PlanningAlerts

22 Comments

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1. I am writing to express concern with regards to the proposed commercial development at 1466 Gold Coast Highway, on the corner of Twenty Seventh Avenue.

   As a long-term resident of Twenty Seventh Avenue Palm Beach, I find it inappropriate that a medical centre / dental surgery operating seven days a week be built in a quiet, family orientated, medium-density residential zoned area, with only six car spaces provided and one staff carpark to accommodate four tenancies.

   I object this development for the following reasons:

   - Site is zoned RESIDENTIAL, this is a commercial premises and is inappropriate for the area
   - Inadequate car parking is proposed. Six on-site customer car spaces for four tenancies is probably about half of what is realistically required. Common sense would suggest a minimum of twelve car parks for customers and five staff carparks at minimum would be required so as to not negatively impact the residents of this residential area
   - Proposed plan does not meet acceptable outcomes for site cover - 58% vs 50%
   - Proposed plan does not meet acceptable outcomes for setbacks - 3.9m vs 6m
   - This does not fit with the GCCC's objectives of creating more housing options to support the forecasted population boom and new dwelling targets set by the state government. A more appropriate use of this land would be a duplex development, which are in high demand in Palm Beach.

2. I object to to the proposed commercial development of 1466 Gold Coast Hwy Palm Beach Qld 4221.

   It is my understanding that this property is currently zoned medium-density residential and I believe that it should remain so.

   The Council appears to have been rezoning a significant number of Palm Beach properties lately and that may be ok down in the retail/ business district of Palm Beach. However, even the rapid rate of development down there is having a significant negative impact on Palm Beach amenity (e.g. creating traffic, parking and shifting sand/ water level issues) that the Council does not appear to be adequately dealing with.

   The Tallebudgeera Creek end of Palm Beach (including 27th Ave) is also increasingly having to deal with major congestion/ parking issues due to the increasing popularity of the Tallebudgeera Creek swimming/ boating area (particularly in the summer months). Tallebudgeera Creek is a major Gold Coast tourist attraction and needs to remain as accessible as possible to all. Furthermore, the future amenity of neighbouring Palm Beach properties and the lifestyle of local residents needs to be considered and (dare I say) protected.

   As a resident of Twenty Seventh Ave I am very concerned that the Council is considering adding to the unchecked problems of traffic/ parking and noise that we are currently having to deal with as a result of rapidly growing Palm Beach development/ popularity by rezoning residential properties for commercial purposes.

   Even if the Council considers that the Gold Coast Why may be re-zoned for commercial purposes in the future, I would hope that any proposal must include adequate parking facility. The current proposal certainly does not.

   Furthermore, it is hard to see how a medical centre at this end of Palm Beach would add any amenity/ value to the suburb as a whole given that there are currently adequate medical services in the already established commercial zones of Palm Beach and its neighbouring suburbs. If additional medical services are required as a result of Palm Beach population growth, then I suggest that they might be better situated in already established commercial zones that have adequate parking e.g. 19th Ave Palm Beach shopping centre.

3. Object to a commercial development in this area.

4. I am writing to express the concerns we have in the lodgement of the application for the development of a commercial property on 1466 Gold Coast Hwy despite the site being only zoned as medium-density residential.
   • There is clearly inadequate and inappropriate car park allocation (only 6 onsite car parks) to service four tenancies, staff and patients. This will result in increased curb side parking which is already strained especially on weekends with beach goers.
   • The proposed plan does not meet acceptable outcomes for site cover - 58% vs 50%.
   • The proposed plan does not meet acceptable outcomes for setbacks - 3.9m vs 6m.
   We believe this will have a negative impact on the quality of life for residence in the immediate vicinity.

5. I object to to the proposed commercial development of 1466 Gold Coast Hwy Palm Beach Qld 4221.
   As a resident adjacent to the proposed development sight and having built with the residential zoning of the area as RESDENTIAL I consider it would be a serious error to re zone this sight for COMMCIAL activity.
   Palm Beach is changing dramatically and preserving its residential status is of vital importance to existing residents.
   The traffic flows along the GC highway especially at the northern end is already experiencing heavy congestion and this is impacting twenty seventh ave with heavy reliance on on street parking an issue.
   The proposed parking arrangements appear inadequate and can only exacerbate the streets parking issues.
   The proposed building set backs and site coverage requirements substantially violate current requirements and will impact the safety of cars turning into twenty seventh ave.
   This area already has more than adequate medical services and permitting this development will in no way enhance the local amenity.

