehicles consistent with Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network.

ix. Streets are designed as safe, attractive, and shaded pedestrian friendly spaces.

x. Traffic movements will not compromise the pedestrianised nature and connectivity of the Coomera Activity Centre Precinct.

xi. Road I, running parallel to the rail line to the west of the Coomera Rail Station, will be 2 lanes and function as a slow pedestrian environment which is to support safe access between the town centre and the rail station.


4. Built Form

i. A transport forecourt is located west of the rail line, adjacent to the Coomera Transport Hub, to provide a seamless transition to adjoining development and provide an attractive and functional community gathering space.

ii. A civic square is located within the town centre with a key axis reaching from the station through the ‘transport forecourt’ and leading to the town centre. The area is to be a focal space within the town centre.

iii. Coomera Rail Station is upgraded and the Coomera Transport Hub is designed to reflect its status as the focal point of the Coomera Activity Centre Precinct.

iv. Development within the precinct contributes to a high quality, well articulated built form.

v. The built form of the precinct should be adaptable in order to accommodate a change of uses throughout a development’s lifecycle.

vi. Development integrates with the adjacent sub-precincts to provide a seamless extension of development activity.

vii. Development will provide continuous and accessible paths of travel through the public and private realm of the town centre to provide access to goods and services for the whole community.

viii. Retail Anchors are integrated with other uses to achieve a main street outcome.

ix. The proposed Coomera Activity Centre Precinct is a true ‘city centre’ with retail activity, including high order retail development, forming part of the streetscape and avoiding internalised centres. Where internalised centres cannot be avoided, retail and commercial activities are to address the street frontages to avoid blank or unarticulated walls.

x. Built form around the Coomera Transport Hub orientates toward the Hub and provides active frontages and pedestrian-oriented uses that activate the precinct. Employment and/or residential uses should be located above ground level.

xi. High density residential accommodation and employment generating office development above activated street frontages contributes to the vibrancy and passive surveillance opportunities of the Coomera Activity Centre Precinct. Residential development and office development should incorporate a variety of types and sizes to support a diverse population and employment needs.

xii. Development of residential accommodation includes affordable housing options that allow people of all income levels to live within the town centre.

xiii. Development provides active street frontages that contribute to the pedestrian focus of the Coomera Activity Centre Precinct.

xiv. Development is visually and physically integrated with the Oakey Creek open space corridor.

xv. Development achieves a compact urban form that consolidates land use so as not to underutilise land for its intended purpose and proposed intensity. The height and density of built form is consistent with Coomera Town Centre Structure Plan Map 10.5 – Building Height and Coomera Town Centre Structure Plan Map 10.6 – Residential Density but will provide some flexibility to encourage staged development of the Coomera Town Centre.

xvi. The precinct will integrate with surrounding development, the broader Coomera area and the South East Queensland Region by contributing to strong public transport, and pedestrian and cycle networks. This will reinforce connections with the Coomera Transport Hub and Open Space Network. For detail refer to Coomera Town Centre Structure Plan Map 10.8 – Indicative Access and Mobility Network and Coomera Town Centre Structure Plan Map 10.9 – Indicative Public Transport Network.

xvii. Attractive and usable public spaces designed to encourage social interaction and promote safety will be integrated throughout the precinct.

xviii. The connections between streets, pedestrian and cycle pathways, public and publicly accessible spaces and facilities will be seamless, allowing for universal access and providing a legible built form.


5. Car Parking

i. Car parking provision should be distributed throughout the Coomera Activity Centre Precinct and reflect the proximity and accessibility of public transport.

ii. Car parking should be located, designed and operated in a manner that supports walking, cycling and public transport patronage.

i. Off-street parking areas are not a dominant visual element of the Activity Centre and are provided to the rear of buildings, as rooftop parking, as parking structures or as basement car parks.

ii. Where parking is provided in structures, including above ground parking structures or rooftop parking, development sleeves the use, incorporating active ground level facades into the design to promote street activity and ameliorate visual amenity impacts.

iii. The Major North/ South Boulevard and other retail streets will cater for short term on-street car parking and convenience parking. Access for commercial vehicles associated with the retail and commercial offering will not have direct access off the Major North/ South Boulevard or any other main shopping street.

iv. Alternative car parking solutions should be explored, including car park sharing between complementary uses, dual function car parking areas, maximised tandem parking opportunities (for a single residential unit), and the consideration of future uses for car parking nodes with any reduction in demand.

5.1.1 Sub-precinct 1a Central Intent

Sub-precinct 1a is the area of the Coomera Activity Centre Precinct directly north of Foxwell Road and has direct access to the Transport Hub. Initial growth in this sub-precinct will take place in two Key Activity Nodes - one adjacent to the Transport Hub and the other at the Foxwell Road and Major North/ South Boulevard intersection. The Major North/ South Boulevard will form a connection between these two Key Activity Nodes and draw pedestrians south across Foxwell Road. The mixed use character of this area will incorporate large format anchor retail uses, including supermarkets, department stores and discount department stores and associated specialty/ support retailing, as well as regional level community facilities, government and civic uses, human services and community programs.

The Preferred Retail Anchors of a department and/or discount department store and full line supermarket should be established in the short term, prior to Stages 2 and 3, at strategic locations to assist in the activation of the Major North/ South Boulevard. For further detail regarding retail staging and location of Preferred Retail Anchors refer to Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts and Table 1: Coomera Activity Centre Precinct Indicative Staging.

A Transport forecourt will be located adjacent to the Transport Hub to provide a public gateway to the town centre. This will reinforce the role of the station as a transportation node and provide a meeting and gathering space. Development in this sub-precinct is to be integrated with, and provide linkages to, the eastern and western sides of the railway station.

The primary civic square will be located in close proximity to the Coomera Transport Hub on the Major North/ South Boulevard and integrated within this sub-precinct. The civic square will be of sufficient size to ensure it functions as the community focal point and key ceremonial and meeting and gathering space for the town centre. The civic square will be the focal point for the civic heart of the town centre and will accommodate a number of community facilities, which will be provided in strategic, high profile positions in the sub-precinct, in accordance with the master planning requirements described in Clause 3.0 of this Structure Plan. These community facilities will have a high degree of connectivity with surrounding development, and be located in areas that will maximise usage. Their design will be innovative and of a high quality, contributing to the attractiveness of the sub-precinct, ensuring universal access, and providing safe and enjoyable spaces for community use.

A transit centre for the interchange of rail, bus and taxis should also be contained in this area. Parking areas for commuters, retail and commercial customers should be accommodated in this sub-precinct, preferably in the form of underground car parks or multi-level car parking structures.

Oakey Creek is adjacent to this sub-precinct and is expected to be integrated with nearby development. In most areas this should be in the form of reconstructed waterways that provide attractive, accessible areas designed and landscaped to complement the natural values of the area and to offer water quality enhancement. A core wetland area is designated within this linkage, where a greater emphasis should be given to the protection of the existing natural values, whilst still recognising its location within a major urban centre.


Outcomes in Support of Sub-precinct 1a Intent

a) Development contributes to the role of the sub-precinct as the civic and commercial heart of the Coomera Activity Centre. The sub-precinct will incorporate the civic square at its heart and the transport forecourt adjacent to the transport hub, mixed use commercial and retail uses with residential development above ground floor, government uses and community facilities in accordance with the requirements for master planning described in Clause 3.0 of this Structure Plan.

b) Department stores, discount department stores, supermarkets, and specialist retail facilities will be accommodated in the sub-precinct in close proximity to the Coomera Transport Hub to provide the catalyst for transit oriented development outcomes.

c) The Retail Anchors of a department or discount department store and full scale supermarket should be established in the short term, prior to Stages 2 and 3, at strategically located Retail Anchor positions to assist in the activation of the Major North/ South Boulevard. For further detail refer to Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts.

d) The Coomera Transport Hub and the intersection of Foxwell Road with the Major North/South Boulevard will evolve into Key Activity Nodes within Stage 1. These nodes will encourage development in close proximity to the Coomera Transport Hub and facilitate pedestrian activity throughout the sub-precinct. For further detail refer to Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts.

e) A mix of uses are provided to ensure the retail and commercial needs of the town centre are met, whilst providing for the full range of uses to service the town centre catchment.

f) Development addresses Foxwell Road and commercial development will concentrate in this vicinity to create a corporate address that encourages business and employment opportunities.

g) The existing car parking area to the west of the Coomera Transport Hub is to be relocated by the responsible agencies to the t eastern side of the station to allow for the integration of the Coomera Activity Centre Precinct and the Coomera Transport Hub.

h) The Coomera Transport Hub will be fronted by an open plaza/ transport forecourt which is reinforced by adjacent development with an active ground level to assist in establishing a point of arrival and a focal point for the community, day and night.

5.1.2 Sub-precinct 1b Central South Intent

Sub-precinct 1b is directly south of Foxwell Road. Development in this area will be mixed use and foster a connection between Sub-precinct 1a north of Foxwell Road and the existing Dreamworld development to the south of the Coomera Activity Centre Precinct. This is particularly crucial in developing the Major North/South Boulevard that crosses Foxwell Road, which will provide a main street connection between the Transport Hub and the existing and future Dreamworld development.

Retailing is to occur in this sub-precinct with a focus on the Major North/ South Boulevard and frontage along Foxwell Road. The development of the Preferred Retail Anchor, in the form of a supermarket, will occur at the Foxwell Road intersection to create an activity node and attract pedestrians to the southern sub-precincts. Additional large format anchor retail uses (i.e. additional supermarkets, department stores, discount department stores) and large floor plate retail are not located within this sub-precinct. Development to support the continued expansion of Dreamworld is encouraged in this sub-precinct, where that development does not compromise the activation of the Major North/ South Boulevard, is consistent with the retail staging for Precinct 1 and addresses Foxwell Road providing for traditional mixed use development outcomes.

Development should reinforce the Major North/ South Boulevard by integrating uses which encourage tourist and pedestrian activity (such as cinemas, side walk cafes and amusement parlours) to support the intended theme park atmosphere of Sub-precinct 1c. Retail, commercial, entertainment and tourist activities are encouraged at ground level and, within the first two levels, to create a vibrant commercial area. Tourist accommodation and high density residential accommodation on upper floors is encouraged, to maintain the activity in this area day and night, seven days a week.


Outcomes in Support of Sub-precinct 1b Intent

a) The Retail Anchor of a supermarket will be established to assist in the development of the Major North/South Boulevard as the main street.

b) The Retail Anchor for this sub-precinct will be strategically located at the intersection of Foxwell Road and the Major North/ South Boulevard. The Retail Anchor will be sleeved by other retail and commercial uses on both the Major North/ South Boulevard and Foxwell Road frontages. The entrance of the Retail Anchor will front the Major North/ South Boulevard to form part of the streetscape. For further detail refer to the Preferred Retail Anchor location as shown in Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts.

c) A mix of uses are provided to ensure the retail and commercial needs of the town centre are met, whilst providing for the full range of uses to service the town centre catchment.

d) Commercial development will be present throughout the sub-precinct with a focus on Foxwell Road to create an active frontage and corporate address that encourages business and employment opportunities.

e) Development integrates with the adjacent sub-precincts to provide a seamless main street transition.

f) Approximately 10,000m² of retailing has been allocated to Sub-precinct 1b including a supermarket as a Retail Anchor. Higher order retail uses (i.e. department stores, discount department stores) and large floor plate retail are not located within this sub-precinct. Any additional floorspace is only supported where sufficient economic justification is provided and such floor space will not detract from the land use objectives of Sub-precinct 1a.

5.1.3 Sub-precinct 1c Tourism and Leisure Intent

Sub-precinct 1c is intended to provide both a leisure and entertainment focal point for the Coomera Town Centre to reinforce the expansion of, and proximity to, the Dreamworld Theme Park, and a logical commercial and retail expansion of the town centre from Sub-precinct 1b.

A new gateway to Dreamworld will provide the focal point for the alignment and termination of the Major North/South Boulevard and encourage pedestrian movement between the Coomera Activity Centre and Dreamworld. Development will be designed with an emphasis on residential, tourism, leisure and entertainment with a built form that may be different to that anticipated in the other sub-precincts of the Coomera Activity Centre.

A Preferred Retail Anchor of a local supermarket of 1500m² will assist in providing activity to the Major North/South Boulevard. The supermarket will not develop until the Preferred Retail Anchors of both sub-precincts in Stage 1 have been established. For further detail regarding retail staging and the preferred location of the supermarket refer to Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts and Table 1: Coomera Activity Centre Precinct Indicative Staging. Large format anchor retail uses (i.e. full line supermarkets, department stores and discount department stores) and large floor plate retail are not located within this sub-precinct.

The precinct will contribute to the day and night time activity of the Coomera Town Centre. Development will reinforce the theme park atmosphere by supporting the continued operation and expansion of Dreamworld and integrate uses which encourage tourist and pedestrian activity. This may include, but not be limited to cinemas, ten pin bowling centres, side walk cafés, restaurants, amusement parlours and theme park uses. Retail and tourist related uses are encouraged at ground floor to create active and vibrant streetscapes. Tourist accommodation, including resort hotels and high density residential accommodation, is encouraged above ground level.

Outcomes in Support of Sub-precinct 1c Intent

a) Development will reinforce the ‘main street’ outcome by providing active street frontages (such as restaurants, cafés, convenience retail, specialty tourist retail) with high density residential uses above ground floor along the length of the Major North/South Boulevard.

b) Higher order retail uses (i.e. department stores and discount department stores) and large floor plate retail are not located within this sub-precinct. Additional retail uses are provided as part of mixed-use development throughout the precinct with a focus on meeting the daily needs of people working and residing within the sub-precinct.


c) A Retail Anchor of a local supermarket of 1500m² will assist in providing activity to the Major North/South Boulevard. The supermarket will not develop until the Retail Anchors of both sub-precincts in Stage 1 have been established. Refer to Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts for preferred location.

d) A new gateway to Dreamworld will provide the focal point for the alignment and termination of the Major North/South Boulevard.

e) The development interface with the Oakey Creek corridor encourages pedestrian movement between the Coomera Activity Centre and Dreamworld.

f) Development provides for tourism, retail, recreation and leisure uses to support and enhance the expansion of Dreamworld as a premier tourist destination.

g) High density residential and resort hotel development address the Oakey Creek corridor and take advantage of the attractive aspect.

h) The precinct is framed by and visually and physically integrated with the Oakey Creek open space corridor. High priority will be given to the protection of ecological values through conservation of ecologically and visually significant vegetation, buffering and limited public access arrangements where adjacent to Sub-precinct 9e.

5.1.4 Sub-precinct 1d Retail Expansion Intent

Sub-precinct 1d will be a mixed use area with a focus on providing a location for expanding retail requirements within the Coomera Activity Centre Precinct. It is critical that retail development, other than local convenience retailing, is not developed until the Preferred Retail Anchors in the sub-precincts of Stage 1 are trading and the Major North/ South Boulevard is strongly positioned as the main street of the Coomera Activity Centre Precinct. However, Preferred Retail Anchors in Sub-precincts 1a and 1d may commence trading concurrently post 2016, to encourage the development of the Preferred Retail Anchor and associated development south of Foxwell Road (in Sub-precinct 1b) in the short term. It is intended that this staging trigger will assist in establishing development in Sub-precinct 1b pre-2016 that will draw pedestrians south along the Major North/ South Boulevard to integrate Precinct 1 either side of Foxwell Road, before the town centre grows further to the north.

The sub-precinct will primarily focus on retail expansion accommodated by means of mixed use development outcomes. This may include a range of residential, entertainment and commercial uses that contribute to day and night activity. Additionally, retail uses that require larger floor areas should be encouraged in this sub-precinct commensurate with the staging of Preferred Retail Anchors. This will not include showrooms or bulky goods retailing.

Outcomes in Support of Sub-precinct 1d Intent

a) A mix of uses are provided to ensure the retail and commercial needs of the town centre are met, whilst providing for the full range of uses to service the town centre catchment and protecting sufficient land for future retail development needs.

b) Residential development is located to take advantage of high amenity areas including Oakey Creek.

c) A department or discount department store or supermarket(s) may locate in this sub-precinct only after the Retail Anchors for both sub-precincts in Stage 1 have been established.

d) Retail uses that require larger floor areas should be encouraged in this sub-precinct. This will not include showrooms or bulky goods retailing.

5.1.5 Sub-precinct 1e Health and Government Intent

Sub-precinct 1e will be developed to accommodate a mix of uses, with a focus on health and government uses, in Stage 2 of the Coomera Activity Centre Precinct’s growth. Initially, during Stage 1, the sub-precinct will accommodate ‘park and ride’ facilities on the existing car park associated with the Coomera Transport Hub. For further detail regarding retail staging refer to Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts and Table 1: Coomera Activity Centre Precinct Indicative Staging.

