Broadbeach Core Business Precinct Master Plan - March 2016 - Version 1 - City of Gold Coast
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Broadbeach Core Business Precinct Master Plan March 2016 – Version 1
2
Mayor’s foreword
Broadbeach is more than a world-class destination, it’s a world-class experience and we are
unlocking its further potential.
This document sets the vision for Broadbeach - it will inform future budget spending and the
delivery and implementation of development, planning and policy for the precinct.
Broadbeach is a family-oriented destination and already one of the most popular places in
our city for entertainment and business. Importantly, it will be a significant staging post for the
Gold Coast 2018 Commonwealth Games™.
With help from Broadbeach’s key stakeholders, our Broadbeach Core Business Precinct
Master Plan builds on existing activities, plans and projects so that one of the city’s major
tourism, retail, residential and event precincts remains a centrepiece of our city.
One of the overarching aims of the plan is to create a ‘pedestrian-focused’ area and provide
improved and more convenient connections throughout the entire precinct. To achieve this,
some of the key features of the plan include:
• a major upgrade of Surf Parade
• removal of the pedestrian overpass at the intersection of Surf Parade and Victoria Avenue
• further investigation of a pedestrian crossing point on the Gold Coast Highway in front of
the Gold Coast Exhibition and Convention Centre.
This plan has been developed in light of community feedback. Ongoing consultation about
Broadbeach is critical to ensure there is strong community spirit. I would like to thank all those
involved in the development of this master plan and I look forward to seeing the realisation of
its vision.
The best days for Broadbeach are still ahead and this plan will help ensure the area remains
a dynamic and exciting neighbourhood to work, live, play and host major events both before,
and after, the Gold Coast 2018 Commonwealth Games™.
Let’s work together and utilise this master plan to unlock the potential of Broadbeach.
Mayor Tom Tate
City of Gold Coast
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 3
Prepared by
Part A – Understanding the context
City Place Making, City Development, Planning and Environment
Level 3, Waterside East, 9 Holden Place, Bundall
P: +61 7 5582 8065
1.0 Introduction 6 4.0 Analysis – street scale 34
E: cpm@goldcoast.qld.gov.au 1.1 Executive summary 4.1 Streets
www.goldcoast.qld.gov.au 1.2 Background 4.1.1 Queensland Avenue
1.3 Purpose of report 4.1.2 Surf Parade Queensland Ave to Victoria Ave
Revision History
1.4 What is place making? 4.1.3 Surf Parade Victoria Ave to Elizabeth Ave
Revision Revision date Details Authorised by
1.5 Project stakeholders 4.1.4 Albert Avenue
1 16 March 2016 Final Patrick Duigan 1.6 Study area 4.1.5 Main Place/Gold Coast Highway
1.7 Background documents 4.1.6 Victoria Avenue and Mall
4.1.7 Charles Avenue
2.0 Vision and character 12 4.1.8 Elizabeth Avenue
2.1 Historic overview 4.1.9 Old Burleigh Road
2.2 Character 4.1.9 Gold Coast Highway
2.3 Vision 4.1.10 Margaret Avenue
4.2 Parks and open space
3.0 Analysis – precinct scale 16 4.2.1 Victoria Park
3.1 Landmark destinations 4.2.2 Federation Park
3.2 Walkability 4.2.3 Kurrawa/Pratten Park
3.3 Pedestrian network 4.2.4 Gold Coast Bulletin Centenary Park
3.4 Street permeability
5.0 Economic status 62
3.5 Cycling network
3.6 Vehicular network 5.1 Economic overview
3.7 Public transport 5.2 Economic land use
3.8 On-street car parking 5.3 Economic and catchment drivers
3.9 Built environment 5.4 Gaps and opportunities
3.10 Capital works program
3.11 Green open space
3.12 Service infrastructure
3.13 Precinct events
3.14 Precinct safety
4
Part B – Master plan
Contents
6.0 Design statement 64 12.0 Streetscape design 82 16.0 Planting palette 110
6.1 Methodology 12.1 Queensland Avenue 16.1 Street tree master plan
6.2 Guidelines 12.2 Surf Parade – Queensland Avenue to Victoria Avenue 16.2 Tree species
6.3 Strategies 12.3 Surf Parade – Victoria Avenue to Charles Avenue 16.3 Groundcovers and grasses
6.4 Look and feel 12.4 Albert Avenue
6.5 Opportunities and constraints 12.5 Main Place and Gold Coast Highway
17.0 Implementation strategy 112
12.6 Victoria Avenue 17.1 Short term implementation
7.0 Community consultation 70 12.7 Victoria Mall 17.2 Mid term implementation
7.0 Stakeholders and community consultation 12.8 Charles Avenue 17.3 Long term implementation
12.9 Elizabeth Avenue
8.0 Design objectives 73 12.10 Old Burleigh Road 18.0 Proposed developments 118
13.0 Parks and open space 104
19.0 Broad order of costs 120
9.0 Design proposals 74 13.1 Victoria Park
9.1 Layout and access 13.2 Kurrawa Park
20.0 Conclusion 122
9.1.1 Proposed pedestrian network
14.0 Indicative materials palette 106
9.1.2 Proposed cycle way
9.1.3 Proposed public transport routes
9.1.4 Proposed vehicular access and parking
15.0 Lighting, public art
10.0 Overall master plan 79 and space activation 108
15.1 Street and park lighting
15.2 Decorative lighting
11.0 Key projects 80 15.3 Public art
15.4 Space activation
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 5
Part A – Understanding the context
“If you plan cities for cars
and traffic you get cars and
traffic. If you plan cities for
people and places, you get
people and places.”
Fred Kent
The founder and president of the non-profit organisation Project for Public Spaces.
The organisation is dedicated to creating public places that foster communities.
6
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 7
1.0 1.1 Executive summary
Broadbeach is the subject of a holistic precinct place making plan,
1.3 Purpose of report
The Broadbeach Core Business Precinct Master Plan aims
Safety – ensuring the
improvements provide a safe
which will produce a master plan, in consultation with the area’s to unlock the precinct’s potential and guide its transformation environment for all future users of
Introduction
business leaders and stakeholders. to become the city’s most vibrant and diverse beachside the centre.
neighbourhood and business centre.