6. I object to this Development.
   The setbacks are completely and drastically outside City Plan Guidelines.
   The site cover is also outside the City Plan Guidelines.
   There is inadequate on site parking. This also dose not concur with City Plan Guidelines.
   This is a tiny little street... and I believe another high rise is going up next to this planned high rise. Both have inadequate on site parking.
   This is completely UNACCEPTABLE. Where will people park? You are creating chaos in our suburbs by ignoring your own City Plan Guidelines. When will the disregard of the City Plan Guidelines stop!!
   This building does not adhere to the amenity of Palm Beach.
   Council neglect is destroying our coastal community.

7. I appose this development as this area is zoned residential not commercial. I also appose this development due to the fact there will only be 6 onsite car parks which would not even cover the employees of the proposed development therefore adding to the already overcrowded parking problem plaguing Palm Beach

8. I object to a commercial development on 1466 Gold Coast Hwy. It is zoned for RESIDENTIAL and Not Commercial.

9. I object to a heavy traffic multi- use commercial building in this residential zoned area of Palm Beach.
   The lack of car parking spaces for a premises that holds multiple commercial tenancies, in addition to light pollution and noise from an open carpark, is all of great concern for neighbouring properties.
   Please refer to the Canopy development, and many other poorly approved sites, as insufficient action was taken to keep neighbouring properties protected and left them subjected to 24hr artificial light and noise.
   The failure of council to take into consideration the negative impacts to neighbours, traffic flow and on street parking by approving a commercial site in an area clearly zoned residential is a complete disregard for the very community they are working for.
   Our very sort after suburb amenities are already in danger, if not lost, to the increase in over development of high rise, high density buildings without adequate parking and set backs. Further removing our coastal character by approving a commercial complex in a residential area is just intolerable and completely unacceptable. What this community has endured to protect our medium density, coastal appeal is appalling.

10. This development will not in any way enhance the quality of life and amenity of residents of Palm Beach, but if completed as planned will contribute further to the shortcomings in infrastructure already evident in this area evident in lack of parking and traffic congestion.
    It is not in keeping with the residential character of this area.
    In terms of design it falls far short of the requirements of the City Plan, and it meets few if any of the performance outcomes listed there.

11. I strongly object to the proposed commercial development of 1466 Gold Coast Hwy Palm Beach Qld 4221. As a long term resident of Twenty-Seventh Avenue I have seen significant increases in traffic congestion and density of on-street parking - to allow this proposed commercial development to go through would only exacerbate these issues.
    It is my understanding that this property is zoned residential and I believe that it should remain so - there are many young families in the area and to have a commercial premises there is inappropriate.

12. I object to this development based on;

    1. Traffic assessment was undertaken in 2018, there has since been a significant increase in traffic volume on the Gold Coast Highway (Northbound), to the point that during peak hours it is extremely difficult to exit Twentyseventh Ave at the Gold Coast Highway, worse on weekends.
    2. Public transport access from the southbound bus stop at Twentyseventh Ave (to cross the road to the medical center) has no formal safe crossing, many people including the elderly cross the Highway regularly at Twentyseventh Ave and it is extremely unsafe. The plan refers to public transport (bus) access within the required 400m, this would be Northbound only, as it is more than 400m to access the south side stop if using the safe pedestrian crossing at Tallebudgera Drive and the Gold Coast Highway.
    3. The application relies upon on-street parking on the Gold Coast Highway, has any consideration been given to the future Tram and the loss of these parking spaces ? causing overflow into Twentyseventh Ave !
    4. Sufficient parking within the building is significantly understated, two staff car parks ? A 2 story medical center with two staff car parks is unrealistic ? let alone sufficient parking for their patients.
    5. This is residential zoned land, inappropriate for commercial use.

13. The area is zoned RESIDENTIAL ... Therefore I strongly object to this Commercial Development.
    Is this another Developer lodging a Medical Centre TO ENSURE THE DEVELOPMENT IS CODE ASSESSABLE?
    Then once Approved, the Developer will build a cafe/restaurant instead.
    BECAUSE IF THE DEVELOPER LODGED A PLAN TO BUILD A RESTAURANT, THE DEVELOPMENT WOULD BE IMPACT ASSESSABLE, AND THE COMMUNITY WOULD HAVE A SAY, AND THE RIGHT OF APPEAL.
    This is what has occurred already at VILLAGE on the corner of PALM BEACH AVE AND THE GC HWY.
    TOTALLY UNACCEPTABLE.

14. We object to the re-zoning of this property from residential to accommodate a commercial operation.
    Our objection is based on other factors as below :
    Apparently totally insufficient parking for such a development considering the amount of on-street parking which now happens particularly at weekends, which will only be exacerbated by a 7 day operation .
    There is currently excess parking particularly on the GC highway which blocks vision for oncoming traffic when trying to exit 27th Ave.
    Future inevitable widening of the highway will further impact on on-street parking.

    Access to this facility will likely be from 27th Ave thus increasing danger to pedestrian traffic especially children using the footpath to reach the beach.