A range of health and well-being facilities and services are encouraged to locate within proximity of each other to create a ‘health hub’, with a view to growing over time. Health services and facilities, community facilities, human services and programs will all operate within this sub-precinct. This hub will be supported by those locally employed as well as the significant residential population located in the sub-precinct and it’s surrounds. Proximity of the Coomera Transport Hub will make this a convenient option for those commuting in and out of the Coomera Activity Centre Precinct on a daily basis.


Additionally, the area is intended to provide retail and commercial development with high density residential in a mixed use format that is appropriate to support the Coomera Activity Centre Precinct. Development will focus around the Coomera Transport Hub to encourage transit oriented development outcomes. Commercial development will concentrate on Foxwell Road to create a corporate address to attract business and employment opportunities.

Uses considered appropriate in this sub-precinct include office development, a medical centre, a community care centre and hospital, supported by ground floor retail. Government buildings and services will be located in the western portion of the sub-precinct. Other uses, such as funeral parlours, churches and apartments, may be considered appropriate uses within this precinct, particularly where the use is directly or indirectly related to the medical uses of the precinct.

The design of new and proposed uses should have due regard to existing land uses and noise generators on adjoining uses, in particular the railway line. Additionally, development will use innovative design solutions, including stepped and terraced buildings, to respond to the topography and create an attractive and diverse built form. In areas of existing steep topography, where it can be demonstrated that bulk earthworks are necessary to achieve the outcomes of this sub-precinct, bulk earthworks will be considered as a means of minimising subsequent cut and fill on individual sites that are required to accommodate diverse housing choices, high intensity development and useable open space areas.

Additionally, a Preferred Retail Anchor of a supermarket will be established at a midpoint on the connection with Cunningham Drive. The supermarket will not develop until the Preferred Retail Anchors of both sub-precincts in Stage 1 have been established. For further detail regarding retail staging and the preferred location of the supermarket, refer to Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts and Table 1: Coomera Activity Centre Precinct Indicative Staging.

Outcomes in Support of Sub-precinct 1e Intent

a) Integrated retail acts as an important catalyst for the Coomera Activity Centre Precinct but not at the expense of all other uses within this sub-precinct. Retail development should not exceed approximately 10,000m². Higher order retail uses (i.e. department stores and discount department stores) and large floor plate retail are not located within this sub-precinct.

b) A Retail Anchor of a supermarket will be established at a midpoint on the connection with Cunningham Drive. The supermarket will not develop until the Retail Anchors of both sub-precincts in Stage 1 have been established. Refer to Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts for preferred location.

c) The existing car park associated with the Coomera railway station is not to be expanded and is to be removed or relocated to facilitate the development of the Coomera transport hub around the rail way station.

d) Commercial development will concentrate on Foxwell Road to create a corporate address to attract business and employment opportunities.

e) A major pedestrian and cycle path connects the Coomera Transport Hub to Cunningham Drive as identified in Coomera Town Centre Structure Plan Map 10.8 – Indicative Access and Mobility Network.

f) Development addresses Foxwell Road and Cunningham Drive while maintaining vehicular entry access via Cunningham Drive and the sub-precinct’s internal road network.

g) Development contributes to establishing Foxwell Road as a low speed, shady, tree-lined boulevard.

h) Development uses innovative design solutions, including stepped and terraced buildings, to respond to the topography and create an attractive and diverse built form. In areas of existing steep topography, where it can be demonstrated that bulk earthworks are necessary to achieve the outcomes of this Structure Plan, bulk earthworks will be considered as a means of minimising subsequent cut and fill on individual sites that are required to accommodate affordable, high intensity development and useable open space areas.

i) Bulk earthworks, where necessary to achieve the outcomes of this Structure Plan, are to retain the integrity of the sub-precinct’s undulating topographical characteristics.

j) Post construction landscaping will assist in creating an attractive visual backdrop to the Coomera Activity Centre Precinct.

k) Grade separation will be achieved through road corridors and absorbed within the built form.


l) Retaining structures required as part of development are designed to be sensitive to the amenity of the location and incorporate landscape screening to minimise any adverse visual impacts.

m) Development will respond to the visual prominence of the area and become a distinctive and attractive landmark for the Coomera Town Centre.

n) Development addresses topographical constraints to accessibility by incorporating a series of stepped plazas, terraces and ramped routes to offer direct links to the Coomera Transport Hub.

o) Development is designed to reinforce the Coomera Transport Hub as the major point of arrival and will provide a secondary plaza which ensures direct pedestrian connectivity to Sub-precinct 1a at ground level.

p) Development provides ground-floor, pedestrian-oriented uses that will activate the sub-precinct incorporating employment and/or residential uses above.

q) Development provides an attractive, functional and safe connection across Foxwell Road to the Education Precinct to the south.

r) Development provides a built form that delivers high quality architecture in a manner that supports the outcomes of this Structure Plan through the consideration of flexibility in built form outcomes, including building height, site coverage and setbacks.

s) Residential density is increased for sites adjacent to or within 200m of public open space.

5.1.6 Sub-precinct 1f Future Health and Government Intent

The Future Health and Government Sub-precinct is intended to provide government services, facilities and associated uses for the efficient functioning of the Coomera Town Centre.

Sub-precinct 1f is located on elevated land east of the railway line and adjacent to the Coomera Transport Hub, providing convenient regional public transport access. Development will respond to the visual prominence of the area and become a distinctive and attractive landmark for the Coomera Town Centre. Development will use innovative design solutions, including stepped and terraced buildings, to respond to the topography and create an attractive and diverse built form. In areas of existing steep topography, where it can be demonstrated that bulk earthworks are necessary to achieve the outcomes of this sub-precinct, bulk earthworks will be considered as a means of minimising subsequent cut and fill on individual sites that are required to accommodate diverse housing choices, high intensity development and useable open space areas.

This area should evolve to provide for the expansion and support of the health hub, including associated facilities such as surgeries, day clinics, medical laboratories and ancillary retail and commercial offices. Other uses, such as funeral parlours, churches and apartments, may be considered appropriate uses within this sub-precinct. Additionally, the area is intended to provide retail and commercial development with high density residential in a mixed use format that is appropriate to support the Coomera Activity Centre Precinct.

Retail uses are provided as part of mixed-use development throughout the sub-precinct with a focus on meeting the daily needs of people working and residing within the sub-precinct, where there is a demonstrated need and these uses would not compromise the development of Preferred Retail Anchors in Sub-precincts 1a, 1b, 1c and 1e. Large format anchor retail uses (i.e. full line supermarkets, department stores and discount department stores) and large floor plate retail are not located within this sub-precinct.

The interface with Sub-precinct 9a should incorporate activities that achieve an appropriate transition into the open space area. Careful consideration should also be given to public access and the need to minimise the potential use of the adjoining open space for anti-social or criminal activities.

Outcomes in Support of Sub-precinct 1f Intent

a) Retail uses are provided as part of mixed-use development throughout the sub-precinct with a focus on meeting the daily needs of people working and residing within the sub-precinct. Higher order retail uses (i.e. department stores and discount department stores) and large floor plate retail are not located within this sub-precinct.

b) The sub-precinct is visually and physically integrated with the open space corridor to the north.


c) Development uses innovative design solutions, including stepped and terraced buildings, to respond to the topography and create an attractive and diverse built form. In areas of existing steep topography, where it can be demonstrated that bulk earthworks are necessary to achieve the outcomes of this Structure Plan, bulk earthworks will be considered as a means of minimising subsequent cut and fill on individual sites that are required to accommodate affordable, high intensity development and useable open space areas.

d) Bulk earthworks, where necessary to achieve the outcomes of this Structure Plan, are to retain the integrity of the sub-precinct’s topographical characteristics.

e) Post construction landscaping will assist in creating an attractive visual backdrop to the Coomera Activity Centre Precinct.

f) Grade separation will be achieved through road corridors and absorbed within the built form.

g) Retaining structures required as part of development are designed to be sensitive to the amenity of the location and incorporate landscape screening to minimise any adverse visual impacts.

h) Development will respond to the visual prominence of the area and become a distinctive and attractive landmark for the Coomera Town Centre.

i) Development addresses topographical constraints to accessibility by incorporating a series of stepped plazas, terraces and ramped routes to offer direct links to the Coomera Transport Hub.

j) Development provides ground-floor, pedestrian-oriented uses that will activate the sub-precinct with employment and/or residential uses above.

k) Development provides a built form that delivers high quality architecture in a manner that supports the outcomes of this Structure Plan through the consideration of flexibility in built form outcomes, including building height, site coverage and setbacks.

l) Residential density is increased for sites adjacent to or within 200m of public open space.

5.1.7 Sub-precinct 1g Future Development Intent

Sub-precinct 1g is designated for future growth of the Coomera Activity Centre Precinct. The key purpose of this area is to protect the longer term development potential of the area. Future development in the area will continue the mixed use nature of the Coomera Activity Centre Precinct.

High amenity features of the sub-precinct including frontage to Oakey Creek, northern aspect to the open space network and proximity to the Coomera Transport Hub will make high density residential an attractive option for this area. Residential development can be accommodated in this sub-precinct but no significant use should be permitted until the long term requirements of the town centre have been determined. This may include, but not be limited to, the expansion of retailing from Sub-precinct 1d and commercial and entertainment uses. Significant retail development will not occur until such development is firmly established in Sub-precinct 1d. Large format anchor retail uses will not occur within this sub-precinct until such time as local government reviews the staging triggers for Precinct 1, to determine the appropriateness of additional large format anchor retail uses beyond that which Sub-precincts 1a – 1e are intended to provide.

Outcomes in Support of Sub-precinct 1g Intent

a) Significant development in this area will not occur until Sub-precincts 1a through 1d are well established and it can be determined that development in 1g will address the longer term needs of the Coomera Activity Centre Precinct.

b) A mix of uses are provided to ensure the retail and commercial needs of the town centre are met, whilst providing for the full range of uses to service the town centre catchment and protecting sufficient land for future retail development needs.

c) Significant retail development should not occur until such development is firmly established in Sub-precinct 1d.

d) The sub-precinct will accommodate a range of uses which complement the role and function of the Coomera Activity Centre Precinct and contribute to the overall viability of the town centre.

e) Development provides ground-floor, pedestrian-oriented uses that will activate the sub-precinct with employment and/or residential uses above.

f) Residential development is located to take advantage of high amenity areas including Oakey Creek and the open space area located to the north of the sub-precinct.


5.2 Precinct 2 Showroom and Bulky Goods Intent

The Structure Plan promotes the development of this precinct as a busy, regional, bulky goods shopping and commercial area. The precinct is expected to service the needs of the local population and also draw custom from the wider Albert Corridor region. This precinct is envisaged to develop in accordance with market demand and is not incorporated in the staging for the town centre.

The built form will be based on an interconnected grid network of streets, with parking generally behind the buildings. The built form will incorporate attractive facades that address street frontages and incorporate principles of sustainable sub-tropical design. High quality street-scaping, kerbside parking and pedestrian facilities, such as seating, drinking fountains and meeting areas, will encourage pedestrian involvement and provide seamless connectivity throughout the precinct.

Tributaries of the Oakey Creek and associated wetland systems traverse this precinct, in general east west directions. Development within this precinct is intended to maximise the unique open space features of the area. The Oakey Creek corridor (Sub-precinct 9a) informs site design in a manner that respects the corridor’s ecological values and enhances its contribution towards landscape character, rather than becoming a neglected back of house area. Development will be designed to promote safety and discourage anti-social behaviour. In particular, development provides for casual surveillance opportunities over the corridor and where possible this should be facilitated through road frontage to the corridor. Development will retain any environmentally significant vegetation and provide buffer planting and sensitive environmental design solutions adjacent to the corridor.

Parts of this precinct also provide an important gateway to the Coomera Town Centre, due to their location on Foxwell Road, the town centre's primary thoroughfare. The Structure Plan intends that this area be developed with high quality buildings, set amidst landscaped gardens and with varied setbacks to the road. Suitable uses for this area includes exclusive showrooms.

This precinct also has a high level of exposure to the Pacific Motorway and in some instances the rail line. Consequently, built form in this precinct will present an attractive outlook to the Pacific Motorway, Pacific Motorway Service Road and rail corridor. Development with exposure to these corridors will be defined by a high standard of design, multi-tenant signage and complimentary landscaping to present a high degree of landscape amenity and ameliorate visual amenity impacts.


a) The built form will be based on a grid system of streets with off-street parking behind the buildings so as not to dominate the street.

b) Development will incorporate a high quality streetscape, kerbside parking and pedestrian facilities, such as seating, drinking fountains and meeting areas to encourage pedestrian activity.

c) The precinct will integrate with surrounding development, the broader Coomera area and the South East Queensland Region by contributing to a strong public transport network, and pedestrian and cycle network, including linkages to the Coomera Activity Centre Precinct and Coomera Transport Hub. For detail refer to Coomera Town Centre Structure Plan Map 10.8 – Indicative Access and Mobility Network and Coomera Town Centre Structure Plan Map 10.9 – Indicative Public Transport Network.

d) The precinct will integrate with surrounding development by contributing to the achievement of an interconnected network of public streets in accordance with Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network.

e) This precinct will be an important gateway to the Coomera Town Centre and built form outcomes will provide an attractive point of arrival when accessing the town centre by road or rail.

f) Development should have regard to the visual amenity impacts when viewed from the Pacific Motorway, the Pacific Motorway Service Road and rail corridor, and incorporate measures to reduce these impacts, including high quality landscaping and multi-tenant signage.

g) Access to the Pacific Motorway Service Road will be limited by consolidating access points. h) The precinct is framed by, and is visually and physically integrated with the Oakey Creek open

space corridor so as to conserve ecological values and enhance landscape character. i) Development will provide an attractive outlook and opportunities for passive surveillance to the

Oakey Creek open space corridor.

j) The height of built form is consistent with Coomera Town Centre Structure Plan Map 10.5 – Building Height.


5.3 Precinct 3 Government Intent

The Government Precinct is intended to provide government services, facilities and ancillary uses for the efficient functioning of a regional level town centre. The precinct is located to the south of Foxwell Road adjacent the Pacific Motorway. The precinct supports Sub-precincts 1e and 1f and has excellent access to the Pacific Motorway and the arterial road network. This precinct is intended to accommodate services that benefit from proximity to the Pacific Motorway, and may include police, emergency and fire services should the need arise. Additionally, this precinct may accommodate the electricity sub-stations and zone stations for the Coomera Town Centre. Development will be designed to promote safety and discourage anti-social behaviour and public services and facilities will be universally accessible.

Development in this precinct will respond to the visual prominence and become a distinctive and attractive landmark for the Coomera Town Centre. Development will provide an attractive entry statement to the Coomera Town Centre, defined by a high standard of design, multi-tenant signage and a complimentary landscaped buffer to achieve a high degree of landscape amenity, incorporating existing visually and ecologically significant vegetation.


a) Development in this precinct will respond to the visual prominence and become a distinctive and attractive landmark for the Coomera Town Centre.

b) Development will provide an attractive entry statement to the Coomera Town Centre, providing high landscape amenity, and incorporating existing visually and ecologically significant vegetation.

c) The precinct will integrate with surrounding development by contributing to the achievement of an interconnected network of public streets in accordance with Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network.

d) The precinct will integrate with surrounding development, the broader Coomera area and the South East Queensland Region by contributing to a strong public transport network, and pedestrian and cycle network, including linkages to the Coomera Activity Centre Precinct and Coomera Transport Hub. For detail refer to Coomera Town Centre Structure Plan Map 10.8 – Indicative Access and Mobility Network and Coomera Town Centre Structure Plan Map 10.9 – Indicative Public Transport Network.

e) The height of built form is consistent with Coomera Town Centre Structure Plan Map 10.5 – Building Height.

5.4 Precinct 4 Medium Density Residential Intent

Where land within this precinct is included in a Master Plan Unit identified in Coomera Town Centre Structure Plan Map 10.4 – Master Plan Units, master planning will be required in accordance with Clause 3.0 of this Structure Plan.

This large precinct is intended to incorporate residential uses of a variety of densities, with the average density for the site being consistent with the range set out in Coomera Town Centre Structure Plan Map 10.6 – Residential Density. Densities in the lower part of this range may be appropriate at the fringe of the Structure Plan area consistent with density in the adjacent Coomera Local Area Plan or where topography may otherwise preclude development in the upper part of this range. Neighbourhoods are to include the full spectrum of housing types and accommodation needs for a varied population of families, singles and the aged. Large areas of repetitively designed housing or detached housing is strongly discouraged. Best practice design principles will be applied throughout the precinct to promote safety and discourage anti-social and criminal behaviour.