This place based master plan document describes the vision Walkability – creating spaces for
for the principal activity centre of Broadbeach. It’s a decision Small scale, incremental improvements at low cost known as pedestrian traffic.
making tool which will identify projects for single or multiple tactical urbanism may be implemented as early action items out
street improvements, inform budgets and guide decisions for of a place based master plan, allowing quick, short-term changes Accessibility – creating spaces
development assessment. Individual projects for permanent to be made on the ground, keeping community interest and which are easily accessible.
capital works will roll out from these place making documents momentum, as well as testing ideas for future permanent changes.
as funding permits. Views and vistas – providing
This report has been created to assist Councillors and staff clear sight lines.
This document identifies the potentials and constraints within in making clear, concise decisions for all future projects within
the precinct and acknowledges the opportunities that will guide the precinct. Visual amenity – creating
recommendations for the future. attractive places to walk.
Many of the challenges and the way forward lie in maintaining
1.4 What is place making
Kerb side allocation – providing
the unique identity of Broadbeach as a family-oriented centre Place making refers to a collaborative process in which the public buildouts for dining and gardens,
while resolving transport and access conflicts and providing realm is re-structured to maximise its value and strengthen the footpath widening.
infrastructure to improve and activate the streetscape. connection between people and the places they share. Its focus
is on local community assets with the intention of creating public Landscaping and irrigation –
1.2 Background spaces that are lively and diverse. upgrading planting.
The previous master plan was developed 10 years ago and with Place making goes further than promoting great urban design, it Public art – designing and
the implementation of the light rail and evolution of the precinct, facilitates creative patterns of use which recognise the physical, installing art works to enhance
there’s a need to investigate how the precinct currently works and cultural and social identities that define a place and its continuing and reinforce the centre’s
explore the future potential of the area. development. Large capital upgrade projects are identified in a individual character.
precinct master plan and will generally include substantial changes
There have been a number of capital works, maintenance to the public realm that focus on pedestrian amenity and address Street furniture – installing
and renewal projects delivered over the years that lacked an the following issues: seating, shelters, bins, bicycle
overall direction. racks, etc.
The growth of Broadbeach can be attributed to the dominance of Parking – balancing the need
the vehicle. A new focus now needs to be given to the pedestrian. for efficient traffic circulation and
provision of parking.
The growth of development in Broadbeach has been steady with
$4 billion worth of private development currently proposed. Lighting – providing feature and
street lighting.
Broadbeach is a large town centre and economic driver for the city.
8
1.5 Project stakeholders
Internal consultation
$4 billion
Division 10 Office
City Infrastructure
Community Services WORTH OF PRIVATE
DEVELOPMENT CURRENTLY
Planning & Environment
PROPOSED
Office of the CEO
Economic Development and Major Projects
Gold Coast Water
Active Travel
Urban Design Team – Heritage Unit
Parks and Open Space
Safe and Livable Communities
Waste Management
Urban Precincts
Local Law
External consultants
Broadbeach Alliance
Broadbeach Advisory Committee
Queensland Police Service
Department of Main Roads and Transport
RPS Australia East Pty Ltd
Local Business Community
Local Community and Visitors
Victoria Mall during the Broadbeach Jazz Festival.
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 9
1.6 Study area
The total area of the commercial precinct is approximately 100 hectares. The core business
precinct area extends from Elizabeth Avenue to the south, Gold Coast Highway to the west,
Old Burleigh Road to the east and Queensland Avenue to the north.
For the purpose of this master plan, the area The open space precincts are:
will be divided into the following precincts:
• Victoria Park
Gold Coast
• core business precinct Convention and
• Federation Park
Exhibition Centre
• commercial precinct
• Gold Coast Bulletin Centenary Park
• open space precinct
• Broadbeach Mall Kurrawa
• major attractions. SLSC
• Kurrawa Park. Oasis
Shopping
Centre
The roads included in this master plan are: The major attractions in the area are:
• Queensland Avenue • Gold Coast Convention and Exhibition
Centre (GCCEC)
• Surf Parade
• Pacific Fair Shopping Centre
• Albert Avenue
• Jupiters Hotel and Casino
• Main Place Jupiters
• Oasis Shopping Centre Hotel and
• Victoria Avenue Casino
• Kurrawa Surf Life Saving Club
• Charles Avenue
• Broadbeach Primary School.
• Elizabeth Avenue
• Old Burleigh Road.
Broadbeach
Primary School
Key Pacific Fair
Shopping
Core Business Precinct Boundary Centre
Core Commercial Precinct
Adjoining Commercial Precinct
Open Space Precinct
Major Attraction
101.7 Background documents
This master plan is based on a number of documents, with clear
references made to related documents. The list of documents
is as follows:
Completed
• Broadbeach CIP Master plan (2002)
• 2031 Corridor Study (2012)
• AECOM Broadbeach South Workshop (2012)
• Draft City Plan (2015) Version 1 May 2015
• Landscape Character Study (2013)
• Safe Night Out Strategy
Economic Development
Strategy 2013–2023
• Gold Coast City Strategy Version 2.0 October 2013
• Walk 2018/CAMS/ Last mile – (2014)
• Accessible and Inclusive City Action Plan 2014
PIC
• Historical Context Report
Inspired
p byy lifestyle.
y
• City Parking Strategy – pilot project for Broadbeach Driven by opportunity.
• Outdoor dining policy.
Ongoing/future projects
• Live Sites Report – Commonwealth Games
• Gold Coast 2018 Venue Precinct Accessibility Strategy
• Events Planning
• Pedestrian Priority Zones PPZ for the Gold Coast
(Surf Parade Case Study)
• Traffic/Pedestrian Modelling
• GC 2018 Public Domain Look and Feel Master Plan
• Complete Street Guidelines for Urban Street Design.
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 112.0 2.1 Historic overview
The suburb of Broadbeach consists of a long strip of land
located between Little Tallebudgera Creek to the west and
Vision and character
the Pacific Ocean to the east. The neighbouring suburbs are
Surfers Paradise to the north and Mermaid Beach to the south.
The original terrain and sand dunes were flattened by
developments and sand mining. The township started to
develop its own character with a mix of infrastructure and
open space. In the late 1950s Broadbeach attempted to rival
Surfers Paradise with the construction of the Gold Coast’s first
international hotel. However this was unsuccessful.
Aerial view of Broadbeach, 1978. In the foreground is Kurrawa Surf Life Saving Club and Pratten
In the late 1970s developers started investing in Broadbeach as Park. Behind the Surf Club is the Broadbeach International Hotel. Pacific Fair Shopping Centre is in
the Surfers Paradise sites became scarce and less affordable. the left corner. (City of Gold Coast Local Studies Library image LS-LSP-CD185-IMG0003).