    There is surely plenty of acceptable commercial sites in the area without impinging on
    the residential amenity that this site offers.

15. As a resident of Koala Park in Burleigh Heads, I object to this commercial building which quite simply is already stretched for parking spots in this area. All these new buildings in Palm Beach are also having a huge impact to the traffic in Burleigh Heads & especially around Tallebudgera Creek bridge where this proposed building will be situated. The GoldCoast Highway this end of the Coast is not wide like Broadbeach. Burleigh Heads/Palm Beach cannot handle the traffic as it is & no doubt when the light rail is built, the road width for traffic will be even narrower & parking increasingly more problematic.
    How does GCCC plan to rectify this major traffic congestion & also create more parking spots?

16. The area is zoned RESIDENTIAL ... Therefore I strongly object to this Commercial Development.
    Is this another Developer lodging a Medical Centre TO ENSURE THE DEVELOPMENT IS CODE ASSESSABLE?
    Then once Approved, the Developer will build a cafe/restaurant instead.
    BECAUSE IF THE DEVELOPER LODGED A PLAN TO BUILD A RESTAURANT, THE DEVELOPMENT WOULD BE IMPACT ASSESSABLE, AND THE COMMUNITY WOULD HAVE A SAY, AND THE RIGHT OF APPEAL.
    This is what has occurred already at VILLAGE on the corner of PALM BEACH AVE AND THE GC HWY.
    TOTALLY UNACCEPTABLE.

17. I am writing to express the concerns regarding the lodgement of the application for the development of a commercial property on 1466 Gold Coast Highway, despite the site being only zoned as medium-density residential.

    The system is inherently flawed when it allows an application to change a residentially zoned block to commercial under code assessable. This does not give all impacted local residents and rate payers the opportunity to be notified and made aware of a development that would drastically change their way of life. This site should remain zoned as residential as a 7 day health care service is highly inappropriate for this established residential neighbourhood.

    it is hard to see how a healthcare / dental centre at this end of Palm Beach would add any amenity/ value to the suburb as a whole given that there are currently adequate medical services in the already established commercial zones of Palm Beach and its neighbouring suburbs. If additional medical/dental services are required as a result of Palm Beach population growth, then I suggest that they might be better situated in already established commercial zones that have adequate parking e.g. 19th Ave Palm Beach shopping centre or the Palm Beach retail precinct hub further south.

    Other concerns with this application:

    • There is clearly inadequate and inappropriate car park allocation (only 6 onsite car parks) to service four tenancies, staff and patients. This will result in increased curb side parking which is already strained especially on weekends with beach goers. There is currently excess parking particularly on the GC highway which blocks vision for oncoming traffic when trying to exit 27th Ave. Not to mention, future inevitable widening of the highway will further impact on on-street parking.

    • The proposed plan does not meet acceptable outcomes for site cover - 58% vs 50%.
    
    • The proposed plan does not meet acceptable outcomes for setbacks - 3.9m vs 6m.
    
    We believe this will have a negative impact on the quality of life for residents in the immediate vicinity.