The Structure Plan intends that the precinct be based on neighbourhood nodes which accommodate the majority of intended retail and commercial uses. The number and distribution of nodes will be based on a demonstrated need and will compliment the network of existing or planned centres both within the town centre and the broader Coomera catchment. Each node should comprise a central village green or meeting area designed to promote social interaction, a public transport stop and may include local facilities to support the local catchment where there is a demonstrated need and the development will not compromise the intent or outcomes for Precinct 1. Nodes will incorporate a mix of uses and is not to be dominated by a single form of retail (e.g. supermarket). The nodes will be designed to provide a varied built form that creates an easily identifiable landmark for the neighbourhood.


In order to promote walkable outcomes and support the use of public transport, development within a suitable walkable catchment from these nodes will provide densities at the upper limit of the range set out in Coomera Town Centre Structure Plan Map 10.6 – Residential Density. Where development proposes densities higher than the upper limit of the range, this will be considered on a merits basis. As the distance from these nodes increases beyond a suitable walkable catchment, density will generally decrease, whilst still meeting the intended overall residential density range. Development will provide an overall density consistent with the range for this precinct to promote transit oriented development outcomes and optimise the use of land in proximity to the Coomera Activity Centre Precinct and Coomera Transport Hub.

Residential areas will focus on walkability and liveability. Neighbourhood open space areas will be readily accessible to the majority of residents and developed as a network of integrated and attractive areas that are designed to encourage recreational use. Pedestrian linkages (through the street system or the open space network) between parks, schools and other attractions will contribute to the walkability of the residential areas, apply way finding principles and ensure open space connectivity. Development in this precinct provides transport, infrastructure and open space linkages to achieve integration with surrounding and adjacent premises.

Development will respond to the topography and utilise slope sensitive design techniques to minimise cut and fill and create an attractive and diverse built form. In areas of existing steep topography, where it can be demonstrated that bulk earthworks are necessary to achieve the outcomes of this precinct, bulk earthworks will be considered as a means of minimising subsequent cut and fill on individual sites that are required to accommodate diverse housing choices, high intensity development and useable open space areas.

Significant vegetation within this sub-precinct should be incorporated into development wherever practical. Significant ecosystems exist in the north-eastern corner of the precinct, generally associated with the watercourses, the core elements of which have been included in Sub-precinct 9b. Development adjacent to these ecosystems should respect their environmental values through sensitive environmental design.

Development within this Precinct ensures land is protected to accommodate the proposed rail upgrade for the quadruplication of the Gold Coast rail line through the town centre.


a) Development is responsive to the topography and utilises slope sensitive design techniques to minimise cut and fill and create an attractive and diverse built form. In areas of existing steep topography, where it can be demonstrated that bulk earthworks are necessary to achieve the outcomes of this Structure Plan, bulk earthworks will be considered as a means of minimising subsequent cut and fill on individual sites that are required to accommodate affordable, high intensity development and useable open space areas.

b) Development will employ a range of measures to minimise the impacts of steep topography, including grade separation through road corridors and absorbing slopes within the built form.

c) Retaining structures required as part of development are designed to be sensitive to the amenity of the location and incorporate landscape screening to minimise any adverse visual impacts.

d) Functional and connected public open space areas will be delivered early in the development process to facilitate connections with the Coomera Activity Centre Precinct.

e) Where development lots are created with a resultant slope of greater than 10% and the built form has not been pre-determined, a set of Hillside Design Guidelines will be required to be developed to ensure a high quality architectural and landscape outcome.

f) Development will facilitate a wide variety of home office, home occupation, residential support services, and local convenience shopping facilities commensurate with local residents’ needs.

Provision of services such as community care centres, child care services, and special accommodation will be encouraged.

g) The precinct is to be based on a permeable, interconnected network of public streets that responds to the topography and alignment of trunk infrastructure to minimise bulk earthworks.

h) The precinct will integrate with surrounding development by contributing to the achievement of an interconnected network of public streets in accordance with Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network.


i) Development will promote walkable outcomes and support the use of public transport, with residential density designed to intensify in close proximity (400m) to local convenience shopping facilities and public transport nodes. Each node comprises a central village green or meeting area and public transport stop. Development decreases in density with increasing distance from the nodes.

j) Development adjacent to the Coomera Transport Hub and railway line are to appropriately respond to acoustics generated by the operation of this area.

k) Development provides a built form that delivers high quality architecture in a manner that supports the outcomes of this Structure Plan through the consideration of flexibility in built form outcomes, including building height, site coverage and setbacks.

l) Residential density is increased for sites adjacent to or within 200m of public open space. m) The precinct will integrate with surrounding precincts, the broader Coomera area and the South

East Queensland Region by contributing to a strong public transport network, and pedestrian and cycle network, including linkages to the Coomera Activity Centre Precinct and Coomera Transport Hub. For detail refer to Coomera Town Centre Structure Plan Map 10.8 – Indicative Access and Mobility Network and Coomera Town Centre Structure Plan Map 10.9 – Indicative Public Transport Network.

n) Key spaces created within the precinct, including small local parks, are built sensitively into the topography.

o) Development provides a variety of housing choices at a range of densities to meet diverse residential accommodation needs. This includes affordable housing options that allow people of all income levels to live within the town centre.

p) Development adjacent to Sub-precinct 9a is framed by, and is visually and physically integrated with, the open space network.

q) Development adjacent to Sub-precinct 9b addresses the open space and is sensitively designed to conserve ecological values.

r) The height and density of built form is consistent with Coomera Town Centre Structure Plan Map 10.5 – Building Height and Coomera Town Centre Structure Plan Map 10.6 – Residential Density.

s) Car parking areas do not dominate the street frontage of dwellings and are set back behind the frontages of buildings.

5.5 Precinct 5 High Density Residential Intent

Master planning will be required for land within this precinct in accordance with Clause 3.0 of this Structure Plan.

The High Density Residential Precinct is intended to maximise opportunities to accommodate high density residential development in close proximity to the Coomera Activity Centre Precinct, with the average density for the site being consistent with the range shown in Coomera Town Centre Structure Plan Map 10.6 – Residential Density. This precinct will support the function of the Coomera Town Centre and maximise transit oriented development outcomes within a walkable catchment of the Coomera Transport Hub.

The Structure Plan intends that the precinct be based on neighbourhood nodes which accommodate the majority of intended retail and commercial uses. The number and distribution of nodes will be based on a demonstrated need and will compliment the network of existing or planned centres both within the town centre and the broader Coomera catchment. Each node should comprise a central village green or meeting area designed to promote social interaction, a public transport stop and may include local facilities to support the local catchment where there is a demonstrated need and the development will not compromise the intent or outcomes for Precinct 1. Nodes will incorporate a mix of uses and is not to be dominated by a single form of retail (e.g. supermarket). The nodes will be designed to provide a varied built form that creates an easily identifiable landmark for the neighbourhood.

In order to promote walkable outcomes and support the use of public transport, development within a suitable walkable catchment from these nodes will provide densities at the upper limit of the range set out in Coomera Town Centre Structure Plan Map 10.6 – Residential Density. Where development proposes densities higher than the upper limit of the range, this will be considered on a merits basis. As the distance from these nodes increases beyond a suitable walkable catchment, density will generally decrease, whilst still meeting the intended overall residential density range. Development will provide an overall density consistent with the range for this precinct to promote transit oriented development outcomes and optimise the use of land in proximity to the Coomera Activity Centre Precinct and Coomera Transport Hub.


Development will use innovative design solutions, including stepped and terraced buildings, to respond to the topography and create an attractive and diverse built form. In areas of existing steep topography, where it can be demonstrated that bulk earthworks are necessary to achieve the outcomes of this precinct, bulk earthworks will be considered as a means of minimising subsequent cut and fill on individual sites that are required to accommodate diverse housing choices, high intensity development and useable open space areas. The vista that this precinct presents from a distance should be of quality buildings integrated with high quality landscape work, to minimise the possibilities of a harsh built form. The precinct should also contain wide and shady pedestrian and cycle links to the Coomera Transport Hub and the Coomera Activity Centre Precinct.



a) Development uses innovative design solutions, including stepped and terraced buildings and building platforms, to respond to the topography and create an attractive and diverse built form.

In areas of existing steep topography, where it can be demonstrated that bulk earthworks are necessary to achieve the outcomes of this Structure Plan, bulk earthworks will be considered as a means of minimising subsequent cut and fill on individual sites that are required to accommodate affordable, high intensity development and useable open space areas.

b) Bulk earthworks, where necessary to achieve the outcomes of this Structure Plan, are to retain the integrity of the precinct’s topographical characteristics.

c) Post construction landscaping will assist in creating an attractive visual backdrop to the Coomera Activity Centre Precinct.

d) Development will employ a range of measures to minimise the impacts of steep topography, including grade separation through road corridors and absorbing slopes within the built form.

e) Retaining structures required as part of development are designed to be sensitive to the amenity of the location and incorporate landscape screening to minimise any adverse visual impacts.

f) Where development lots are created with a resultant slope of greater than 10% and the built form has not been pre-determined, a set of Hillside Design Guidelines will be required to be developed to ensure the safety of people and property, and provide a high quality architectural and landscape outcome.

g) Development provides a built form that delivers high quality architecture in a manner that supports the outcomes of this Structure Plan through the consideration of flexibility in built form outcomes, including building height, site coverage and setbacks.

h) Residential density is increased for sites adjacent to or within 200m of public open.

i) Development will facilitate a wide variety of home office, home occupation, residential support services, and local convenience shopping facilities commensurate with local residents’ needs.

Provision of services such as community care centres, child care services, and special accommodation will be encouraged.

j) Development will be based on a permeable, interconnected network of public streets that respond to the topography and alignment of trunk infrastructure to minimise bulk earthworks.

k) The precinct will integrate with surrounding development by contributing to the achievement of an interconnected network of public streets in accordance with Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network.

l) The precinct will integrate with surrounding precincts, the broader Coomera area and the South East Queensland Region by contributing to a strong public transport network, and pedestrian and cycle network, including linkages to the Coomera Activity Centre Precinct and Coomera Transport Hub. For detail refer to Coomera Town Centre Structure Plan Map 10.8 – Indicative Access and Mobility Network and Coomera Town Centre Structure Plan Map 10.9 – Indicative Public Transport Network.

m) Development adjacent to the Coomera Transport Hub and railway line are to appropriately respond to acoustics generated by the operation of this area.

n) Key public spaces created within the precinct, including small local parks, are built sensitively into the topography.

o) Functional and connected public open space areas will be delivered early in the development process to facilitate connections with the Coomera Activity Centre Precinct.


p) Development provides a variety of housing choices at a range of densities to meet diverse residential accommodation needs. This includes affordable housing options that allow people of all income levels to live within the town centre.

q) Alternative car parking solutions should be explored, including car park sharing between complementary uses, dual function car parking areas, maximised tandem parking opportunities (for a single residential unit), and the consideration of future uses for car parking nodes with any reduction in demand.

r) Car parking areas are not a dominant visual element of the precinct and are provided to the rear of buildings or as basement car parks.

s) Development in the area of the precinct south of Foxwell Road is designed to mitigate adverse impacts from the adjacent Coomera Marine Precinct and associated heavy vehicle traffic on Shipper Drive. This will include the provision of vegetated buffers to ensure a separation distance of 250m to marine industry operations is maintained.

t) Development adjacent to Sub-precinct 9a is framed by, and visually and physically integrated with, the open space network.

u) Development adjacent to Sub-precincts 9b and 9e addresses the open space and is sensitively designed to conserve ecological values.

v) The height and density of built form is consistent with Coomera Town Centre Structure Plan Map 10.5 – Building Height and Coomera Town Centre Structure Plan Map 10.6 – Residential Density.

5.6 Precinct 6 Low Impact Industry Intent

This precinct is intended to accommodate light and/or clean industrial and service uses, rather than intensive or large scale industrial activities. The Structure Plan intends this precinct to accommodate uses including (but not limited to) equipment hire, storage sheds, vehicle repair workshops, transport depots (e.g. taxis), upholsterers, bakeries and mower repair shops. Furthermore, this precinct will accommodate a local government transfer station and works depot. Development will be designed to promote safety and discourage anti-social behaviour.

The built form will be based on a interconnected grid network of streets, with parking generally behind the buildings. High quality streetscaping, kerbside parking and pedestrian facilities, such as seating, drinking fountains and meeting areas, will encourage pedestrian involvement and provide seamless connectivity throughout the precinct.

The part of this precinct which has frontage to the proposed new road leading off the Coomera North interchange over the rail line will be an important gateway to the Coomera Town Centre. The Structure Plan intends that this area be developed with high quality buildings, set amidst landscaped areas and with varied and interesting setbacks (i.e. without long, unarticulated blank walls) to the road. Buildings, along this frontage, are expected to present an attractive, high quality face to the gateway that address the street frontage.

This precinct also has a high level of exposure to the Pacific Motorway and in some instances the rail line. Consequently, built form in this precinct will present an attractive outlook to the Pacific Motorway, Pacific Motorway Service Road and rail corridor. Development with exposure to these corridors will be defined by a high standard of design, multi-tenant signage and complimentary landscaping to present a high degree of landscape amenity and ameliorate visual amenity impacts.

An area of ecological significance occurs at the northern end of this precinct, adjacent to the Old Pacific Highway. It is intended that the essential features of this area, with a particular focus on the wetland, waterway and associated vegetation buffers, be retained for their nature conservation and landscape values.


a) This precinct will be an important gateway to the Coomera Town Centre and built form outcomes provide an attractive point of arrival when accessing the town centre by road or rail.

b) Built form in this precinct will present an attractive outlook to the Pacific Motorway, Pacific Motorway Service Road and rail corridor, defined by a high standard of design and landscape amenity.

c) Access to the Pacific Motorway Service Road will be limited by consolidating accesses and joint use accesses.


d) An area of significant vegetation occurs at the northern end of this precinct, adjacent to the Old Pacific Highway. It is intended that this area be retained for its ecological and landscape value.

e) The precinct will integrate with surrounding development by contributing to the achievement of an interconnected network of public streets in accordance with Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network.

f) The precinct will integrate with surrounding precincts, the broader Coomera area and the South East Queensland Region by contributing to a strong public transport network, and pedestrian and cycle network, including linkages to the Coomera Activity Centre Precinct and Coomera Transport Hub. For detail refer to Coomera Town Centre Structure Plan Map 10.8 – Indicative Access and Mobility Network and Coomera Town Centre Structure Plan Map 10.9 – Indicative Public Transport Network.

g) The height of built form is consistent with Coomera Town Centre Structure Plan Map 10.5 – Building Height.

5.7 Precinct 7 Education Intent

The intent of this precinct is to develop an integrated education precinct, incorporating secondary and tertiary facilities (TAFE and secondary school). Shared use of facilities, including information technology, networks, libraries, ovals, swimming pools and gymnasiums, is encouraged.

High density residential development above ground floor and uses that support and are allied to an educational establishment are also appropriate in this precinct. These may include, but are not limited to, student accommodation, low scale convenience retail, food outlets and offices. Uses that detract from the activity in the Coomera Activity Centre Precinct (Precinct 1) will not occur. Development in this precinct will be integrated within a legible, pedestrian friendly structure to ensure a holistic education precinct. Public facilities will be designed to be universally accessible.

This precinct also adjoins the ecologically significant Sub-precinct 9e. Accordingly, development at the interface will be required to be sensitively designed to complement the adjacent natural values and minimise the potential for any adverse environmental impacts. This will generally require limited buffer planting, sensitive environmental design, and the retention of any environmentally significant vegetation.



a) Design of buildings and spaces within this precinct will create a highly urbanised address for the educational establishment along Foxwell Road. Development will address Foxwell Road whilst maintaining access and principal frontage on the internal road network.

b) The expansion of Foxwell Road and development adjacent to Foxwell Road establishes a tree-lined boulevard that encourages safe bicycle and pedestrian movement.

c) The design of buildings in the vicinity of the High Density Residential Precinct to the east should have regard for the adjoining residential scale and amenity so as to offset any negative impacts.

d) The precinct will integrate with surrounding development by contributing to the achievement of an interconnected network of public streets in accordance with Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network.

e) The precinct will integrate with surrounding precincts, the broader Coomera area and the South East Queensland Region by contributing to a strong public transport network, and pedestrian and cycle network, including linkages to the Coomera Activity Centre Precinct and Coomera Transport Hub. For detail refer to Coomera Town Centre Structure Plan Map 10.8 – Indicative Access and Mobility Network and Coomera Town Centre Structure Plan Map 10.9 – Indicative Public Transport Network.

f) Off-street parking areas are not a dominant visual element of the precinct.

g) Development maximises connectivity to the Coomera Transport Hub by providing an attractive, functional and safe connection across Foxwell Road to Sub-precinct 1e of the Coomera Activity Centre Precinct.

h) Development adjacent to Sub-precinct 9e addresses the open space and is sensitively designed to conserve ecological values.


i) The height and density of built form is consistent with Coomera Town Centre Structure Plan Map 10.5 – Building Height and Coomera Town Centre Structure Plan Map 10.6 – Residential Density.