From that point the suburb has developed and gained three of
the Gold Coast’s signature developments:
Pacific Fair Shopping Centre
Jupiters Hotel and Casino
The Gold Coast Convention and Exhibition Centre.
The key historical events can be viewed in:
• Broadbeach: An Historical Overview, December 2014. Mapofofthe
Map theBroadbeach
BroadbeachArea
area pre-1900
pre-1900 (Moreton
(Moreton 40
40 Chain
Chain map
map AG2
AG2 series
seriessheet
sheet11
11south).
south) Aerial view of Lennons Hotel, Broadbeach, Queensland, December 1957. Peter Huddy,
photographer. (City of Gold Coast Local Studies Library image LS-LSP-CD838-IMG0011).
3. 1920s-1970s
The area remained lightly settled through to the early 20th century. It consisted mostly of grassed
sand dunes merging to the west with undulating, stunted banskia and acacia woodland 4 Interest in
developing the coastline between Southport and Coolangatta commenced in the 1920s, driven by
some key changes in Australian society – growing household affluence, increasing car ownership, the
award of paid holidays, and a new fashion, surfing bathing – which collectively encouraged people to
travel to the seaside for holidays. The building of holiday cottages and weekenders boomed. New
seaside estates, linked by a highway, were planned, the first of these being Surfers Paradise and
Main Beach, which began to be developed from 1917.
44
Queensland State Archives Item ID173304 in-letter 1 January 1932; 10 February 1934.
Broadbeach: an historical overview Page 6 of 61
Broadbeach township announced Sand mining of the Construction of Lennons
(First 70 lots surveyed) Broadbeach dunes Broadbeach Hotel completed
1934 1942 – mid 1950s 1957
1960 1960s
Broadbeach State School opened 100 hectare Florida
Garden Estate creating
1000 allotments
12Map of Broadbeach in 1946. (Queensland State Archives Item ID1430461)
Oasis Shopping Centre
Pacific Fair Shopping Village opened and monorail completed The Oracle development completed
1977 1989 2010
1986 2004 2014
Official opening of Jupiters Gold Coast Convention and Gold Coast Light Rail
Hotel and Casino Exhibition Centre opened commenced operation
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 132.2 Character
Key characteristics of Broadbeach
“Broadbeach will be characterised by a
“Broadbeach is mix of uses interspersed with residential
distinctly different.” activity and an active townscape,
oasisshoppingcentre.com emphasising strong urban design and
distinctive streetscape elements. High-
rise buildings should be distinguished as
elegant and purposefully designed iconic
structures, as well as incorporating mixed
use development at ground floor and
“The lifestyle of Broadbeach podium level.
is one of a village in a resort All streets will be distinguished through
setting with an uninterrupted street trees and overall design to achieve
stretch of beautiful golden sand, an urban landscape character that
creating the picturesque backdrop promotes activity on the street, provides
of Broadbeach.” a vibrant and functional pedestrian
www.Broadbeachgc.com
environment and frames and enhances
view and street corridors. These corridors
will lead people between destinations and
provide an easy, shaded, safe and legible
experience of the area.”
Gold Coast Planning Scheme 2003 – LAP
“Offering a unique village- “Home to one of Australia’s
like atmosphere, vibrantly largest retail centres,
sophisticated lifestyle and Broadbeach provides only
a relaxed ambience.” the best in retail therapy.”
oasisshoppingcentre.com www.Broadbeachgc.com
142.3 Vision
Our vision for Broadbeach
Broadbeach is an integral part This transformation is a unique
of the Gold Coast experience for opportunity for the city to
tourists, locals and commercial maximise enjoyment of the streets,
enterprise. It’s seen as a family so they can be walked safely
oriented and safe environment at anytime of day or night, add
and characterised by highrise vibrancy to the area and support
apartments and mixed use the local economy.
precincts including tourist
New activities may include
accommodation, restaurants,
extended outdoor dining
serviced offices, recreational
opportunities, street vending,
opportunities, varied retail outlets
creative or cultural activities,
and businesses.
or simply improve the comfort
It’s renowned for its festivals, of pedestrians and encourage
cultural life and sporting events. people to interact and enjoy the
However, portions of the precinct public places.
are looking tired, outdated and
Permanent streetscape
require revitalising.
improvements may include fixed
This Master Plan aims to items such as public seating,
reinforce Broadbeach as the lighting and street trees or
premier destination for locals and temporary elements such as
visitors as the event, dining and moveable furniture, outdoor
commercial precinct of the city dining, and street vending. This
where more people choose to live, strategy identifies principles
work, invest and spend time. and opportunities relating to
these elements, and makes
Public open spaces, such as
recommendations for the design
Victoria Park, Federation Park,
of the precinct as well as policy
Broadbeach Mall and Kurrawa
and projects to contribute to the
Park, will be transformed to
ongoing use and experience of
provide great amenity and support
the precinct.
first class recreational, cultural and
social activities. Broadbeach will support the local
community in recreation, social,
The streetscape will be improved
shopping and business needs, offer
to become quality pedestrian
visitors a memorable experience
boulevards. The shared zones
and create a desire to return.
and laneways will be activated to
encourage people of all ages to
enjoy live music and public art and
provide for an exciting choice of
outdoor dining venues.
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 153.0 3.1 Landmark destinations
Key
Site Analysis – Precinct scale
Broadbeach Mall
Surf Parade
Oracle
Potential (ground floor retail)
Evacuation
Centre Major destinations
Gold Coast
Convention and
Exhibition Centre
2
1 Kurrawa
Oasis
Shopping SLSC
Centre
3
Jupiters
Hotel and
Casino
Pacific Fair Shopping Centre opened its doors in mid
1977 with Kmart and Coles being the original anchor tenants
Broadbeach and it became the largest shopping centre in the Southern
Primary Hemisphere. It’s well connected to the broader Gold Coast
School market by the public transport network and at the completion of
its current $670m redevelopment will add over 50,000m2 of retail
Pacific Fair space, including the new David Jones and Woolworths stores,
Shopping
Village and an additional 1300 car parks (6500 in total).