18. Further to my previous lodged objection to the proposed Material Change of Use for this site and having had an opportunity to study the proposed site development plans I am submitting further objections based on these proposed site plans.
    The site plans for this proposed Medical centre are an heroic attempt to shoehorn an inappropriate building design into a land block that due to its size and irregular shape seriously contravenes the site coverage and set back requirements of the councils own plans. In short it is an attempt to fit a square peg into a round hole and can only be achieved by seriously ignoring council planning requirements.
    The sight coverage for the ground floor car park, first and second floor building boundaries is close to 60%. Sections of the car park propose going right up to the eastern boundary line.
    The Setback of the building boundaries for the ground floor carpark retaining wall is minimal and the height of the wall appears to offer no protection other than proposed planting for pedestrian access. All car park boundaries ignore set back requirements. The first and second floors set back along the GCH Eastern boundary is seriously less than planning requirements and will obstruct traffic view turning into Twenty Seventh Ave.
    The Setback requirements of the Twenty Seventh avenue northern building boundary due to the irregular shape of the block and the orientation of the building are totally inconsistent with the planning requirements. At the NW corner the first and second floor building corner set back appears to be less than one point five meter. Surely this cannot be permitted. The blocks western boundary is 20m deep the building’s western boundary is almost 17m wide this leaves just 3m between the front and rear setback. Go figure! The NE building corner set back is likewise seriously disregarded. The SE building corner appears to be less than one metre from the southern boundary. All these set back violations continue the full height of the building some 11m in height.
    The buildings street alignment along Twenty Seventh Avenue boundary is completely out of alignment with all other house buildings along this road due to its angular misalignment to Twenty Seventh Avenue it juts out like a monolithic sore thumb seriously impacting the character of not only all the other dwellings in this road but is also not found to the best of my knowledge anywhere else on any corner block in a similar street in the Palm Beach suburb. The 600mm deep metal window surrounds further accentuate encroachment into an already inadequate building setback and further reinforce the monolithic nature of this design and its relationship to the existing street scape. Overall the scale of this building design is inconsistent with the objectives of a Residential zoned area and most definitely detracts from the residential amenity of the area.
    The proposed vehicle cross over (VXO) which is not in the same position as the existing VXO is too close to the GCH turn off and is coupled with a seriously obstructed view into Twenty Seventh Ave causing potential hazard to turning cars and pedestrians. To turn right from the proposed new VXO exiting the proposed building car park will require cars to cross through the existing 27th Ave centre double white lines at the same time as cars turning left from a 70kph GCH into 27th Ave will be met by a car potentially in the middle of the road and all this with severely restricted vision at the corner due to this proposed buildings inadequate set back. It should be noted that traffic use 27th Ave as a connecting road to the back streets of this area of Palm Beach and as such are generally going fast and not intending to stop having just come off the 70kph GCH.
    The traffic noise report submission glosses over the ever increasing traffic noise due to extreme traffic congestion building up northbound on the GCH towards the Tallebudgera Drive traffic lights. With compression breaking of buses and heavy trucks exceeding acceptable noise limits the report makes no mention of effects of noise amplification through the open car park or indeed cars using the open car park itself into adjacent dwellings. Any mitigation suggested is not supported by any evidence that any such mitigation will be effective. No mention of any mitigation of any potential mechanical plant noise used in the building is noted that may affect adjacent residents.
    The Council need to ask themselves is this really an appropriate use for a valuable Residential zoned site. A commercial enterprise that is not required as there is more than enough local dentist, a building that is completely out of character and scale with the local aesthetics, that seriously contravenes the councils own planning requirements and is roundly objected to by local residents. Why on earth should this application be approved.

19. Council needs to toughen it’s stance and stand strong against pressure from developers that choose to ignore zoning, setback, site coverage and height restrictions.

    These restrictions are in place to protect our suburb from unsuitable developments.

    Residents of Palm Beach deserve to be protected by Council and their needs and welfare put before ‘in and out’, big buck developers.

    In short, setback does not comply, site coverage does not comply, zoning does not comply. Therefore if this development is approved, it brings into question those giving the go-ahead and they should be accountable.

20. Dear Sir/Madam,

    I would like to add my objection to the proposed planning application for this property. I am a resident of Twenty Seventh Ave Palm Beach.

    This area is clearly a residential area and the proposal is clearly not within this scope. I do note that the realestate selling board on the property states that is is zoned as medium density residential so the buyer was clearly aware of the zoning prior to the sale.

    I am a medical practitioner and am aware of the considerable parking requirements needed for a medical practice esp. a multiple dwelling such as what is proposed. Medical staff, Receptionists, Nursing Staff and Practice Managers would number at least 12 for a 4 unit development. Often the practice would have at least 2 patients in attendance at any one time. I would think that parking should be at least 20 bays.

    In addition there is no provision for pathology or pharmacy services at this end of Palm Beach meaning that patients would need to travel to Burleigh or the other end of Palm Beach in order to collect medicines and have blood tests etc.

    The proposal does not meet the Councils site cover and setback standards and if approved would set a precedence which would change development plans along the entire residential area.

    Traffic along this section of the GC highway is already dense. Access to the site is only from one direction and this would be stressful for patients attempting to access the site and cause further disruption to the flow of traffic and be hazardous for residents on Twenty Seventh Ave.

    As a medical practitioner I don't think the site is particularly suitable and cheaper easier to access properties with suitable parking would be a better strategy both short and long term.

    Kind regards,

21. I am a resident of Twenty-Seventh Avenue, located diagonally across from this proposed development. I strongly object to any commercial use of this location for the following reasons:

    My family chose this location because we have a young child and wanted a quiet residential area of the gold coast. That is, not near any food or drinking areas or shops such as chemists etc.

    We are a quiet family area and a seven day practice of any kind is just not acceptable in our residential area.

    Our street already endures parking stress due to our proximity to the beach and a commercial development would be only further this issue. Medical practices require considerable parking - when people are sick they normally avoid public transport. Also because access to this location is one way on the GC Highway people may also park on the other side of the highway increasing pedestrians risk crossing there. This location is just not appropriate for this development.

22. I oppose this development for the same reasons many concerned members of the community have so comprehensively stated in the preceding comments.

    Many of the residents who live in this area have chosen to do so based on the knowledge that the area is zoned solely for residential and the comments provided demonstrate that this desire remains unchanged.

    To change the zoning after local residents have established their life and families to the area is unfair and unethical.

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