5.8 Precinct 8 Dreamworld Intent

The Dreamworld Precinct is intended to facilitate the continued expansion of Dreamworld as one of Australia’s premier tourist attractions. Land uses encouraged include theme park uses and a range of tourist accommodation and recreational uses and ancillary facilities that complement the theme park, excluding retail and commercial development other than supporting convenience and tourist-related retail.

The expansion of the existing Dreamworld operation to establish a presence at the southern end of the Coomera Activity Centre Precinct is strongly encouraged as a key attractor for pedestrian movement to and from the Coomera Transport Hub along the Major North/South Boulevard.

This precinct includes an area north of Oakey Creek, adjacent to Sub-precinct 1c and an area west of the Oakey Creek corridor adjacent to Sub-precinct 9c, which are intended to accommodate existing and future Dreamworld uses, where the applicable constraints can be addressed and the ecological function and values of adjacent areas are protected.

Furthermore, overflow car parking that has exposure to the Pacific Motorway or Pacific Motorway Service Road is screened to minimise any adverse visual amenity impacts.

The precinct also incorporates an area south-west of the Coomera Activity Centre Precinct, adjacent to the Pacific Motorway. This area is currently occupied by motel uses, however future uses will include tourist accommodation and related activities. This will exclude retail and commercial development, other than supporting convenience retail.

As this precinct adjoins ecologically significant open space areas, development at the interface will be required to be sensitively designed to complement the adjacent natural values and minimise the potential for any adverse environmental impacts. Development in the vicinity of Oakey Creek will have a primary focus on the conservation of ecological values whilst still allowing for public access to Oakey Creek and encouraging adjoining development to take advantage of the amenity provided by the corridor. Any development in the vicinity of Oakey Creek will provide for flood mitigation, allow for natural movement in the alignment of Oakey Creek, protect and maintain the existing ecological values of Oakey Creek and provide a movement path for fauna.

Due to the nature of the theme park, perimeter fencing may be required around the areas designated as Precinct 8 on Coomera Town Centre Structure Plan Map 10.2 – Precincts. This should not inhibit the clear passage of wildlife through the Oakey Creek corridor and take into account pedestrian and cycle connectivity objectives between Precinct 1 and Sub-precinct 9c, and between Sub-precinct 9c and 9d.


a) Precinct 8 will be a vibrant, tourist-based precinct, where the built form reflects the excitement and vitality of one of Australia’s premier tourist attractions.

b) Development in the northern portion of the precinct forms a transition between the civic qualities of the Coomera Activity Centre Precinct to the north and the theme park elements in the south.

c) Due to the constrained nature of the area of the precinct north of Oakey Creek and adjacent to Sub-precinct 1c, and west of Oakey Creek and adjacent to Sub-precinct 9c, future development of these lands addresses any applicable constraints and achieves environmental management objectives that will ensure the protection of the Oakey Creek corridor in the future.

Car parking or theme park uses may be provided in these areas provided that constraints are addressed and car parking areas are designed or screened to minimise any adverse visual impacts on the Pacific Motorway, service roads and adjacent development in Precinct 1.

d) Development provides a Fixed Anchor for the Major North/South Boulevard and encourages pedestrian movement between the Coomera Transport Hub and Dreamworld. Refer to Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts for additional detail.

e) Development adjacent to the Pacific Motorway will maintain a high standard of aesthetic appearance and provide an attractive outlook when viewed from the Motorway.


f) The precinct will integrate with surrounding development by contributing to the achievement of an interconnected network of public streets in accordance with Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network.

g) The precinct will integrate with surrounding precincts, the broader Coomera area and the South East Queensland Region by contributing to a strong public transport network, and pedestrian and cycle network, including linkages to the Coomera Activity Centre Precinct and Coomera Transport Hub. For detail refer to Coomera Town Centre Structure Plan Map 10.8 – Indicative Access and Mobility Network and Coomera Town Centre Structure Plan Map 10.9 – Indicative Public Transport Network.

h) Development adjacent to Sub-precinct 9c addresses the open space corridor and is sensitively designed to conserve ecological values.

i) Development in the vicinity of Oakey Creek is to maintain or provide improved water quality outcomes, flood mitigation, allow for natural movement in the alignment of Oakey Creek, protect and maintain the existing ecological values of Oakey Creek, and provide a movement path for fauna.

j) The height and density of built form is consistent with Coomera Town Centre Structure Plan Map 10.5 – Building Height and Coomera Town Centre Structure Plan Map 10.6 – Residential Density, but will provide some flexibility to encourage staged development of the Coomera Town Centre.

k) The development interface with the Oakey Creek corridor encourages pedestrian movement between the Coomera Activity Centre and Dreamworld.

l) Any resort hotel development addresses the Oakey Creek corridor and takes advantage of the attractive aspect.

m) The northern part of the precinct is visually and physically integrated with the Oakey Creek open space corridor. High priority will be given to the protection of ecological values through conservation of ecologically and visually significant vegetation, buffering and limited public access arrangements where adjacent to Sub-precinct 9e.

5.9 Precinct 9 Open Space Intent

The Open Space Precinct is intended to retain and regenerate an integrated network of open space within the Coomera Town Centre for the purposes of ecological protection, preserving and enhancing scenic amenity value, and where appropriate provide for active and passive recreation opportunities. It is intended that the open space network for the Coomera Town Centre, particularly the Oakey Creek corridor, frame the town centre in a functional and visual sense and is incorporated into development where practicable. This precinct also requires enhancement and maintenance of a high water quality in the creek, and the preservation and rehabilitation of riparian areas. However, no stormwater quality improvement devices are to be located within Sub-precincts 9b and 9e. Stormwater shall be treated prior to discharge into these sub-precincts.


Master Planning will be required for parts of the precinct included in a Master Plan Unit as shown on Coomera Town Centre Structure Plan Map 10.4 – Master Plan Units.

Where applicable to this precinct, Master Plans should be informed by a detailed Ecological Assessment prepared for the site.

This precinct is divided into five sub-precincts, on the basis of functions and their desired character. These sub-precincts are shown on Coomera Town Centre Structure Plan Map 10.2 – Precincts.


a) Riparian areas in this precinct, with the exception of areas designated in Sub-precinct 9a, will be preserved and rehabilitated to maintain and enhance water quality in Oakey Creek.

b) Land within this precinct will be required to be dedicated as public open space or, where approved by the local government, otherwise managed pursuant to an agreement that facilitates the protection of its ecological values.

c) The design and construction of roads traversing the Open Space Precinct will not compromise ecological values and have regard to the role, function and connectivity of open space areas, corridors, buffers, and waterways. Road design shall retain and avoid the removal of significant vegetation where appropriate, and incorporate fauna friendly crossings to allow safe passage through the area.


d) The width of Open Space corridors will vary to reflect hydraulic considerations and ecological values and will form a visually pleasing open space buffer between precincts.

5.9.1 Sub-precinct 9a Recreational Open Space/ Urban Parkland Linkage Intent

Sub-precinct 9a comprises the upstream section of Oakey Creek, north of Foxwell Road and primarily west of the rail corridor. The creek flows from west to east, entering the site in three locations via culverts in the Pacific Motorway.

It is intended that this Sub-precinct will function as the formalised urban parkland for the Coomera Activity Centre Precinct. It is envisaged the Oakey Creek corridor will become a feature of the town centre, incorporating lakes, wetlands, and picnic areas, pedestrian and cycle paths, boardwalks and viewing platforms.

Additionally, this sub-precinct incorporates the recycled water reservoir and pump station site directly north of the Coomera Transport Hub. It is intended that this part of the sub-precinct will be dedicated as a functionally integrated and attractive utility easement/ open space and designed to minimise any negative visual amenity impacts of the structure.

The proximity of the sub-precinct to the Coomera Activity Centre Precinct and the Coomera Transport Hub provides a number of opportunities to introduce a range of active and passive recreational pursuits into the corridor that will encourage social interaction and contribute to a safe and vibrant town centre.

The Structure Plan intends that this sub-precinct be heavily landscaped or rehabilitated, where appropriate to form a visually pleasing and functional open space to compliment adjacent land use.

Outcomes in Support of Sub-precinct 9a Intent

a) Sub-precinct 9a will integrate with surrounding development to form an attractive, useable and universally accessible urban parkland for the Coomera Town Centre that is designed and landscaped to facilitate a variety of active and passive recreational uses whilst complementing the natural values of the area. Bulk earthworks, where required to meet desired standards of service for functional recreational space, are minimised where possible.

b) The sub-precinct is characterised by open and formalised landscape treatments and amenities, and adjacent to the Coomera Activity Centre Precinct incorporates a realigned Oakey Creek corridor.

c) Stormwater treatment and detention systems are utilised so as to ensure water quality is sufficient to protect the ecological values of areas downstream and designed so as to not restrict the intended recreational function of the sub-precinct.

d) A recycled water reservoir and pump station is located at the highest point of the sub-precinct east of the rail line, surrounded by the Medium Density Residential Precinct. This part of the sub-precinct will be dedicated as a functionally integrated and attractive utility easement/ open space, and designed and landscaped to minimise any negative visual amenity impacts of the structure. The Reservoir is appropriately located to meet infrastructure servicing requirements and the land is of sufficient size and has been earth worked to accommodate the structure and associated landscaping, including an allowance for maintenance access.

e) The sub-precinct will integrate with surrounding precincts by contributing to a strong pedestrian and cycle network, including linkages to the Coomera Activity Centre Precinct and Coomera Transport Hub. For detail refer to Coomera Town Centre Structure Plan Map 10.8 – Indicative Access & Mobility Network.

f) The urban parkland will be designed to preserve the natural amenity of the open space and will remain free of significant buildings.

g) The landscape design will establish a tree canopy connection to encourage the movement of fauna through the sub-precinct between Sub-precinct 9b and 9c.

5.9.2 Sub-precinct 9b Ecological/ Nature Conservation Intent

Sub-precinct 9b is characterised by two separate and distinct corridors that bisect the residential precincts in a general north-south direction, ultimately connecting back to the Pimpama River Conservation Area. The larger of the two corridors has an average width of 100 metres whilst the second smaller corridor has an average width of 80 metres. Both corridors are to form part of an interconnected open space system, which will vary in width to reflect local environmental values. It is intended that the sub-precinct remain undeveloped with limited human encroachment to protect biodiversity and environmental values.


The corridors are intended to perform a role in the management of stormwater quantity. However, in fulfilling this role the ecological values of the sub-precinct will be protected.

As the residential precincts develop, neighbourhood parks and walking trails are to be included adjacent to the corridors where appropriate.

Outcomes in Support of Sub-precinct 9b Intent

a) Environmental features will be retained and rehabilitated where appropriate.

b) The sub-precinct is highly protected to ensure that the ecological values of the area are not compromised by the development of the Coomera Town Centre.

c) The sub-precinct will be incorporated into a broader open space network to the north and north east of the Coomera Town Centre.

d) Adjacent development acknowledges the role of the sub-precinct as an important linkage for fauna, providing connectivity to nearby large habitat systems. Regeneration is undertaken in degraded areas.

e) Public access to this sub-precinct is limited, although pedestrian and cycle linkages adjacent to the corridor are appropriate.

5.9.3 Sub-precinct 9c Environmental/ Open Space Corridor Intent

Sub-precinct 9c is the section of the Oakey Creek corridor located directly south of Foxwell Road. It is intended that the sub-precinct form a transition between the formalised open space of Sub-precinct 9a and Sub-precinct 9e.

The sub-precinct will have a primary focus on the conservation of ecological values whilst still allowing for public access to Oakey Creek and encouraging tourist facilities and adjoining development to take advantage of the amenity provided by the corridor. This sub-precinct will enable the continued operation and expansion of Dreamworld, while being sensitive to the sub-precinct’s natural state. Pedestrian and cycle facilities will be strongly encouraged so as to link with Sub-precinct 9a, 9d and the Coomera Activity Centre Precinct.

Any development in the vicinity of Oakey Creek will provide for flood mitigation, allow for natural movement in the alignment of Oakey Creek, protect and maintain the existing ecological values of Oakey Creek and provide a movement path for fauna. Any crossings of Oakey Creek must be designed so as not to compromise the ecological values of the Oakey Creek Corridor of Sub-precinct 9e downstream, to facilitate efficient Dreamworld operations and pedestrian and vehicular movements, and to provide options for the development of the Major North/ South Boulevard.

Should the Dreamworld operations cease it is envisaged that the corridor be widened and reinstated to realise the intent of this sub-precinct.

Outcomes in Support of Sub-precinct 9c Intent

a) Sub-precinct 9c is to be rehabilitated to allow for the protection and enhancement of environmental values, including water quality. It is envisaged that this sub-precinct be restricted to providing protection of the surrounding environment while allowing tourist activities and limited public access provided for pedestrian and cycle through movements where the construction of these facilities are sensitive to the environmental functions of the sub-precinct.

b) Any tourist activity development in the vicinity of Oakey Creek will provide for flood mitigation, allow for natural movement in the alignment of Oakey Creek, protect and maintain the existing ecological values of Oakey Creek, and provide a movement path for fauna.

c) The sub-precinct protects the ecological values downstream in Sub-precinct 9e by providing an appropriate transition between Sub-precincts 9a and 9e, preserving adequate riparian buffers, protecting ecologically significant vegetation and providing water quality improvement measures where they do not adversely impact on existing environmental values.

d) Any crossings of Oakey Creek shall be designed so as not to compromise the ecological values of the sub-precinct or Sub-precinct 9e downstream.


5.9.4 Sub-precinct 9d Coomera Sports Park Intent

Sub-precinct 9d is located on Beattie Road in the south east of the Coomera Town Centre and comprises the Coomera Sports Park district recreational facility. It is intended that this sub-precinct evolve with the recreational needs for the Coomera Town Centre and surrounding areas. The Coomera Sports Park is recognised as a key community asset and pedestrian and cycle networks will reinforce the connectivity of the Sports Park to the Coomera Activity Centre Precinct and the Education Precinct to the north.

The sub-precinct will also accommodate the southernmost portion of the Ring Road, connecting Beattie Road and the future Coomera South interchange, to Foxwell Road and the residential areas to the east.

Outcomes in Support of Sub-precinct 9d Intent

a) The sub-precinct will accommodate the expansion of the Coomera Sports Park and associated sporting and recreational uses.

b) The final location of the Ring Road, as shown on Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network, along with any necessary mitigation measures will be determined at the detailed design phase having regard to the land use constraints current at the time and any potential impacts during the construction and operational phases. It should be noted that relevant land use constraints include, but are not limited to, any impact on adjacent Dreamworld Theme Park activities.

c) The sub-precinct will integrate with surrounding precincts by contributing to a strong pedestrian and cycle network, including linkages to the Coomera Activity Centre Precinct and Coomera Transport Hub. For detail refer to Coomera Town Centre Structure Plan Map 10.8 – Indicative Access & Mobility Network.

5.9.5 Sub-precinct 9e Conservation Intent

Sub-precinct 9e is located south of Foxwell Road and east of the Coomera Activity Centre Precinct, including an area east of the rail corridor. The sub-precinct will accommodate a portion of the Ring Road connecting Beattie Road to Foxwell Road. The sub-precinct contains areas of State and regional biodiversity significance and serves as important fauna habitat. This sub-precinct will be highly protected to facilitate connectivity with the Oakey Creek corridor east of the Coomera Town Centre, eventually connecting with the Coomera River to the east and Pimpama River Conservation Area to the north east. It is intended that the sub-precinct remains undeveloped with limited human encroachment to protect biodiversity and environmental values and preserve ecological function.

Outcomes in Support of Sub-precinct 9e Intent

a) Environmental features will be retained. Degraded areas within the sub-precinct shall be rehabilitated.

b) The sub-precinct provides a strong green gateway to the Coomera Town Centre when approaching from the south or east and a green frame to adjacent precincts.

c) The sub-precinct will be highly protected to ensure that the ecological values of the area are not compromised by development in the Coomera Town Centre.

d) Adjacent development acknowledges the role of the sub-precinct as an important linkage for fauna, providing connectivity to nearby large habitat systems.

e) Public access to the sub-precinct will be restricted to passive walking trails where approved by local government.

f) The final location of the Ring Road, as shown on Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network, along with any necessary mitigation measures will be determined at the detailed design phase having regard to the land use constraints current at the time and any potential impacts during the construction and operational phases. It should be noted that relevant land use constraints include, but are not limited to, any impact on adjacent Dreamworld Theme Park activities.

g) The Ring Road, as shown on Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network, is to be designed to minimise impacts on the ecological values of the sub-precinct.