Light rail/bus
interchange
16200,000
PEOPLE VISIT BROADBEACH
15%
OF BROADBAECH
16%
OF BROADBAECH
PER WEEK RESIDENTS WALK HOUSEHOLDS HAVE
TO WORK NO CAR
Oasis Shopping Centre is on the site of Lennons Broadbeach Jupiters Hotel and Casino has been operational for almost The Gold Coast Convention and Exhibition Centre (GCCEC)
Hotel – Broadbeach’s first development in 1956. The centre 30 years and was Queensland’s first casino. Spread over opened in June 2004 as Queensland’s third convention centre
consists of three levels and over 100 stores anchored by seven acres, it includes bars, restaurants, conference facilities, and Australia’s largest regional convention centre. It’s home
Woolworths. There are over 1000 car parks within the complex theatres and ballrooms, a hotel and casino, making it an action to local and national sporting and special events, concerts,
and it’s home to the Oasis Monorail which connects the and entertainment destination. Jupiters Hotel and Casino is seminars and exhibitions. With significant growth predicted
shopping centre to Jupiters Hotel and Casino. linked to Oasis Shopping Centre by monorail. in the national and international business tourism market, the
GCCEC will further enhance Broadbeach’s profile.
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 173.2 Walkability 3.3 Pedestrian network
Broadbeach is one of the most walkable suburbs on the
Gold Coast according to walkscore.com with a score of 79,
meaning most errands can be accomplished on foot.
From any location in Broadbeach, residents and visitors are
no more than 150 metres away from open green space and
300 metres from the creek or beach.
A light rail station is approximately 100 metres from Surf
Parade – the heart of Broadbeach; another stop is in front of
Pacific Fair Shopping Centre.
According to Broadbeach Alliance’s ‘Path Intelligence
Weekly Report’, Broadbeach is host to approximately
200,000 visitors a week.
‘Gold Coast City Transport Strategy 2031’ aims to increase
all daily walking trips across the city by 1.9 per cent and
cycling by 4.1 per cent over the next 16 years.
50m
The City Parking Plan 2015 advises that approximately 16
100m per cent of households in Broadbeach have no car and that
15 per cent of the more than 4600 residents walk to work.
200m
300m
500m
Key
Major route
Secondary route
Raised walkway
Arcade linkage
Pedestrian crossing
Roundabout
Traffic lights/signals
183.4 Street permeability
Pedestrian accessibility and permeability in Broadbeach A recommendation derived from the 2002 Broadbeach Master
is restricted. Vehicular movement throughout the precinct Plan was the concept of a beach to creek initiative, which
dominates pedestrian movement and restricts the ability for looked at greater connectivity, permeability and accessibility
users to make their way from one destination to another with through Broadbeach.
ease (e.g. the high number of roundabouts facilitate vehicular
From Queensland Avenue to Margaret Avenue, the east - west
movement but significantly impede pedestrian movement).
orientation of streets is favourable to this concept. However,
This may be attributed to the 1950s -1960s boom times
the permeability of most of these streets is restricted due to
where development was driven by the growing popularity of
buildings acting as barriers. Only Queensland Avenue, Elizabeth
motor vehicle.
Avenue and Margaret Avenue allow beach to creek permeability
There is a pedestrian disconnect with the parks within the for pedestrians, cyclists and vehicles.
core precinct.
Moreover, these three streets connect the Gold Coast Highway
The Gold Coast Highway essentially splits the activity to Old Burleigh Road providing informal and non-designated
destinations of Jupiters Hotel and Casino, Gold Coast pedestrian access to Kurrawa/ Pratten Park and the beach.
Convention and Exhibition Centre and Pacific Fair Shopping
There is an opportunity to strengthen the beach to creek
Centre from the Broadbeach core business precinct.
initiative through Victoria Avenue and Victoria Mall by increasing
Internal pedestrian arcades within shopping centres add the pedestrian connectivity at the Surf Parade/Victoria Avenue
to the pedestrian network of Broadbeach and ease the intersection and an improved, realigned pedestrian crossing at
permeability issues. Old Burleigh Road into Kurrawa Park and the beach.
The quality of footpaths around newer developments
(Oracle, Aria, Wave etc.) is adequate; however the remaining
sections are outdated with varying types of finishes and
require upgrading.
For all issues relating to Disability and Discrimination Act
(DDA) and equitable access refer to the document Gold Coast
2018 Venue Precinct Accessibility Strategy.
Key
Major avenue with ‘beach-creek’ connection
East-west orientation
North-south orientation
Major north-south avenue
Roundabout
Barrier
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 193.5 Bicycle network 3.6 Vehicular network
The perimeter of the Broadbeach core business precinct is already
well connected via on-road and off-road cycleway as well as the
existing Oceanway.
Within the precinct perimeter, the bicycle network and connections
are not clearly identified, bicycle parking is inadequate and there
are no designated bike sheds providing a protected place to park
a bicycle to continue a journey via public transport or shop, dine or
work. Bringing a single bicycle or multiple bicycles as a family into
the centre of the precinct remains a challenge. However, there is
a bike shed located just outside the precinct at Broadbeach south
light rail station.
Enhancing opportunities for the on-road cycleway along Surf
Parade and Victoria Avenue West would offer a route directly
into the centre of the precinct. The provision of bike sheds and/
or designated bicycle parking racks in accessible locations would
encourage additional use of the bicycle as a mode of transport to
and from the precinct.
Key
On road cycleway
Off road cycleway
Oceanway
20Broadbeach was built on the idea of a car friendly environment,
therefore the movement network is highly favoured towards
vehicles with a high number of roundabouts, large intersections,
wide traffic lanes, two-way streets and slip lanes.
The vehicular entry point into Broadbeach has arguably always
been Victoria Avenue (as the traffic count data suggests). However,
since the opening of the light rail system, the pressure on Victoria
Avenue has eased as vehicles can now enter Broadbeach from the
Gold Coast Highway/Elizabeth Avenue intersection. Traffic count
data provides evidence of reduced traffic in Victoria Avenue since
construction of the light rail.
Another traffic change initiated by the light rail system is the closure Traffic counts
of the left turn from Queensland Avenue to Gold Coast Highway.
Traffic Speed Speed
Vehicular traffic is now directed along the Gold Coast Highway side Street Date
direction km/h
Traffic direction
km/h
Total/day
lane, past Main Place shops and on to Victoria Avenue (left turn
01/12/10 9505 east 35 7707 west 38 17,212
only on to Victoria Avenue).