6.0 Coomera Town Centre Structure Plan Table of Development

Note: This table is to be read in conjunction with the explanation provided in Part 6, Division 1, Chapter 2 - Using Local Area Plans. For the purpose of this chapter, a reference to an LAP is taken to include a reference to a structure plan where the context permits.

A: Material Change of Use

Exempt Self Assessable Code Assessable Impact Assessable

Precinct 1 – Coomera Activity Centre

Conservation (natural area management)

Low-Impact Telecommunications Facility

Minor Change in the scale or intensity of an existing lawful use

Park Private Recreation n.e.i. Public Utility Railway Activities

Café Caretaker’s Residence Convenience Shop Kiosk Laundromat Minor Tourist Facility

where located south of Foxwell Road

Private Recreation where lighting is proposed

Restaurant Shop Take Away Food

Premises Temporary Use Tourist Facility where

located south of Foxwell Road

Tourist Shop Office where located

above ground floor

Amusement Parlour Apartment Bed and Breakfast Car Park Child Care Centre Cinema Commercial Services Community Care Centre Community Purposes

(except corrective institutions)

Department Store Indoor Recreation

Facility Market Medical Centre Minor Tourist Facility

n.e.i. Motel Office n.e.i. Reception Room Resort Hotel Restricted Club Service Industry Special Accommodation Telecommunications

Facilities Theatre Transit Centre

Educational Establishment

Funeral Business Funeral Parlour Home Occupation Home Office Hostel Accommodation Hospital where located in

sub-precinct 1e or 1f Nightclub Place of Worship Service Station Shopping Centre

Development Tavern Vehicle Hire Office Vehicle Hire Premises

Precinct 2 – Showroom and Bulky Goods




Park Public Utility Railway Activities

Café Caretaker’s Residence Commercial Services Laundromat Office where ancillary to

another use and constitutes less than 20% of GFA

Showroom Service Industry (Group

A) Service Industry (Group

B) Take-Away Food

Premises Vehicle Hire Office Vehicle Hire Premises Vehicle Sales Premises Veterinary Clinic Temporary Use

Bulk Garden Supplies Car Park Community Purposes


Convenience Shop Fast Food Premises Indoor Recreation

Facility Motor Vehicle Repair

where forming part of a vehicle showroom or vehicle sales premises

Office where ancillary to another use and constitutes more than 20% of GFA

Place of Worship Retail Plant Nursery Service Station Telecommunications

Facilities Veterinary Hospital Warehouse

Funeral Business Funeral Parlour Manufacturer’s Shop Market Motor Vehicle Repairs

n.e.i. Outdoor Sport and

Recreation Outdoor Storage Area Restaurant Restricted Club



Precinct 3 – Government




Open Sports Ground Park Private Recreation n.e.i. Public Utility Railway Activities

Café Caretaker’s Residence Convenience Shop Laundromat Private Recreation where

lighting is proposed Temporary Use

Car Park Community Care Centre Community Purposes


Educational Establishment

Service Station Take-Away Food

Premises Telecommunications

Facilities

Child Care Centre Funeral Parlour Indoor Recreation

Facility Place of Worship Restricted Club

Precinct 4 – Medium Density Residential


Family Day Care Home Low-Impact

Telecommunications Facility



Apartment where not exceeding 2 dwellings

Attached Dwellings and Medium Density Detached Dwellings where not exceeding 2 dwellings

Caretaker’s Residence Detached Dwelling Display Home Estate Sales Office Home Occupation Home Office Private Recreation where

lighting is proposed

Apartment n.e.i. Attached Dwellings and

Medium Density Detached Dwellings n.e.i.

Bed and Breakfast Community Care Centre Community Purposes

(excluding corrective institutions)

Family Accommodation Special Accommodation Telecommunications

Facilities

Aged Persons Accommodation

Café Child Care Centre Commercial Services Convenience Shop Ecotourism Facility Educational

Establishment Hostel Accommodation Indoor Recreation

Facility Laundromat Medical Centre Motel Office Outdoor Sport and

Recreation Place of Worship Resort Hotel Restaurant Restricted Club Retail Plant Nursery Service Industry (Group

A) Service Station Shop Take-Away Food

Premises Tavern

Precinct 5 – High Density Residential





Park Private Recreation n.e.i. Public Utility Railway Activities

Apartment where not exceeding 2 dwellings

Attached Dwellings and Medium Density Detached Dwellings where not exceeding 2 dwellings

Caretaker’s Residence Detached Dwelling Estate Sales Office Home Office Private Recreation where

lighting is proposed

Aged Persons Accommodation

Apartment n.e.i. Attached Dwellings and

Medium Density Detached Dwellings n.e.i.

Café Community Care Centre Community Purposes

(excluding corrective institutions)

Convenience Shop Home Occupation Laundromat

Bed and Breakfast Child Care Centre Commercial Services Educational

Establishment Family Accommodation Hostel Accommodation Indoor Recreation

Facility Medical Centre Motel Office Place of Worship Reception Room Resort Hotel



Restaurant Special Accommodation Take-Away Food

Premises Telecommunications

Facilities

Restricted Club Shop Tavern

Precinct 6 – Low Impact Industry




Park Public Utility Railway Activities

Café Caretaker’s Residence Manufacturer’s Shop Service Industry (Group

A) Service Industry (Group

B) Storage Take-Away Food

Premises Temporary Use Veterinary Clinic Warehouse

Bulk Garden Supplies Convenience Shop Industry Milk Depot Motor Vehicle Repairs Outdoor Storage Area Retail Plant Nursery Service Station Telecommunications

Facilities Transport Terminal Vehicle Hire Premises Vehicle Sales Premises

Indoor Recreation Outdoor Sport and

Recreation Refuse Transfer Station Restricted Club

Precinct 7 – Education





Caretaker’s Residence Private Recreation where

lighting is proposed Temporary Use

Apartment (where above ground floor)

Café Car Park Commercial Services Community Care Centre Community Purposes


Convenience Shop Education

Establishment Indoor Recreation

Facility Office Place of Worship Service Station Special Accommodation Telecommunications

Facilities n.e.i. Veterinary Hospital

Apartment n.e.i. Child Care Centre Detached Dwelling Hostel Accommodation Medical Centre Restaurant Restricted Club Take-Away Food

Premises Theatre

Precinct 8 – Dreamworld





Minor Tourist Facility where the height of the upper ceiling of a building or a theme park ride or attraction (and associated structures) does not exceed 7.5m above average finished ground level and the site

Café Caretaker’s Residence Convenience Shop Laundromat Minor Tourist Facility

where the height of the upper ceiling of a building or a theme park ride or attraction (and associated structures) does not exceed 7.5m above average finished ground level

Office above ground floor Private Recreation where

lighting is proposed Restaurant Take-Away Food

Amusement Parlour Bed and Breakfast Car Park Caravan Park Cinema Community Purposes


Ecotourism Facility Hostel Indoor Recreation

Facility Market Minor Tourist Facility

n.e.i. Motel Outdoor Sport and

Recreation

Child Care Centre Commercial Services Nightclub Service Station



cover does not exceed 50%

Open Sports Ground Park Private Recreation n.e.i. Public Utility Railway Activities Tourist Facility where the

height of the upper ceiling of a building or a theme park ride or attraction (and associated structures) exceeds 7.5m above average finished ground level and the site cover does not exceed 50%

Premises Temporary Use Tourist Facility where the

height of the upper ceiling of a building or a theme park ride or attraction (and associated structures) exceeds 7.5m above average finished ground level

Tourist Shop

Reception Room Relocatable Home Park Resort Hotel Restricted Club Telecommunications

Facilities n.e.i. Theatre Tourist Cabins Tourist Facility n.e.i.

Precinct 9 – Open Space

Low-Impact Telecommunications Facility (except where in Sub-precinct 9b or 9e)


Minor Tourist Facility where in Sub-precinct 9c and the height of the upper ceiling of a building or a theme park ride or attraction (and associated structures) does not exceed 7.5m above average finished ground level and the site cover does not exceed 50%

Open Sports Ground within Sub-precinct 9d

Park (where in Sub-precinct 9a or 9d)

Public Utility Railway Activities Tourist Facility where in

Sub-precinct 9c and the height of the upper ceiling of a building or a theme park ride or attraction (and associated structures) exceeds 7.5m above average finished ground level and the site cover does not exceed 50%


Minor Tourist Facility where in Sub-precinct 9c and the height of the upper ceiling of a building or a theme park ride or attraction (and associated structures) does not exceed 7.5m above average finished ground level

Temporary Use Tourist Facility where in

Sub-precinct 9c and the height of the upper ceiling of a building or a theme park ride or attraction (and associated structures) exceeds 7.5m above average finished ground level

Low-Impact Telecommunications Facility n.e.i.

Outdoor Sport and Recreation within Sub-precinct 9d

Telecommunications Facilities

Open Sports Ground within Sub-precinct 9a

Outdoor Sport and Recreation n.e.i.

Park n.e.i.


B: Material Change of Use Overlay Provisions


Material Change of Use involving Building Work that:

exceeds three storeys due to the inclusion of a partial fourth storey and the GFA of the partial storey does not exceed 50% of the GFA of the storey immediately below, and the site is not in an area where a building height exceeding three storeys is identified on Coomera Town Centre Structure Plan Map 10.5 – Building Height

exceeds three storeys (except for a partial fourth storey with less than 50% of the GFA of the storey immediately below), where the site is not in an area where a building height exceeding three storeys is identified on Coomera Town Centre Structure Plan Map 10.5 – Building Height; OR is not for the purpose of a theme park ride or attraction in Precinct 8 and is outside of the height range, in storeys, indicated for the site as shown on Coomera Town Centre Structure Plan Map 10.5 – Building Height

is outside of the residential density range for the subject land as shown on Coomera Town Centre Structure Plan Map 10.6 – Residential Density

is located on a site nominated as a Moderate, High or Very High Risk Area identified on Overlay Map OM16 – Areas of Unstable Soils and Areas of Potential Land Slip Hazard

is on a site located in a Medium or High Potential Bushfire Hazard Area as on Overlay Map OM10 - Potential Bushfire Hazard Areas, and complies with the Acceptable Solutions of Constraint Code 2 – Bushfire Management Areas

is on a site located in a Medium or High Potential Bushfire Hazard Area as on Overlay Map OM10 - Potential Bushfire Hazard Areas, and alternative solutions to the Acceptable Solutions of Constraint Code 2 – Bushfire Management Areas are proposed

is on a site identified on Overlay Map OM13 – Building Setback Line from Canals and Waterways as being affected by a waterway building setback, and complies with the Acceptable Solutions of Constraint Code 3 – Canals and Waterways

is on a site identified on Overlay Map OM13 – Building Setback Line from Canals and Waterways as being affected by a waterway building setback, and alternative solutions to the Acceptable Solutions of Constraint Code 3 – Canals and Waterways are proposed



is on or adjoins, a site that is listed on the Queensland Heritage Register (Queensland Heritage Act 1992) or the Register of the National Estate (Australian Heritage Commission Act 1975) or the National Trust of Queensland list

is within, or adjoins an allotment containing places, sites or landscapes of indigenous cultural heritage significance listed on the Queensland Heritage Register – Cultural Records (Landscapes Queensland and Queensland Estate) Act 1987; OR is located on land which is the subject of a native title claim; OR is located on land that is known to the owner and/or the developer to be of indigenous cultural heritage value

would result in a residential dwelling being located within 500 metres of a lot containing an extractive industry operation or resource (hard rock quarrying) or within 200 metres of a lot containing an extractive industry operation or resource (sand and gravel operations) as defined on Overlay Map OM23 – Extractive Resources

is on a site affected by Future Road Requirement, and complies with the Acceptable Solutions of Constraint Code 4 – Car Parking, Access and Transport Integration

is on a site affected by Future Road Requirement, and alternative solutions to the Acceptable Solutions of Constraint Code 4 – Car Parking, Access and Transport Integration are proposed


C: Operational Work – Changes to Ground Level


Operational Work that involves extraction, excavation or fill that:

Precincts 1 exceeds a volume of 20 cubic metres of fill or excavation, or is closer than two metres from the allotment boundary

Precincts 4 and 5 exceeds a volume of 50 cubic metres of fill or excavation, or is closer than two metres from the allotment boundary

Precincts 3 and 7 exceeds a volume of 20 cubic metres of fill or excavation, or is closer than ten metres from the allotment boundary

Precinct 2 and 6 exceeds a volume of 100 cubic metres of fill or excavation, or is closer than five metres from the allotment boundary

Precincts 8 exceeds a volume of 20 cubic metres of fill or excavation, or is closer than two metres from the allotment boundary

Sub-precincts 9a and 9d exceeds a volume of 100 cubic metres of fill or excavation, or is closer than 20 metres from the allotment boundary

is within or adjoins an allotment containing places, sites or landscapes of indigenous cultural heritage significance listed on the Queensland Heritage Register – Cultural Records (Landscapes Queensland and Queensland Estate) Act 1987; OR is located on land which is the subject of a native title claim; OR is located on land that is known to the owner and/or the developer to be of indigenous cultural heritage value


D: Operational Work – Advertising Device


Advertising Device that is: a) Not illuminated, nor

animated, and where the total area of signage per street frontage does not exceed the following for each precinct: Precinct 1 10m2 Precinct 2 20m2 Precinct 3 5m2 Precinct 4 0.6m2 Precinct 5 0.6m2 Precinct 6 20m2 Precinct 7 5m2 Precinct 8 0.6m2 Precinct 9 0.6m2

AND

b) Not visible from any State-controlled road

Advertising Devices n.e.i.

E: Operational Work – Infrastructure and Landscape Work


Minor Landscape Work Landscape Work n.e.i.

Landscape Work associated with a Detached Dwelling or a Caretaker’s Residence

Works for Infrastructure

F: Operational Work – Vegetation Clearing


Vegetation Clearing that:

results in the removal of, or damage to, vegetation that is equal to, or in excess of, 40 centimetres in girth (circumference) measured at 1.3 metres above average ground level, and complies with the Acceptable Solutions of Specific Development Code 36 – Vegetation Management; OR results in the removal of, or damage to, vegetation that is equal to, or in excess of, four metres in height and complies with the Acceptable Solutions of Specific Development Code 36 – Vegetation Management

results in the removal of, or damage to, vegetation that is equal to, or in excess of, 40 centimetres in girth (circumference) measured at 1.3 metres above average ground level, and alternative solutions to the Acceptable Solutions of Specific Development Code 36 – Vegetation Management are proposed; OR results in the removal of, or damage to, vegetation that is equal to, or in excess of, four metres in height and alternative solutions to the; Acceptable Solutions of Specific Development Code 36 – Vegetation Management are proposed


G: Reconfiguring a Lot


Reconfiguring a Lot that:

Precincts 1, 2, 3, 5 and 6

results in allotments with a minimum area not less than 1,000m2;

OR entails only a Community Title Subdivision (including Standard Format Plans and/or Volumetric Lots), or a Volumetric Lot within a building, or a leasehold subdivision of an existing or approved development


results in one or more lots with an area less than 1,000m2

Precinct 4

results in allotments with a minimum area not less than 400m2

Precinct 4

results in allotments with a minimum area less than 400m2

Precincts 7

results in allotments with a minimum area not less than 10,000m2

Precincts 7

results in allotments with an area less than 10,000m2

Precincts 8

results in allotments with a minimum area not less than 1,000m2

Precincts 8

results in allotments with an area less than 1,000m2

Precinct 9a and 9d

results in no allotments with a minimum area less than 1,000m2

Precinct 9a and 9d

results in one or more new allotments that aren’t for the purpose of dedication as public open space

Precinct 9b, 9c, 9e

results in one or more new allotments

would create the potential for a residential dwelling being located within 500 metres of a lot containing an extractive industry operation or resource (hard rock quarrying) or within 200 metres of a lot containing an extractive industry operation or resource (sand and gravel operations) as defined on Overlay Map OM23 – Extractive Resources


7.0 Relevant Codes

Codes relevant for development assessment in the Coomera Town Centre Structure Plan are listed below. The Place Code applies in all cases. A Specific Development Code will only apply if that specific development is proposed. A Constraint Code will only apply where the proposed development is directly impacted by the constraint that is the subject of that code.

7.1 Self Assessable Development

The following codes apply to development that is self assessable in the Coomera Town Centre Structure Plan area.

Place Code Specific Development Codes Constraint Codes

Coomera Town Centre Structure Plan Place Code

2 Advertising Devices 10 Caretaker’s Residence 13 Detached Dwellings 14 Display Homes and Estate

Sales Offices 24 Office 25 Private Recreation 27 Retail and Related

Establishments 34 Temporary Use 36 Vegetation Management 38 Working From Home

2 Bushfire Management Areas 3 Canals and Waterways 4 Car Parking, Access and

Transport Integration 8 Flood Affected Areas 10 Nature Conservation 15 Service Roads (Pacific

Motorway) 16 Steep Slopes or Unstable Soils

7.2 Material Change of Use

The following codes apply to development that is code or impact assessable Material Change of Use in the Coomera Town Centre Structure Plan area.



3 Aged Persons Accommodation 6 Attached Dwellings and

Medium Density Detached Dwellings

7 Bed and Breakfast Tourist Accommodation

9 Caravan Parks 10 Caretaker’s Residence 12 Child Care Centres 13 Detached Dwellings 14 Display Homes and Estate

Sales Offices 15 Ecotourism Facility 16 Family Accommodation 19 High Rise Residential and

Tourist Accommodation 21 Landscape Work 22 Low Rise Apartment Building 23 Low Rise Commercial Tourist

Accommodation 24 Office 25 Private Recreation 26 Relocatable Home Parks 27 Retail and Related

Establishments 30 Salvage Yards 31 Service Stations 33 Telecommunications Facilities 35 Tourist Cabins 37 Vehicle Sales 38 Working From Home 39 Works for Infrastructure


Transport Integration 5 Cultural Heritage (Historic) 6 Cultural Heritage (Indigenous) 8 Flood Affected Areas 9 Natural Wetland Areas and

Natural Waterways 10 Nature Conservation 12 Rail Corridor Environs 13 Road Traffic Noise

Management 14 Sediment and Erosion Control 15 Service Roads (Pacific

Motorway) 16 Steep Slopes or Unstable Soils 17 Unsewered Land


7.3 Operational Work – Changes to Ground Level

The following codes apply to development that is code or impact assessable Operational Work – Changes to Ground Level (extracting gravel, rock, sand or soil from the place where it occurs naturally, or excavating or filling that materially affects premises or their use) in the Coomera Town Centre Structure Plan area.



11 Changes to Ground Level and Creation of New Waterbodies

2 Bushfire Management Areas 3 Canals and Waterways 4 Cultural Heritage (Historic) 6 Cultural Heritage (Indigenous) 8 Flood Affected Areas 9 Natural Wetland Areas and

Natural Waterways 10 Nature Conservation 14 Sediment and Erosion Control 15 Service Roads (Pacific


7.4 Operational Work – Advertising Devices, Landscape Work and Infrastructure

The following codes apply to development that is code or impact assessable Operational Work – Advertising Devices (placing an Advertising Device on premises), Landscape Work (undertaking Landscape Work in, on, over or under premises that materially affects premises or their use) or Infrastructure (undertaking Works for Infrastructure) in the Coomera Town Centre Structure Plan area.



2 Advertising Devices 21 Landscape Work 39 Works for Infrastructure





7.5 Operational Work – Vegetation Clearing

The following codes apply to development that is code or impact assessable Operational Work –Vegetation Clearing in the Coomera Town Centre Structure Plan area.



36 Vegetation Management 2 Bushfire Management Areas 5 Cultural Heritage (Historic) 6 Cultural Heritage (Indigenous) 9 Natural Wetland Areas and




7.6 Reconfiguring a Lot

The following codes apply to development that is code or impact assessable Reconfiguring a Lot in the Coomera Town Centre Structure Plan area.



11 Changes to Ground Level and Creation of New Waterbodies

21 Landscape Work 28 Reconfiguring a Lot 36 Vegetation Management 39 Works for Infrastructure



Natural Waterways 10 Nature Conservation 12 Rail Corridor Environs 13 Road Traffic Noise

Management 15 Service Roads (Pacific

Motorway) 16 Steep Slopes or Unstable Soils 17 Unsewered Land

8.0 Coomera Town Centre Structure Plan Place Code

8.1 Purpose

This Place Code seeks to ensure that the scale, density and type of development, including the design and appearance of buildings and public spaces, is consistent with the intent of this Structure Plan and the specialised retail, tourism and employment functions of Coomera Town Centre. This Place Code also seeks to ensure that the area’s ecological values are afforded an appropriate level of protection.

Development identified in the Table of Development in Clause 6.0 as requiring Code or Impact Assessment shall comply with the performance criteria of this Place Code and the Outcomes in Support of the Intent for the applicable Precinct and Sub-precinct.

8.2 Application

8.2.1 The Coomera Town Centre Structure Plan Place Code applies to development indicated as self, code or impact assessable in the Coomera Town Centre Structure Plan Table of Development in Clause 6.0 of this Structure Plan.

8.2.2 If development complies with the acceptable solutions, it is taken to comply with the performance criteria and the purpose of the code.

8.2.3 If development complies with the performance criteria, it is taken to comply with the purpose of the code.

8.2.4 Development within certain precincts is required to comply with the performance criteria contained within the Coomera Town Centre Structure Plan Place Code. The following table stipulates which performance criteria apply to development within particular precincts (for example, if a development is proposed for Precinct 2, the application is required to address those performance criteria set out in the table for that precinct).

8.2.5 Performance Criteria PC1-PC55 apply to all code and impact assessable development in this Structure Plan. For development identified as self assessable in Clause 6.0, only the acceptable solutions to Performance Criteria PC1-PC9 apply.


8.3 Development Requirements

Performance Criteria Acceptable Solutions

Development that is Self Assessable, Code Assessable or Impact Assessable

Building Height

PC1 A gradation in the townscape and urban character is achieved. The height of buildings within the Coomera Activity Centre Precinct, and in and around the neighbourhood nodes (referred to in Clauses 5.4 and 5.5) is to be of a greater height than that of surrounding areas and appropriate to each precinct. Development ensures that land, critical to the achievement of neighbourhood walkability and transit oriented development outcomes, is not underutilised.

Note: Development outside of the designated height range will be considered on a merits basis to enable the achievement of designated densities shown in Coomera Town Centre Structure Plan Map 10.6 – Residential Density, provided it can be demonstrated that the average height for the site is within the designated range shown in Coomera Town Centre Structure Plan Map 10.5 – Building Height.

AS1.1.1 The building height in any precinct is within the intended range shown for that precinct on Coomera Town Centre Structure Plan Map 10.5 – Building Height.

OR

AS1.1.2 The building or structure is in Precinct 8 within 20 metres of Beattie Road and the maximum building or structure height does not exceed 8.5 metres.

Accommodation Density

PC2 Residential densities promote the use of and support the Coomera Railway Station and surrounding tourism development. Development ensures that land, critical to the achievement of neighbourhood walkability and transit oriented development outcomes, is not underutilised and overall densities meet the intended range.

Note: Development outside of the designated density range will be considered on a merits basis provided it can be demonstrated that the average density for the site is within the designated range shown in Coomera Town Centre Structure Plan Map 10.6 – Residential Density.

AS2 The residential density in any precinct is within the intended range shown for that precinct on Coomera Town Centre Structure Plan Map 10.6 – Residential Density.

Site Coverage

PC3 The site coverage of development will be in accordance with the function of the precinct and its relationship with surrounding precincts.

AS3.1.1 The maximum site coverage for any development does not exceed the following: Precinct 1 90%

Precincts 2 and 8 80%

Precincts 3, 6 and 7 70%

Precinct 4 60% (where the building is one storey in height) or, 50% (where the building is greater than one storey in height)

Precinct 5 50%

OR

AS3.1.2 The building or structure is for the purposes of a Tourist Facility on land located in Precinct 1 south of Foxwell Road and the maximum site coverage for the building or structure does not exceed 50%.



Building Setback

Precincts 1 (excluding Sub-precincts 1e & 1f) and 8

PC4 Building bulk should be greatest for the podium levels, graduating to towers above to ensure efficient utilisation of the site and promotion of an urban character.

Precincts 1 (excluding Sub-precincts 1e & 1f)

AS4.1 Buildings include the following minimum setbacks: a) either:

i. for the first two storeys, zero metres to the front and side boundaries and three metres to the rear boundary; and

ii. for all parts of the building exceeding two storeys, six metres from all boundaries; or

b) the minimum setbacks specified in a master plan.

Precinct 8

AS4.2 The building or structure is set back a minimum of 6 metres from Beattie Road.

Precincts 2, 3, 4, 5, 6, and 7 & Sub-precincts 1e and 1f and 8

PC5 Buildings shall be set back at distances that contribute to an aesthetically pleasing interface with the public realm, where the built form is neither bulky nor visually intrusive and the impact on neighbouring buildings is limited. In the Coomera Activity Centre Precinct and mixed use neighbourhood nodes, buildings will be set back to contribute to active frontages.

Precincts 2, 3, 4, 5, 6, and 7 & Sub-precincts 1e and 1f

AS5.1 Buildings exceeding two storeys in height have their upper storeys set back, consistent with the following distances: a) a minimum of six metres from the frontage, for any

part of the building which exceeds two storeys in height, except in Precinct 5, where the frontage setback shall be nine metres;

b) for side and rear boundary setbacks, two metres for any part of the building which is above the second storey but which does not exceed 7.5 metres above that storey;

c) for side and rear boundary setbacks, two metres plus 0.5 metres for every three metres (or part thereof) for that part of the building which is greater than 7.5 metres above the second storey.

Precinct 2

AS5.2 The minimum front boundary setback is six metres. The six metre setback includes a three metre wide deep planted landscape strip, for no less than 70% of the frontage length.

Precinct 4

AS5.3 Buildings have a minimum front boundary setback of six metres. AS5.4 The front wall of garages and carports are set back a minimum of one metre behind the front facade of the dwelling house. Precinct 5

AS5.5 Buildings are set back six metres from the front boundary, for the first two storeys.

Precinct 6

AS5.6 The minimum front boundary setback is ten metres. The ten metre setback includes a three metre wide deep planted landscape strip, for no less than 70% of the frontage length.



Precinct 7

AS5.7 Buildings are set back a minimum of six metres from the front boundary.

Sub-precincts 1e and 1f

AS5.8 Buildings may have a zero front boundary setback.

Precinct 8 & Sub-precinct 1c

AS.5.9 Buildings or structures associated with the Theme Park which exceed 20 metres in height are setback from all property boundaries 6 metres plus 1 metre for every 2 metres of building or structure height in excess of 20 metres.

Precincts 2 and 6

AS5.10 Buildings have a minimum three metre setback from the rear boundary, or a rear setback equal to half the height of the building, whichever is the greater.

Precincts 3, 7 and 8 & Sub-precincts 1e and 1f AS5.11 Buildings have a minimum rear boundary setback of three metres or a rear boundary setback of a distance equal to half the height of the building, whichever is the greater.

Precincts 4 and 5

AS5.12 Buildings have minimum side and rear boundary setbacks of: a) 1.5 metres measured from the outermost projection

of that part of the building which is 4.5 metres or less above ground level;

b) two metres, measured from the outermost projection of that part of the building which is greater than 4.5 metres but not greater than 7.5 metres above ground level; or

c) two metres plus 0.5 metres for every three metres or part thereof, measured from the outermost projection of that part of the building which is greater than 7.5 metres above ground level.

Precincts 2, 6 and 7 & Sub-precincts 1e and 1f

AS5.13 Developments which share a rear and/or side boundary with a residential area or public open space include: a) a minimum setback of three metres or half the

height of the building at that point, whichever is greater;

b) a landscaped buffer area consisting of dense and mature planting;

c) building designs that provide variations in setback, at a minimum of 15 metre intervals;

d) an acoustic and visual screen fence with a minimum height of 1.8 metres along the entire length of the boundary except in Precincts 2 and 6 where development adjoins public open space.



Precinct 4

PC6 Residential buildings that are built to the lot boundary reasonably protect neighbour amenity, particularly the provision of adequate daylight/sunlight to dwellings and private open space.

Precinct 4

AS6.1 Walls built to the boundary have a maximum height of 3.5 metres and an average height of not more than three metres.

AS6.2 Walls, built to the boundary, do not exceed 35% of the length of the boundary to which it is built: a) the length of the new boundary wall may match

that of an existing wall on the adjacent boundary; or

b) the new boundary wall may extend the full length of the side or rear boundary (less any setback distances), where slope, retaining walls, fences and/or dwelling design would result in the boundary wall being less than two metres high on the adjacent property boundary.

AS6.3 Walls on the boundary have no windows or other openings, overlooking adjoining properties.

Precincts 2, 6 and 8

PC7 The vistas into the Coomera Town Centre for motorists on the Pacific Motorway will be of a predominantly vegetated appearance.

Precincts 2 and 6

AS7.1 The site shares a rear and /or side boundary with the service road of the Pacific Motorway, and the development includes: a) a minimum building setback of 10 metres to the

service road boundary; and b) a 10 metre wide landscaped buffer area within the

setback area consisting of dense and mature local native plant species.


AS7.2 Access to all buildings and allotments is in accordance with the Service Roads (Pacific Motorway) Constraint Code.

AS7.3 Pylon signage which is visible from the Pacific Motorway is limited to multi-tenant signage, rather than numerous single tenant signage.

Activity Frontage Controls

Precincts 1, 2, 6, and 7

PC8 Buildings present a continuous pedestrian-friendly facade, with retail and entertainment activities located at ground level (or easily accessible from ground level), to promote a lively streetscape character. Building design and street front spaces contribute to the connectivity of the streetscape and promote integration with surrounding areas.

Precinct 1

AS8.1 Development provides entrances to active ground floor uses at intervals no greater than 10m.

AS8.2 Mixed use buildings provide residential uses above the ground floor or to the rear of commercial development.


AS8.3 Blank or featureless walls extend for no more than 15 metres (either in plane or elevation) without including articulation or design variation, such as stepping, windows, balconies or other architectural features.

AS8.4 The ground floor level of all buildings located on main streets is transparent for at least 60% of the façade, providing views into any non residential use.



AS8.5 Large format anchor retail uses (e.g. discount department stores, department stores and supermarkets) provide main entrances onto publicly accessible streets which are predominantly publicly owned and external walls, that would otherwise front the street, are sleeved with smaller tenancies. Precincts 1, 7

AS8.6 Car parking areas, service areas and access driveways are located to the rear of the development site or below ground level.

Vehicular Crossings

PC9 Vehicular crossings associated with the development are designed and constructed to ensure: a) a safe footpath environment; b) safe vehicular access to the property; c) appropriate hydraulic performance of the

stormwater infrastructure; d) no damage to vehicle or road infrastructure; e) minimal loss of on-street parking spaces; f) continued amenity of the neighbourhood.

AS9 Driveways are designed and constructed in accordance with relevant sections of Planning Scheme Policy 11 – Land Development Guidelines.

Development that is Code Assessable or Impact Assessable

Siting

Precincts 1, 2, 3, 5, 6, 7 and 8 PC10 All buildings are sited to complement the special town centre character, the built form of the surrounding area, and to reduce potential conflicts between uses having regard to a site analysis, prepared in accordance with Planning Scheme Policy 17 – Site Analysis.

Precincts 1, 2, 3, 5, 6, 7 and 8 AS10 No acceptable solution provided.

PC11 The layout of the site provides a clear separation between public access areas and areas set aside for servicing the building.

AS11 No acceptable solution provided.

Precinct 4 PC12 All buildings are sited and designed to complement the built form of the surrounding area and topographical features of the land, and to maximise the utility of the open space on the site, having regard to a site analysis, prepared in accordance with Planning Scheme Policy 17 – Site Analysis.

Precinct 4 AS12 No acceptable solution provided.

Building Appearance

Precincts 1, 2, 3, 5, 6, 7 and 8 PC13 Building and frontage design contributes to an interesting street perspective and to the visual amenity of Coomera Town Centre.

Precincts 1, 2, 3, 5, 6, 7 and 8 AS13.1 Lengths of wall in excess of 15 metres are not provided on the same alignment. AS13.2 Outdoor areas fronting the street such as unenclosed decks, terraces and balconies, do not: a) extend beyond the front property boundary of the site; b) adversely affect adjoining developments; or c) result in adverse visual impacts due to the loss of

suitable building setbacks.



Precincts 1, 2, 3, 5, 6, 7 and 8 PC14 Roof-scapes shall be attractive and not marred by a cluttered display of plant rooms and equipment.