27/11/11 7758 east 36 7841 west 40 15,599
Victoria Avenue 04/08/12 8715 east 38 8572 west 38 17,287
01/02/13 8644 east 37 8927 west 37 17,571
20/08/13 7289 east N/A 6982 west N/A 14,271
Gold Coast Highway (north) 26/11/11 19,224 north 62 21,248 south 55 40,472
Gold Coast Highway (south) 26/11/11 22,686 north 62 21,464 south 59 44,150
Surf Parade (north) 01/01/2003 6844 north 34 5413 south 34 12,257
25/11/11 4810 north N/A 4671 south N/A 9481
10/08/12 4916 north N/A 5073 south N/A 9989
Surf Parade (south)
Key 01/02/13 5222 north N/A 6263 south N/A 11,485
20/8/13 4457 north N/A 5837 south N/A 10,294
Gold Coast Highway
04/08/12 2111 east 48 2305 west 49 4416
Main routes into the precinct Queensland Avenue 01/02/2013 2356 east 46 2069 west 48 4425
20/08/13 1769 east N/A 1678 west N/A 3447
Secondary route
Permeability barrier Old Burleigh Road 01/06/2004 4305 north 44 2921 south 43 7226
Existing roundabout intersection
Charles Avenue 26/08/11 2735 east 39 2870 west 40 5605
Existing traffic signal intersection
26/11/2011 1304 east 33 801 west 32 2105
Potential street activity 04/08/2012 1589 east 46 890 west 42 2479
Elizabeth Avenue
01/02/13 N/A 42 N/A 40 2776
Significant ingress/egress point
20/08/13 1493 east N/A 809 west N/A 2302
Significant driveway
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 213.7 Public transport
Based on the timetables available from Translink, between 9am
and 10am on any weekday, a total of 22 buses travel through Surf
Parade. This equates to a bus frequenting this street approximately
every three minutes.
During this same time period, statistics obtained from Path
Intelligence Ltd weekly reports, reveal over 8000 visitors or
pedestrians frequent the area. The high frequency of buses and
other vehicles combine to affect the amenity of pedestrians using
the precinct.
The existing bus system plays an important role in connecting
locals and visitors from Broadbeach to other attractions throughout
the city. It also provides an alternate mode of transport for locals
and visitors from the south and west to dine, shop, play or attend
major events within the precinct where the light rail is not yet
available. Bus stops are located centrally at Victoria Park and a
short walk to the connecting Broadbeach North light rail station.
Opportunities exist to improve pedestrian and dining amenity
along Surf Parade through further investigations into alternate
bus routes with potential for additional bus stops located on Old
Burleigh Road; providing direct access for public transport users
to the Kurrawa Park amenities, Kurrawa Surf Life Saving Club
and the beach.
Translink bus travelling south along Surf Parade.
Key
Light rail route
Bus route 705*:
Every 10 –15mins from 6am –10.30pm, 7 days a week.
Reduced frequency before 6am
Bus route TX2*:
10 –15mins between 8am – 11am Northbound
10 –15mins between 2pm – 7pm Southbound
Bus route TX3*:
10 –20mins between 8am – 11am Northbound
10 –15mins between 2.30pm – 6pm Southbound
Translink bus stop
Light rail station
* Information retrieved from Translink bus timetables
and network map. Effective Monday 21 July 2014.
223.8 On-street carparking
The map adjacent outlines existing opportunities for on-street car
parking in the core precinct of Broadbeach. City Parking Plan 2015
As of January 2015, just under 50 per cent of the more than 300 The ‘City Parking Plan 2015’ recognises Broadbeach as a
on-street car parking bays are paid parking. very popular destination for both pedestrians and vehicles.
As 50 per cent of bays are paid car parking, available
Over 10,000 off-street car parking bays are currently available in on-street car parking is in demand.
Broadbeach. The Oasis and Pacific Fair shopping centres cater for
nearly 70 per cent of that number. This plan “...harnesses the potential of new parking
technologies, complemented by best practice policy to
While the network of Person With Disability (PWD) car parking improve the convenience and availability of parking and
within Broadbeach appears to have an even spread of bays provide a legible and transparent pricing mechanism. The
throughout the precinct, the two most pedestrian-populated Plan ensures that parking is available in the right place, at the
streets, Surf Parade and Charles Avenue, are without designated right time and the right price.”
PWD car parking bays.
The plan also recognises the demands for better and wider
There are existing on-street car parking bays which interrupt footpaths, outdoor dining opportunities and streetscaping/
pedestrian movement by creating ‘pinch points’ which force landscaping.
pedestrians away from desired lines and restrict opportunities to
widen the footpaths.
Key
Two hour timed car parking bays
15 minute car parking bays
An example of on-street car parking creating pinch-points for pedestrian movement on Surf Parade.
Loading zone
Two hour paid car parking bays
Translink bus/private coach zone
PWD car parking bays
Taxi ranks
One hour paid car parking bays
Unrestricted car parking bays
Secure taxi rank - time restricted
An example of on-street car parking creating pinch-points for pedestrian movement on Queensland Avenue.
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 233.9 Built environment 3.10 Capital works program
The built environment of Broadbeach has changed immensely
over the past 15 years as the area has become more popular with
tourists and locals alike due to easy accessibility to services and 10
public transport.
The Broadbeach terraces (two storey walk-ups) are distinctive
residential buildings from the 1960s and 1970s. These buildings
characterise the streets south of Elizabeth Street and offer great
place making attributes, such as greater passive surveillance, site
history and variety to the recently built developments. The more
recent developments include luxury highrise towers and resort
5
developments, with many being over 20 storeys in height.
7
1
The ‘Broadbeach Local Area Plan’ under the ‘Gold Coast 2003
Planning Scheme’ describes the Broadbeach core business area as: 6
“...developed to promote the consolidation of commercial and retail
activities in the core area, while intensifying residential and active
mixed use development during the day and evening. 8 2
Commercial enterprises, particularly restaurants, outdoor dining,
retailing, entertainment and ancillary land uses are promoted at
9
ground level in this precinct. 3
Development within this precinct should promote the Broadbeach
Streetscape Framework Plan to establish a strong local
streetscape character framed by high quality built forms...”
11
The centre of activity within the commercial core precinct has
also moved over time as a result of new developments. Main
Place was the ‘go to’ spot of the 1960s and 1970s before Oasis
Shopping Centre and Victoria Mall rose to prominence in the
4
late 1980s. Surf Parade in the early 2000s, became the place
to be seen as the restaurant business boomed, which now has
expanded south to Oracle.