Precincts 1, 2, 3, 5, 6, 7 and 8 AS14.1 Service structures, lift motor rooms and mechanical plant are designed as architectural features of the building or screened effectively. AS14.2 The rooftop is designed to enable future inclusion of satellite dishes/telecommunications facilities in an unobtrusive manner. AS14.3 Building caps and rooftops contribute to the architectural distinction of the building, and create a coherent roof-scape for the town centre.

Precincts 1, 2, 3, 5, 6, 7 and 8 PC15 Building design contributes to the desired theme and atmosphere of the town centre.

Precincts 1, 2, 3, 5, 6, 7 and 8 AS15.1 The building elevation visually balances the height of the building, through the use of the following design elements: a) variations in plan shape, such as curves, steps,

recesses, projections or splays; b) variations in vertical profile, with steps or slopes at

different levels; c) variations in the treatment and patterning of

windows, sun protection devices or other elements; d) elements of a finer scale than the main structural

framing; e) integrating major landscaping elements to

maximise their aesthetic value and use, including planting at any or all levels, particularly on podiums or low level roof decks; and

f) murals and artworks (with the exception of Precincts 2 and 6).

AS15.2 Architectural features, such a balconies, terraces, ramps and stairs, pergolas, retaining walls, screens and fences, are incorporated beyond the facade, to soften the edges of buildings and ensure they integrate with the town centre. AS15.3 Recessed forms and openings around the building perimeter are maximised to allow external space to merge with the interior of the building, except where they would compromise safety and security.

Precincts 1, 2, 3, 5, 6, 7 and 8

PC16 The design of buildings is to incorporate elements that enrich the subtropical environment of the location.

Precincts 1, 2, 3, 5, 6, 7 and 8

AS16 Shading devices are provided to compliment the character of the building and enrich the subtropical environment of the location while improving the energy efficiency of the building by providing shade, reducing glare and minimising heat load.

Precincts 1, 2, 3, 5, 6, 7 and 8 PC17 Buildings are finished with high quality materials, selected for their durability and the contribution they make to the character of the town centre.

Precincts 1, 2, 3, 5, 6, 7 and 8 AS17 All materials and finishes are easily maintained and do not readily stain, discolour or deteriorate.



All Precincts PC18 Buildings shall not incorporate any type of glass or other surface, likely to reflect specular rays that could create undue nuisance, discomfort or hazard to any part of the town centre or surrounding locality.

All Precincts AS18 Any reflective glass material has a level of: a) light reflectivity of not greater than 20%; b) heat transmission of not less than 20%.

Precincts 1, 2, 3, 5, 6, 7 and 8 PC19 The architectural treatment, of facades and elevations avoid large blank walls. Openings and setbacks are used to articulate vertical building surfaces and contribute positively to the town centre's streetscape.

Precincts 1, 2, 3, 5, 6, 7 and 8 AS19 Semi-enclosed spaces and colonnades are provided at ground level of buildings abutting pedestrian routes, through the use of awnings, pergolas or other devices that may be suspended, freestanding, supported on columns or cantilevered.

Precincts 1, 2 and 8 PC20 At levels abutting pedestrian places, design develops a strong relationship between internal and external spaces appropriate to a sub-tropical climate and outdoor lifestyle. Frontage treatment that integrates footpath awnings, shopfronts, outdoor dining areas and other activities that add to the attractiveness of the street for pedestrians are to be encouraged.

Precincts 1 and 8 AS20.1 Ground floor uses are predominantly devoted to activities (such as retail outlets; cafes; restaurants; tourist facilities; convenience or service orientated premises such as banks and real estate offices; and personal services such as hair salons and beauty salons) that maintain the visual interconnection between indoor and outdoor spaces. Precinct 2 AS20.2 No acceptable solution provided.

Precinct 1 PC21 Along the main street boulevard, all new or infill proposals involve retailing or activities that complement and support retailing function.

Precinct 1 AS21.1 Rentable ground floor space in the retail heart or on the retail spine is generally designed and promoted for leasing by retail uses, personal services, convenience and service orientated premises, cafes , restaurants, cinemas or hotels. AS21.2 Except for minimal interruptions necessary for structural framing and to provide access to foyers, arcades, tenancies, parking or servicing (i.e. fire exits), there is a continuous retail frontage along the main street boulevard: a) built continuously to the street or public space on a

consistent alignment; b) comprising display windows and showcases; c) providing continuous pedestrian interconnection at

the same level as adjoining buildings.

Design for Safety

PC22 The design and building of spaces safeguard and promote personal and property security for all users of the town centre.

AS22.1 Buildings which adjoin the open space network, public plazas or other community facilities are designed in accordance with the following: a) residential uses, balconies and living room

windows that allow for street level activation and overlooking opportunities;

b) external walls extend for no more than five metres, without the provision of features to allow casual surveillance;

c) fences or walls, which adjoin the community or open space areas that are transparent, or of an open design for a minimum of 50% of the fence area, or are less than 1.2 metres in height;

d) lighting is provided, consistent in a style and level of illumination, and appropriate to the locality;



e) clear sightlines are maintained throughout multi level or underground car parks;

f) ceilings and vertical structures within commercial car parks are painted white; and

g) commercial car parks are delineated in a grid design to provide adequate visibility throughout the car park.

AS22.2 Casual surveillance of public and communal areas, including public transport facilities and pedestrian paths, is optimised through minimising concealed areas and maximising continuous sight lines. AS22.3 Public toilets are located in areas of high activity so that public surveillance is maximised, without being visually intrusive.

PC23 Public areas (particularly key pedestrian routes) are lit to a consistently high standard to improve the actual and perceived safety of users.

AS23 All publicly accessible areas designed for night time use are well lit with vandal resistant fixtures.

Pedestrian Protection

PC24 Pedestrian footpaths and pathways within Precinct 1 are protected from rain and sun by shelter.

Precinct 1

AS24 Pedestrian shelters: a) abut the footpaths and are continuous across the

frontage of a site and compatible with existing pedestrian shelters;

b) allow for street trees and other landscaping components;

c) are provided and maintained by the building owners on their premises;

d) include under-awning lighting, with a minimum of 20 lux at footpath level, in accordance with AS4282 – Control of the Obtrusive Effects of Outdoor Lighting;

e) are positioned a minimum of 3.2 metres above pavement height and generally not more that 4.2 metres; and

f) are cantilevered from the main building, with any posts within the footpath being non load bearing.

Pedestrian and Bicycle Movement

PC25 Development within the Coomera Town Centre has a high standard of accessibility and connectivity for pedestrians and cyclists.

AS25.1 Development will contribute to a pedestrian and cycle system, based on the network of publicly accessible streets which are predominantly publicly owned, lanes, open space links, pedestrian plazas and widened footpaths, as well as providing pedestrian and cycle linkages in accordance with Coomera Town Centre Structure Plan Map 10.8 – Access and Mobility Network. AS25.2 Cycle paths are designed and constructed in accordance with CPTED principles.

AS25.3 Pathways, landscaping and public facilities are constructed/provided along all commercial frontages that adjoin open space corridors (at the developer’s expense).



AS25.4 Within Sub-precincts 1a, 1d and 1e, development integrates the pedestrian and cycle network with any cross rail line connections and the existing rail underpass north of the station, to connect the eastern and western sides of the railway line.

AS25.5 Development within Precinct 8 provides pedestrian and cyclist access which permits movement to other precincts within the Coomera Town Centre and surrounding land uses. AS25.6 Cycle networks provide connections to major attractors including but not limited to the Coomera Station, schools, shops, Dreamworld and recreational areas. AS25.7 On road and off road cycle paths are designed and constructed in accordance with relevant sections of Planning Scheme Policy 11 – Land Development Guidelines.

PC26 Development shall maintain or establish seamless, continuous, accessible, attractive and direct routes for pedestrians and cyclists, providing for: a) access to public transport facilities; b) links to car parking areas; c) access to, and along, Oakey Creek and the public

open space network; and d) improved accessibility to and from facilities and

services within the town centre.

AS26 Development provides pedestrian connections that: a) ensure open parking areas contain clearly

delineated, convenient walkways, suitable for use by wheelchairs, trolleys and pushers;

b) are properly illuminated at all times; c) where located in Precinct 1, are lined with active

frontages, such as display windows, shops, eating establishments or landscaped areas;

d) where not on streets in Precincts 1, 2 or 8, are a minimum of 3 metres wide;

e) where the connection is a direct link to an area of open space, the connection includes a separate bikeway;

f) are readily navigable and legible through the use of shore-lining techniques, accessible signage, colour contrast and colour luminance, and tactile ground surface indicators;

g) ensure an unobstructed path of travel, with all obstacles such as columns, bollards, and seating areas indented off the path of travel.

Precincts 1, 2 and 8 PC27 Development allows safe and functional pedestrian movements and activities within the pedestrian footpath area. The pedestrian footpath area is of sufficient width appropriate to its location in the street hierarchy.

Precincts 1, 2 and 8 AS27.1 Pedestrian footpaths: a) have a minimum width of five metres along the

main street boulevard in Precinct 1 and four metres along all other streets in Precincts 1, 2 and 8.

b) are open and accessible to pedestrians for the entire length;

c) allow for standing areas at bus stops, taxi ranks and display windows, without disrupting the flow of pedestrian traffic;

d) allow for kerb build-outs at street corners, to expand the pedestrian area and improve safety for street crossing;

e) ensure that the location of columns, seating areas for footpath dining and other obstructions do not disrupt the flow of pedestrian traffic, by maintaining a minimum width of 2.4 metres between the lease area and shop fronts; and



f) have a pavement matching the gradient of the adjoining pedestrian areas and connect without any lip or step.

A27.2 Steps, escalators, ramps or lifts are set back from pathways of travel by a minimum of 2 metres to maximise pedestrian flow and safety and allow for adequate waiting space, as well as allowing circulation space for pedestrians using wheelchairs and motorised scooters, and pedestrians with strollers.

Design of Development Adjacent to the Rail Line

PC28 The design and appearance of development adjacent to and visible from the rail line forms an attractive outlook for persons using the train service.

Precincts 1, 2, 6 and 7 AS28.1.1 Development adjacent to and visible from the rail line, addresses the corridor with a suitable design intent, to reduce any visual amenity impacts and provide an attractive outlook for persons using the train service. OR AS28.1.2 Development along the rail line provides a densely planted landscaped buffer that will visually screen the use from the view of persons using the train service. Precincts 4 and 5 AS28.2 Development along the rail line provides a densely planted landscaped buffer that will visually screen the use from the view of persons using the train service.

Residential Uses

Precinct 4 PC29 A variety of residential allotment sizes and accommodation styles (ie. attached dwellings and medium density detached dwellings, detached dwellings and apartments) shall be created.

Precinct 4 AS29 Residential uses, comprising a mix of low-medium to medium residential densities, are provided throughout the precinct, and medium to high density residential development is located primarily around nodes.

Precincts 1, 2, 5, 7 and 8 PC30 Residential buildings within mixed use precincts allow for a high standard of residential living and amenity, without jeopardising the creation of active street frontages.

Precincts 1, 2, 5, 7 and 8 AS30.1 In mixed use precincts, residential uses are located on the upper floors of commercial, retail and tourist uses. AS30.2 Residential uses in mixed use buildings are acoustically treated (ie; through double glazing, insulation or other measures identified through the submission of a noise impact report) to avoid noise nuisance created by traffic, late night entertainment and other commercial operations. AS30.3 Outdoor living areas are accessible to the residential component of the proposal. Note: May include balconies. AS30.4 The main living room window of any residential unit abuts a ten square metre clear space (measured on a horizontal plane) which may extend to the centre line of an abutting road.



PC31 The Preferred Retail Anchors associated with each stage are located in accordance with Coomera Town Centre Structure Plan Map 10.3 – Precinct 1 – Coomera Activity Centre Sub-precincts.


Industrial Development

Precinct 6

PC32 For all activities, the emission of noise, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, wastewater, waste products, grit, oil or other potential impacts will be restricted or managed to levels that will not cause discomfort or disturbance to users of adjoining land.

Precinct 6

AS32.1 Materials and outputs from industrial land uses do not pollute any watercourse, water storage, drainage systems, man made lakes or canals or land adjacent to the industry site.

AS32.2 All industry operations, loading, processing, stockpiles, plant, haul roads, vehicles and the like are located and maintained with water sprays and other means, so that dust, sand, soil or other airborne material does not blow outside the boundaries of the site. Vehicle loads consisting of possible airborne material are suitably covered.

AS32.3 The industrial activity does not exceed the following noise levels: Weekdays 7am-6pm L10 60db-(A) L90 50db-(A)

Weekdays 6pm-10pm L10 50db-(A) L90 40db-(A)

Nights 10pm-7am L10 45db-(A) L90 40db-(A)

Saturdays 7am-12 noon L10 60db-(A) L90 50db-(A)

Saturdays 12 noon-10pm L10 50db-(A) L90 40db-(A)

Sundays 7am-10pm L10 50db-(A) L90 40db-(A)

AS32.4 Points of discharge for the emission of airborne fumes, smoke, vapour steam or odours are located and positioned so as to restrict the transfer of airborne pollutants by a prevailing wind to adjoining land.

PC33 Any industrial operations are conducive to the safety and comfort of all site users and visitors.

AS33 All quantities of flammable or combustible liquids stored on site are to be in accordance with the Dangerous Goods Safety Management Act 2001 and the Dangerous Goods Safety Management Regulations 2001.

PC34 The traffic servicing sites within the town centre do not create unreasonable impacts for users of public roads.

AS34 The carriage of goods or services to the site does not result in a traffic hazard on public roads.

PC35 Ancillary activities on the site, such as storage of goods or materials in open areas, shall be presented in a manner which does not detract from the visual amenity of the local area.

AS35.1 All open storage areas for vehicles, machinery, goods and material used on the site are located no closer than ten metres from either the main street frontage or any other boundary.

AS35.2 All open storage areas are effectively screened with a buffer screen or fence.

PC36 Development is undertaken so as to not compromise the efficient use and operation of existing infrastructure networks.

AS36 Development is undertaken in an orderly sequence cognisant with the provision of infrastructure by each relevant servicing authority.



Advertising Devices

All Precincts

PC37 The amount and nature of signage is compatible with the precinct and streetscapes within which it is contained.

All Precincts

AS37.1 Advertising signs do not dominate the Coomera Town Centre skyline during the day or night.

AS37.2 Advertising signs do not block or compromise views from the town centre core to areas of public open space.

AS37.3 Advertising signs do not obscure, dominate or overcrowd the view of existing or prospective development on neighbouring properties.

Precincts 2, 3, 6 and 8

PC38 Signage is not a dominant feature of the town centre, when viewed from the Pacific Motorway or rail line.


AS38.1 Signage does not encroach upon landscaped buffers adjoining the Pacific Motorway Service Road or rail line.

AS38.2 Pylon signage with the potential to be visible from the Pacific Motorway or rail line is limited to multi-tenant signs, rather than numerous single tenant signage.

All Precincts

PC39 All signage is complementary to the design and style of the buildings and the intent of the precinct in which it is located.

All Precincts

AS39.1 Directional and information signs are easily interpreted.

AS39.2 Freestanding signs complement the design of the buildings to which they relate, do not dominate the streetscape of a locality, and clearly identify the product or business being promoted. Signs are contained within the building profile and have the appearance of a sign from all angles. Precincts 1, 2 and 8 AS39.3 All signs are consistent with the provisions for Business and Tourism Areas, set out in Specific Development Code 2 – Advertising Devices. Precinct 6 AS39.4 All signs are consistent with the provisions for Industry Areas, set out in Specific Development Code 2 – Advertising Devices. Precinct 5 AS39.5 All signs are consistent with the provisions for Suburban Areas, set out in Specific Development Code 2 – Advertising Devices. Precincts 3 and 7 & Sub-precincts 1e and 1f AS39.6 Advertising signs are subtle. Building names are provided on parapets, and all other signs are confined to the first two storeys. Signs above ground level are contained within the profile of the building. Precinct 4 AS39.7 All signs are consistent with the provisions for Suburban Areas, set out in Specific Development Code 2 – Advertising Devices.



Precinct 9 AS39.8 All signs are consistent with the provisions for Non-Urban Areas, set out in Specific Development Code 2 – Advertising Devices.

Landscape Work

Precincts 1, 2, 3, 4, 5, 6, 7 and 8

PC40 Landscape work contributes to the character, amenity, utility and safety of the town centre, including that within public places and open space areas, streetscapes and streetscape interfaces.

Precincts 1, 2, 3, 4, 5, 6, 7 and 8

AS40.1 Appropriate shade trees are located to cast shade onto pedestrian pathways, activity areas and open car parking areas.

AS40.2 Landscape Work contributes to the safety of people in the town centre and promotes safe access to residential components.

AS40.3 Vegetation is provided on top of podium levels and car parks and on balconies and verandas, where such front the street. Planter boxes do not exceed 0.6 metres in height and are design to be integrated into the designed of the building structure. Appropriate drainage is to be incorporated into the planter box or podium planting areas.

AS40.4 All ground level car parking, open space and buffer areas are landscaped and maintained, to complement the character of the local area and any adjoining residential or public open space areas.

AS40.5 Landscaping works maximise the use of local native plant species, including any appropriate local genetic stock.

Precincts 2 and 6

AS40.6 Planting of primarily advanced trees and shrubs is utilised to soften large built form exteriors. Such planting on maturity will screen a minimum of 30% of the building elevation.

Precincts 1, 2, 3, 5, 6, 7 and 8

AS40.7 Landscape work complements the design of the built form and ensures that an attractive outlook is presented to publicly accessible streets which are predominantly publicly owned, particularly major roads that serve as gateway routes into Coomera Town Centre.

Precincts 1, 2, 3, 5, 7 and 8

AS40.8 Footpath paving treatments and street furniture integrate with adjoining development and setback areas are integrated with public footpaths.


AS40.9 Public and private spaces are located and designed to be efficient and attractive spaces that promote legibility and functionality. These spaces are integrated at their fringes, to ensure a smooth transition between public and private areas.



Precinct 5 & Sub-precincts 1e and 1f

AS40.10 Post construction landscaping will assist in creating an attractive visual backdrop to the Coomera Activity Centre Precinct.

Precinct 8

AS40.11 A landscaped area at least 6 metres in width is provided adjacent to the Pacific Motorway service road. Species are used that are in keeping with the character of the Theme Park and which complement existing landscaping.

Lot Size (For Subdivision Only)

PC41 All allotments are of sufficient area and dimensions to accommodate buildings designed to the criteria in this Structure Plan and to provide a variety of housing choices at a range of densities.

AS41.1

Precincts 1, 2, 3, 5,6, 8 & Sub-precincts 9a and 9d

The minimum allotment size is not less than1,000m2.

Precincts 7

AS41.2 The minimum allotment size is not less than10,000m2.

Precinct 4

AS41.3 The minimum allotment size is not less than 400m2.

All Precincts

AS41.4 The minimum frontage of land proposed for non-residential or commercial purposes is 15 metres.

Amenity Protection

PC42 The proposed use does not detract from the amenity of the local area, having regard, but not limited, to the impact of: a) noise; b) hours of operation; c) traffic; d) lighting; e) signage; f) visual amenity; g) privacy; h) odour and emissions.


PC43 The proposed development takes into account and seeks to ameliorate any negative aspects of the existing amenity of the local area having regard, but not limited, to the existing impact of: a) noise; b) hours of operation; c) traffic; d) lighting; e) signage; f) visual amenity; g) privacy; h) odour and emissions.




Vehicular Access and Car Parking

PC44 The provision of car parking within Coomera seeks to encourage the use of public transport and alternate green modes of transport.

AS44.1 Precincts 1 and 5 - for non-residential uses development provides 1 space per 100m2 of gross floor area. Precincts 1, and 5 - for residential development car parking is provided at a rate of 0.5 space per 1 bedroom dwelling unit; 1 space per 2 bedroom dwelling unit; 1.5 spaces per 3 bedroom dwelling unit and 2 spaces per 4+ bedroom dwelling units.

AS44.2 Resort hotel and mixed use buildings provide covered on site car parking at the following rates: a) one space per four guest rooms.

AS44.3 In mixed use buildings, car parking, required for the residential component is separated from car parking required for commercial activities.

AS44.4 Car parking, required for commercial activities, is open to the public, without hindrance during the operation of commercial activities.


AS44.5 Car parking is provided at the car parking rates specified within Constraint Code 4 – Car Parking Access and Transport Integration.

PC45 Bicycle parking and storage, shall be available at residential and/or commercial developments.

AS45 Facilities, for the parking and securing of bicycles, are provided for every development that consists of ten or more dwelling units or employs more than ten persons. Facilities are provided at a rate of one bicycle parking space for every two dwellings and one bicycle parking space for every three employees. Such facilities are provided in a secure and convenient location.

Precinct 1 PC46 Parking areas and access are designed and located: a) so that they do not undermine the character and

visual attraction of the town centre; b) to ensure that no parking area is a dominant visual

element of the town centre, the site on which it is developed or the streetscape;

c) to provide sufficient universally accessible car parks, which are seamlessly connected to pedestrian pathways.

Precinct 1 AS46.1 Parking is located to the rear, as rooftop parking, as parking structures or in a basement underneath a building. AS46.2 The facade of above ground parking structures avoids expressing sloping ramps or features with an excessive vertical or horizontal emphasis by sleeving with attractive retail and commercial uses and through architectural design. AS46.3 Openings in parking structure facades and rooftop parking are screened to hide the parking operation as much as possible. AS46.4 Universally accessible car parks are provided and connect to accessible pedestrian pathways without any lip or step.


PC47 Parking structures/areas are designed and located to help integrate different components of the town centre, and do not quarantine any elements in the town centre.


AS47 Common access driveways and parking areas are created and/or used.



PC48 The Coomera Town Centre has high levels of vehicular accessibility, including an efficient public transport network.

All Precincts AS48.1 New development contributes to a legible and interconnected road network that builds upon local government’s trunk road network in accordance with Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network. AS48.2 New development contributes to an efficient public transport network in accordance with Coomera Town Centre Structure Plan Map 10.9 – Indicative Public Transport Network. Precincts 1, 2, 6 and 8 AS48.3 New development contributes to: a) the development of off-street car parking facilities; b) improving vehicular traffic flows and reducing

conflicts between local and through traffic; and c) reducing pedestrian/ vehicular conflict by the use of

rear access laneways (with the exception of Precincts 2 and 6) and shared accesses.

Sub-precincts 1a, 1d and 1e AS48.4 Development integrates with any cross rail line vehicular connections, and the existing rail underpass north of the Station, to connect the eastern and western sides of the railway line. AS48.5 Development south of Foxwell Road and west of the rail line allows for the southern section of the Ring Road in accordance with Coomera Town Centre Structure Plan Map 10.7 – Indicative Road Network and incorporates any necessary mitigation measures as determined at the detailed design phase, having regard to the land use constraints current at the time and any potential impacts during the construction and operational phases.

Precincts 1, 2, 6 and 8 PC49 Conflicts between pedestrians and vehicles within the streetscape and at entrance points to parking areas are minimised.

Precincts 1, 2, 6 and 8 AS49.1 The number of vehicle entry points to a development site is kept to a minimum, particularly on the Major North/ South Boulevard.

AS49.2 Entrance points to parking and loading areas have clear and unobstructed visibility of pedestrian pathway areas, with pedestrian crossing points clearly identified to give priority to pedestrians. AS49.3 Sites with more than one street frontage, use the rear lanes and/or streets, with lesser pedestrian activity, for vehicular access to basements and parking areas. Precinct 1 AS49.4 Footpaths, street trees and street furniture are constructed/provided along all frontages (at the developer's expense). Precincts 2, 6 and 8 AS49.5 Footpaths, street trees and street furniture are constructed/provided (at the developer's expense) throughout the precinct.



Building Services

Precincts 1, 2, 3, 6, 7 and 8 PC50 Adequate facilities, for the loading and unloading of goods, are provided to meet the needs of the development.

Precincts 1, 2, 3 ,6 ,7 and 8 AS50 A loading area that is separated from the public access areas and readily accessible from all commercial tenancies on the site is provided on-site.

Precincts 1, 2, 3, 5, 6, 7 and 8 PC51 Adequate facilities for servicing the development with a refuse disposal service are provided to meet the needs of the development.

Precincts 1, 2, 3, 5, 6, 7 and 8 AS51.1 Provision is made for the storage of refuse on site and suitable access for the removal of refuse. AS51.2 All outdoor storage or refuse disposal areas are screened from public view. Precinct 6 AS51.3 A refuse storage area may be included in the frontage setback area, provided it is no closer than three metres to the frontage and no closer than 1.5 metres to any other site boundary. It is enclosed on three sides with a screen wall extending 0.2 metres above the height of the refuse receptacles. The refuse storage area is screened by dense planting and mounding.

Particular Development (ATMs)

Precincts 1, 2, 3, 4, 5, 6, 7 and 8 PC52 Automatic teller machines are located to be visible, well lit and to avoid queues that disrupt pedestrian traffic.

Precincts 1, 2, 3, 4, 5, 6, 7 and 8 AS52 Any automatic teller machine: a) is well illuminated at all times; b) includes a transparent barrier to prevent queues

forming across a footpath or pedestrian way.

Environmental Considerations

PC53 Any existing significant flora is conserved and incorporated into the development of the area, in a manner that is consistent with the stated intent for that particular precinct.

AS53 Any significant flora identified in an Ecological Assessment which is prepared in a manner consistent with Planning Scheme Policy 8 – Guidelines for Ecological Assessments is undamaged and retained.

PC54 The ecological requirements of any significant fauna are incorporated into the development of the area, to the extent that is consistent with the stated intent for the particular precinct.

AS54 The ecological requirements of significant fauna identified in an Ecological Assessment which is prepared in a manner consistent with Planning Scheme Policy 8 – Guidelines for Ecological Assessments are incorporated into the development proposal, in accordance with the recommendations of the Ecological Assessment.

PC55 Provisions are made for the sustainable movement of fauna within the Structure Plan area.

AS55 Where development (including any road or transport corridor) encroaches upon any identified open space corridor, provision is made for fauna crossings, in accordance with the recommendations of an Ecological Assessment which is prepared in a manner consistent with Planning Scheme Policy 8 – Guidelines for Ecological Assessments.


Appendix A -State Assessment of Master Plans


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Table 1

Column 1 Coordinating

Agency

Column 2 Jurisdiction for Master Plan

Applications

Column 3 Referral Agency Jurisdiction

Department of Infrastructure and Planning

Planning for and management of development under the SPA and the State Development and Public Works Organisation Act 1971

Planning for and management of infrastructure under the SPA and the State Development and Public Works Organisation Act 1971

Coordinated and integrated planning at the State, regional and local level as provided for under the SPA

Planning for and management of the effects of development (including planning for and managing the use of premises) as provided for under the SPA

Managing the process by which development occurs as provided for under the SPA

Ensuring planning and development meets the objectives of the South East Queensland Regional Plan and associated State Planning Regulatory Provisions

Planning for and management of koalas in an interim koala habitat management area under the SEQ Koala State Regulatory Provisions

Referral agency jurisdiction stated in the Sustainable Planning Regulation 2009 (SP Reg), with the exception of those matters mentioned in column 3 of this table

SP Reg, sch 7, table 3, item 24 – where made on land outside a master plan unit in a structure plan or where a master plan is required, if the local government considers a section 242 application is inconsistent with an approved master plan


Table 2

Column 1 Participating

Agency


Applications


Department of Education and Training

Planning for and management of development to meet the education needs of the community as provided for under the Education (General Provisions) Act 2006

Planning for and management of development to meet the training and arts needs of the community

Nil

Department of Community Safety

Planning for and management of development to provide ambulance, fire and rescue services as provided for under the Ambulance Service Act 1991 and the Fire Rescue Act 1990

Planning for and management of development as provided under the State Planning Policy 1/03 Mitigating the Adverse Impacts of Bushfire, Flooding and Landslide

Planning for and management of development to mitigate the effects of disasters as provided for under the Disaster Management Act 2003

Planning for and management of major hazard facilities as provided for under the Dangerous Goods Safety Management Act 2001

Referral agency jurisdiction stated in the Sustainable Planning Regulation 2009, with the exception of those matters mentioned in column 3 of this table

SP Reg, sch 3, part 1, table 4, item 5 SP Reg, sch 7, table 2, items 8 and 18

Department of Health

Planning for and management of development to meet the health needs of the community

Nil

Department of Communities

Planning for and management of development to meet the housing needs of the community as provided for in State Planning Policy 1/07 Housing and Residential Development and the Queensland Housing Affordability Strategy

Nil

Department of Transport and Main Roads

Planning for and management of the existing and future national and State road infrastructure under the Transport Infrastructure Act 1994

Planning for and management of safety and community access to the State road infrastructure under the Transport Infrastructure Act 1994

SP Reg, sch 7, table 2, item 3 to the extent it applies to operational works

SP Reg, sch 7, table 2, item 15 SP Reg, sch 7, table 2, item 33 for

reconfiguring a lot within 50m of a driven tunnel or 20m of a cut and cover tunnel

SP Reg, sch 7, table 3, item 1(b) SP Reg, Sch 7, table 3, item 2 where items

22, 23, 24, 25, 26, 27, 29 in Schedule 11 of the Sustainable Planning Regulation 2009



Agency


Applications


Planning for and management of transport networks as provided for under the Transport Planning and Coordination Act 1994, including public passenger transport, walking and cycling

Planning for and management of railways and future railways as provided for under the Transport Infrastructure Act 1994

Referral agency jurisdiction stated in the SP Reg, with the exception of those matters mentioned in column 3 of this table

for a material change of use SP Reg, sch 7, table 3, item 2 for

operational work not associated with a material change of use or reconfiguration of a lot

SP Reg, sch 7, table 3, item 14, excluding the following: a material change of use completely or

partly within an existing or future public transport corridor

a material change of use within 400m of an existing or future public passenger transport facility

a material change of use for an aged care facility or retirement facility (100 dwelling units or more)

a material change of use for a tourist, indoor or outdoor sport and recreation facility (other than a golf course) or entertainment venue (seating capacity of 1500 or more persons or total site area of 5ha or more)

a material change of use for hospitals or health care services (GFA of 1200m2 or more)

a material change of use within an airport’s public safety area

a material change of use resulting in work encroaching into the operational airspace of an airport

a material change of use for residential purposes, including tourist parks, educational establishments, hospitals and residential care facilities, within the 25 ANEF contour for an airport

a material change of use for hotel services, short-term accommodation or public buildings within the 30 ANEF contour for an airport

operational work that encroaches into the operational airspace of an airport

SP Reg, sch 7, table 3, item 15, excluding the following: a material change of use completely or

partly within an existing or future public transport corridor

a material change of use within 400m of an existing or future public passenger transport facility

a material change of use for an aged care facility or retirement facility (100 dwelling units or more)

a material change of use for a tourist, indoor or outdoor sport and recreation facility (other than a golf course) or entertainment venue (seating capacity of 1500 or more persons or total site area of 5ha or more)

a material change of use for hospitals or health care services (GFA of 1200m2 or more)



Agency


Applications


Department of Environment and Resource Management

Planning for and management of vegetation under the Vegetation Management Act 1999

Planning for and management of the environment under the Environmental Protection Act 1994

Planning for and management of koalas under the Nature Conservation Act 1992

Planning for and management of water, dams, catchments and quarry material under the Water Act 2000

Planning for and management of land to control pests as provided for under the Land Protection (Pest and Stock Route Management) Act 2002

Planning for and management of the coastal district as provided for under the Coastal Protection and Management Act 1995

Referral agency jurisdiction stated in the SP Reg, with the exception of those matters mentioned in column 3 of this table

SP Reg, sch 3, part 1, table 2, item 1

SP Reg, sch 3, part 1, table 4, items 1, 3 and 5

SP Reg, sch 3, part 1, table 5, items 1, 4 and 5

SP Reg, sch 7, table 2, items 1, 5, 9, 10, 11, 12, 13, 20, 22, 23, 24, 36 and 37

SP Reg, sch 7, table 2, item 19 where building work or operational work

SP Reg, sch 7, table 3, items 4, 18 and 19


Appendix B -State Planning Instruments

Reflected in this Structure Plan


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State Planning Instruments

The following State Planning Instruments have been reflected in this Structure Plan:

1. South East Queensland Regional Plan 2009-2031;

2. State Planning Policy 1/07 Housing and Residential Development.

Note: As overlays and constraint codes apply to the master planned area, the Structure Plan also reflects the following State Planning Policies (as stated in ‘About Our Living City – Gold Coast Planning Scheme 2003’ of the Gold Coast Planning Scheme):

1. State Planning Policy 1/92 Development and Conservation of Agricultural Land (addressed in Gold Coast Planning Scheme Overlay Map 2);

2. State Planning Policy 1/02 Development in the Vicinity of Certain Airports and Aviation Facilities (addressed in Gold Coast Planning Scheme Overlay Maps 7, 8a – 8e);

3. State Planning Policy 2/02 Planning and Managing Development Involving Acid Sulfate Soils (addressed in Gold Coast Planning Scheme Overlay Map 14);

4. State Planning Policy 1/03 Mitigating the Adverse Impacts of Flood, Bushfire and Landslide (addressed in Gold Coast Planning Scheme Maps 10, 16 and 17).

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