24Key
Main Place
2017-2018 Roads surface, pavement and kerbs
Charles Avenue
2016-2017 Roads surface, pavement and kerbs
Philip Avenue
2015-2016 Roads surface, pavement and kerbs
Margaret Avenue
2015-2016 Roads surface, pavement and kerbs
Margaret Avenue/Surf Parade intersection signalisation
Footpath widening northern side of road
Surf Parade
2016-2017 Streetscape upgrade, (Commonwealth
Games /Maintenance Asset renewal project) Pedestrian
Priority Zone Project
Victoria Mall
Commonwealth Games project
Kurrawa Park
Commonwealth Games project
Sewer pump station
2016-2017 upgrade to pump station to accommodate for
future population growth
Footpath works
City of Gold Coast project. Widening of footpath and some
streetscape works to Surf Parade between Victoria Avenue
and Elizabeth Avenue
Surf Parade (north)
Footpath widening from Queensland Avenue to Chelsea Avenue
11 Surf Parade (south)
Footpath widening from Margaret Avenue to Elizabeth Avenue
For more information about upcoming projects,
contact City of Gold Coast on 1300 465 326.
Oasis redevelopment on Surf Parade. Image courtesy of City Place Making.
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 25Kurrawa/Pratten Park – City recreation park. Federation Park – Local recreation park. Victoria Park during Blues On Broadbeach 2014.
3.11 Green open space
Kurrawa/Pratten Park is the dominant park within the precinct, Usage of precinct parks Open space ratio
with high activity use during the week and on the weekend. It’s the Kurrawa/Pratten Park caters for a large number and variety of New York City (NYC) has a goal of achieving 2.5 acres
most iconic park within Broadbeach and is host to a number of users and is promoted as a location for passive recreation, festivals (10,117 metres squared) per 1000 persons.
different events throughout the year. and special events. It also has permanent features such as the all
According to qpzm.com.au (demographic information and
Federation Park and Victoria Park are similar in size and both abilities playground which caters for people with disabilities.
statistics online service), at the time of the 2011 ABS census,
are relatively quiet with low activity use. Victoria Park is used for Victoria Park has very low patronage considering its key Broadbeach had a population of 4,614 persons.
major events such as Blues on Broadbeach. The limited pedestrian location within the commercial precinct. According to statistics
permeability and access to these parks may affect user activity. To match the desirable open space NYC ratio, Broadbeach
approximately 12 per cent of all visitors to the Broadbeach core
requires an open space network of approximately 46,680 metres
Gold Coast Bulletin Centenary Park is categorised as precinct visit Victoria Park spending just over 30 minutes per visit.
squared. Currently Broadbeach’s open space totals 165,893
amenity space. With a major highway, arterial road and a It could be suggested that these figures do not give an accurate
metres squared which is nearly four times that of NYC’s goal.
natural water course bordering this park, activity use is low account of actual usage as pedestrians may only be using the
and is usually associated with pedestrians walking to and from public facilities and bus stops on Victoria Avenue and Surf Parade
other destinations. which abut Victoria Park.
Parks and open space assets officer Although no usage statistics are available for Federation Park,
from visual inspections, usage is seen as restricted to
Several key open space issues were discussed with Broadbeach professionals on work breaks and a small number of residents
Alliance in May 2011 by a City officer. Some of these issues included: from neighbouring accommodation.
• over-embellishment could affect the usability of parks Nearly 100 per cent of usage of Gold Coast Bulletin Park is
pedestrians walking through from one destination point to another.
• opportunities to decrease traffic accessibility and promote
pedestrian access by increasing footpath width to include more Open space connectivity
trees and grassed areas There is a great opportunity for people to connect with the
• alliance with Education Queensland for community use of parklands which are within walking distance from residential
school ovals towers, office and shops, and transport nodes.
• sacrificial/temporary open space - community gardens in The strength of the ‘green connectivity’ (or green linkage) of the
proposed development sites, reclaiming of parking bays. open space network however, is poor, restricted by the barriers of
vehicular carriageways and lack of established trees and garden
beds in connecting streets.
266
Key
2
Value of land based on recent sale of City
land of $3,000,000* for 1138m2
Gold Coast Bulletin Centenary Park – amenity space.
*Figure derived from Gold Coast Bulletin
1 article, 14 September 2014
Kurrawa/Pratten Park
Category - City Recreation Park
Area - 123,981m2
Gold Coast Planning Scheme 2003 Use - High
The intent for public open space in Broadbeach Local Area Plan Owner - City of Gold Coast
Value - $326,813,916*
in the Gold Coast 2003 Planning Scheme aims: 3
4 Federation Park
“To retain and improve existing open space areas, and to Category - Local Recreation Park
Area - 5000m2
facilitate a wide range of active and passive recreation Use - Low
opportunities consistent with the needs of the tourist and Owner - City of Gold Coast
1 Value - $13,200,000*
residential catchments they serve...
Victoria Park
The small parks also offer opportunities for passive recreation Category - Local Recreation Park
and for the staging of festivals and special events, in Area - 5112m2
Use - Low
association with the adjacent commercial areas. These Owner - City of Gold Coast
opportunities are to be protected... Value - $13, 500,000*
It’s intended to create a pedestrian link along the Little Gold Coast Bulletin Centenary Park
Category - Amenity Space
Tallebudgera Creek corridor to provide recreational access Area - 17,300m2 (usable space 8350m2)
and pedestrian connectivity between the different precincts. Use - Low
Owner - City of Gold Coast
Riparian vegetation is also intended to be preserved, Value - $45,600,000*
rehabilitated where required and enhanced within this (usable space $22,000,000)
waterway corridor.” Moya Egerton Park
Category - Amenity Space
At the time of writing, the City Plan 2015 has been released and Area - 14,500m2
5 Use - Moderate
these parks will be guided in part by an overriding Open Space
Owner - QLD State
Zone Code which looks at favourable outcomes based on land Value - N/A
use, character and built form, among others.
Gold Coast Convention Centre
Category - Open Space Linkage
Area - 10,389m2
Use - Low
Owner - Private
Value - N/A
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 273.12 Service infrastructure
The following maps outline the extensive network of service infrastructure in
Water Stormwater
Broadbeach. The earliest recorded underground service (potable water main)
still in operation was installed in 1950 along the Gold Coast Highway. Some
points of interest include:
• Asbestos cement is found in a majority of the potable water and sewer mains
as many of these pipes were installed in the 1970s and 1980s, however,
newer pipes are made from PVCU (sewer) and CLDI (water).
• During early works of the light rail project, some of the underground service
infrastructure was upgraded. Locations of upgrades were limited to areas in
the light rail corridor.
• Overhead power lines still dominate some of the key streets of Broadbeach
such as Queensland Avenue and Elizabeth Avenue, which has a significant
effect on street and pedestrian amenity.
Above ground power vs underground power
The photos above show the difference in street amenity between overhead
and underground power lines. Overhead powerlines restrict significant tree
selection and footpath widening. • majority of pipes installed in 1975, with the earliest • pipes installed from 1968
installed in 1950 • newer pipes installed as late as 2011
• latest upgrade in 2009 on Queensland Avenue • pipe sizes range from 150 – 1500mm
NOTE: The information on this map was obtained from Dekho software program on 25/08/14. As this is a
desktop analysis, it is recommended a full detailed survey is undertaken prior to any construction works
• DIA size of pipes range from 100 – 600mm • depths range from 0.8m – 4.4m
to determine locations and condition of underground services more accurately. • majority asbestos cement mains. • made from reinforced concrete.
28Energex Sewer APA Gas
Key
Core Business Precinct
Commercial Precinct
Open Space Precinct
Potential street activity
Water
Stormwater
Overhead Energex line
Underground Energex line
Streetlights
Sewer
Gas main
High pressure steel gas main
• majority of power underground in the core precinct area (blue) • pipes installed from 1975 • gas pipes 1990 – 2002
• lack of street lights in Surf Parade (Queensland Avenue to • newer pipes installed 2010 • some pipes were installed without commission dates
Victoria Avenue) • depths range from 0.76m – 4.97m • high-gas mains: 32 – 90 DIA
• network of 11Kv and low voltage power. • majority of pipes made from asbestos cement. • high-pressure steel main: 90 – 100 DIA.
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 293.13 Precinct events
Blues on Broadbeach is a free music
festival that started in 2002 and has won
a number of event awards. It spans four
days and nights and is unique as it feeds
on the village-like atmosphere and relaxed
ambience of the precinct.
This yearly event is held on the streets and
parks of the business precinct including
Surf Parade, Victoria Avenue, Victoria Park
and Broadbeach Mall.
Although this event is hugely successful,
Blues on Broadbeach, 2015. Image courtesy of Broadbeach Alliance.
the streets and parks could be better
designed to accommodate the event by
providing a safer and more comfortable
experience for visitors and locals. 1
Broadbeach Jazz is a weekend event that
occurs in August. It includes a number 4 Key
of entertainment activities throughout
Broadbeach for all ages and features a Major Attractions
number of outdoor stages, a host of street Broadbeach Jazz – August
entertainment and eclectic street markets. 3
Broadbeach Country Music Festival – June
Blues on Broadbeach – May
Busking locations Broadbeach Markets
• eastern end Broadbeach Mall Opera in the Park – October
• mall area adjacent to access stairs Busking locations
• Broadbeach Mall Stage Other events
• boardwalk Convention Centre
5
2 All year concerts, exhibitions, sporting, sales, conventions
• old Stage area western end of Mall
adjacent to Niecon Plaza entry Victoria Park
All year used as additional space for all events
• Wave corner (corner Surf Parade and
Victoria Avenue) Kurrawa Park
All year concerts, marathons, sporting events
• corner Surf Parade and Albert Avenue.
Victoria Mall
All year used as additional space for all events
Jupiters Hotel and Casino
All year concerts, conventions, casino
30Country Music festival 2014. Image courtesy of Broadbeach Alliance
Country Music Festival 2015. Image courtesy of Broadbeach Alliance.
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 31Broadbeach at night from T.E. Peters Drive. 32
3.14 Precinct safety Crime Prevention Through Environmental Design Crime Prevention Through Environmental Design (CPTED) (pronounced Sep-Ted) is a crime prevention strategy which outlines how physical environments can be designed in order to lessen the opportunity for crime. CPTED guidelines consider design and use, identifies which aspects of the physical environment affect the behaviour of people and then uses these factors to allow for the most productive use of space while reducing the opportunity for crime. This might include changes to poor environmental design such as street lighting and landscaping. Source: https://www.police.qld.gov.au/programs/cscp/safetyPublic/ From a community safety perspective, it would be desirable to increase the level of lighting consistently throughout the core commercial precinct. As one of the city’s key entertainment precincts, a high quality lighting strategy and outcome is recommended to improve safety and amenity as well as reinforce the festive theme and vibrancy after hours. To improve safety and amenity, Main Place laneway could be used for an artistic lighting project as well as encouraging businesses to increase active frontages on this lane rather than retaining its current ‘back of house’ status. Increased access to public toilets is often raised as a need. There’s currently a heavy reliance on public toilets located in Victoria Park and Kurrawa Park as well as the shared private toilets which are not always centrally/conveniently located, open or safe to access late at night. Safety Camera Network The network has good coverage of central Broadbeach with cameras monitored 24 hours a day, seven days a week which features a direct communication link to police. There are currently 50 operational cameras in Broadbeach. Maps of camera locations are available on our website at www.goldcoast.qld.gov.au/ Examples of CCTV cameras located throughout the Broadbeach precinct. community/safety-camera-network-6318.html Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 33
4.0 4.1 Streets
4.1.1 Queensland Avenue
Queensland Avenue, in its present state, has limited pedestrian amenity and place making opportunities, however it does have the potential to be one of Broadbeach’s best streets. Its
Site Analysis – street scale
importance to Broadbeach business centre, Kurrawa Park and beach cannot be underestimated and it’s an entry gateway for the high number of visitors coming from the north. Queensland
Avenue has a wide road reserve that borders the business precinct and links the Gold Coast Highway to the beaches. Streetscape improvements will reinforce it as a major pedestrian and
cycling link to Kurrawa Park and the beach.
ARADE
7
SURF P
5 FEDERATION PARK
UE
E AVEN
4
JUBILE
2
HWAY
AST HIG
1 6
O
5 PRATTEN
GOLD C
PARK
3 9
ROAD
ntial
Reside
rcial y
Comme ity v it
RLEIGH
Acti
RADE
A v
c ti
A
OLD BU
SURF P
8
Key New development Frequency of vehicular use
• Residential and commercial with allowances • High frequency of vehicular use along
High amenity planting Overhead power lines made for public car parks Old Burleigh Road
Pedestrian access Outdoor dining • Plans indicate street front activation and
designs of high pedestrian amenity Independent commercial premise
• Cafe adds to the amenity of the street
Formalised pedestrian crossings Active street front
Pedestrian access • Helps breakdown the private/public
Informal pedestrian crossing points Public/private boundary • Minimal width for pedestrian access boundary by providing an active interface
(vegetated, wall interface) • No road shoulder space due to grade
Change in topography levels change and private interface landscaping Visual axis and vista
Public/private boundary • High quality vista looking north from
Exposed to high levels of solar access Pedestrian desire lines roundabout north along Old Burleigh Road
(no defined boundary)
• Informal walking track through landscaping • Distant views to Q1 as a focal point framed
Strong winds from the east
Public/private boundary to entry of Convention Centre by a stand of Norfolk Island pine trees
On road car parking restricts (Wall interface – lacks amenity)
Entry to Broadbeach centre – roundabout Light rail station
pedestrian flow
• Key focal point for vehicular entry into
Broadbeach centre, the park and beach Informal crossing point
Roundabout
• Existing planting does not reflect the beach • Crossing point visually ‘sneaks up’ on
side character of Broadbeach or provide an vehicles sweeping into Queensland Avenue
appropriate entry statement to the area
34Looking west towards Gold Coast Highway from the Phoenician Looking west at Federation Park Failed street tree
Wide footpath with active shop fronts provides adequate pedestrian amenity. Existing Norfolk Pines provide a comfortable Tree species is not suitable or consistent
However, there are points where the pedestrian travel route is disjointed as a result microclimate and shade. The narrow with other trees on the street.
of 90 degree parking which interrupts pedestrian flow. footpath restricts pedestrian movement.
Looking west towards Surf Parade Looking west at Federation Avenue intersection Looking east at Federation Avenue
Surface treatment is consistent with existing palette and healthy planting softens the There is a lack of pedestrian amenity through this section of Queensland Avenue. The There is poor pedestrian amenity. Overhead power lines restrict street tree planting.
corner. However, the footpath is cluttered with outdoor dining at the intersection. footpath is narrow and the surface treatment needs an upgrade. The tree planting also Public/private interface boundary is not aesthetically pleasing and minimal width to the
fails to provide adequate shade and isn’t consistent with original master plan species. footpath impedes pedestrian movement.
There is no edging around the tree which lessens the appeal of the streetscape.
Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 354.1.2 Surf Parade (Queensland Avenue to Victoria Avenue)
Surf Parade is the dominant pedestrian street in Broadbeach with
approximately 200,000 visitors a week. The street is filled with outdoor
E
dining and other commercial activities, which combined with the avenue VENU
NSL AND A
of trees brings a human scale to the area. The eastern side of Surf Parade QUEE
is relatively new and contemporary whilst the streetscape elements on the
western side of the road are outdated. 3
There is no clear pedestrian thoroughfare along either side of the
street as a number of physical elements obstruct the footpaths. Surf
Parade offers protection from the wind and shelter from other weather
8
conditions. Acoustic levels in Surf Parade are high as a result of the high
frequency of buses and loading trucks.
Large intersections are more conducive to vehicular movement than
pedestrian movement and are not visually appealing. 3 1
7
4
E
Key 4 ALBE
RT AV
ENU
Exposed to high levels of noise Streetscape – Aria development Visual axis/vista
• Design caters for high pedestrian amenity • A nice vista/visual axis to Kurrawa Park
Outdoor dining is realised upon entering Surf Parade
• Build outs for street trees allow increased
pedestrian circulation space from Phoenician arcade which connects
Active street front to Main Place
• Awnings over the path bring a ‘human scale’
Formalised pedestrian crossings to the space Pedestrian barrier 3
• Commercial activity allows private/public • The absence of pedestrian access across
Pedestrian access/Informal crossing points interaction Victoria Avenue on the western side of
• Artwork on building adds interest to Surf Parade creates a disconnect between
Pedestrian access barrier Surf Parade activity zones
• Pedestrian access across Victoria Avenue on
Surface grade change Streetscape – Wave development
the eastern side of Surf Parade is not clear
• Design caters for high pedestrian amenity and relatively dangerous 7 2
Artwork on Aria
• Large expanse of pedestrian circulation
Pedestrian bridge
space reduces footpath congestion
MAIN
Mature street trees • Outdated pedestrian bridge with limited use.
• Awnings over the path bring a ‘human scale’
Adds to the visual clutter of this intersection
P
Pedestrian circulation space to the space whilst also protecting patrons
LACE
from the weather Phoenician development
Outdated shop signage facing Surf Parade • Commercial activity allows private/public • The form/shape of the building creates a white
interaction wall along the western side of the street
Low wall at intersection – visually U E
High pedestrian activity Angled car parking
RIA AVEN
displeasing VICTO
• Large numbers of pedestrians and outdoor • Angled car parking protrudes into footpath
dining activity has created footpath space affecting pedestrian circulation in E
VENU
congestion in these areas the area RIA A
VICTO
5 6
36Looking south down Surf Parade at the Albert Avenue intersection Looking north along Surf Parade from Victoria Avenue Looking north to Surf Parade from Victoria Park The frequency of delivery vehicles that exit Albert Avenue and head south to the busy The intersection has wide lanes and a large expanse of asphalt. The pedestrian bridge There is a lack of pedestrian connectivity and permeability from Surf Parade to Victoria intersection of Surf Parade and Victoria Avenue is high. This is due to a large number of is dated and adds to the visual clutter of the area. Park, reinforcing the idea that vehicles dominate the precinct. loading bays located on the southern side of Albert Avenue. Looking east towards Kurrawa Park from Phoenician Arcade Looking north towards Queensland Avenue and Federation Park Looking south towards Victoria Avenue This is a pleasant entry to Surf Parade with a focal point of Kurrawa Park. There’s Outdoor dining ‘tents’ and parking bays create visual clutter and disrupt pedestrian Outdoor dining ‘tents’ create visual clutter and disrupt pedestrian movement in Surf Parade. potential to strengthen the visual axis and connection to the park. movement in Surf Parade. Broadbeach Core Business Precinct Master Plan – March 2016 – Version 1 37
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