Property Management Consultation Report

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					             Centre Improvement Program
Planning, Environment & Transport Directorate


           Stakeholder Consultation Report
                                        For
                     Station Street, Nerang
               Centre Improvement Project


                                  October 2008
STATION STREET, NERANG CENTRE IMPROVEMENT PROJECT                    STAKEHOLDER CONSULTATION REPORT
                                                        PLANNING, ENVIRONMENT &TRANSPORT DIRECTORATE



STAKEHOLDER CONSULTATION REPORT
        Project Author                Dan Barr
                                      Project Leader, Centre Improvement Program

        Project Sponsor:              Matthew Hulse
                                      Manager, Implementation & Assessment

        Asset Owner:                  Mark Ash
                                      Manager, Engineering Assets & Planning

                                      Ross Greenwood
                                      Executive Coordinator, Parks

        Date First Drafted:           10 October 2008



VERSION HISTORY

                                                              Changed by &
 Version                    Comments/Change
                                                                  Date
                                                                                   Date Issued

 v.01         First draft                                                       October 2008
STATION STREET, NERANG CENTRE IMPROVEMENT PROJECT                                   STAKEHOLDER CONSULTATION REPORT
                                                                       PLANNING, ENVIRONMENT &TRANSPORT DIRECTORATE




CONTENTS
1.0     WHAT IS THE CENTRE IMPROVEMENT PROGRAM? .......................... 1

2.0     THE STATION STREET CENTRE IMPROVEMENT PROJECT .............. 1
        2.1 BACKGROUND .................................................................................... 1
        2.2 LAUNCHING THE PROJECT ................................................................... 2

3.0     COMMUNITY CONSULTATION ............................................................... 2
        3.1 FIRST MEETING OF THE PROJECT REFERENCE GROUP .......................... 2
            3.1.1 Analysis of Station Street...................................................... 3
            3.1.2 Some Comments from the Project Reference Group ........... 3
        3.2 SECOND MEETING OF THE PROJECT REFERENCE GROUP ...................... 3
            3.2.1 Road Design Options............................................................ 3
            3.2.2 Streetscape Elements........................................................... 3
        3.3 THIRD MEETING OF THE PROJECT REFERENCE GROUP.......................... 4
            3.3.1 Cost Estimate........................................................................ 4
            3.3.2 Boulevard Design.................................................................. 4
        3.4 FOURTH MEETING OF THE PROJECT REFERENCE GROUP ...................... 4
            3.4.1 Draft Revitalisation Master Plan............................................ 4

4.0     FUTURE CONSULTATION....................................................................... 5
STATION STREET, NERANG CENTRE IMPROVEMENT PROJECT                                           STAKEHOLDER CONSULTATION REPORT
                                                                               PLANNING, ENVIRONMENT & TRANSPORT DIRECTORATE




1.0 WHAT IS THE CENTRE IMPROVEMENT PROGRAM?

The Centre Improvement Program was set up by Council to facilitate the physical, economic
and social revitalisation of commercial centres across the Gold Coast. It aims to transform
the city’s centres into:
        attractive, vibrant places where people want to be;
        places that embrace community needs and aspirations;
        comfortable, convenient places with improved personal, traffic and pedestrian safety;
        places of unique identity celebrating local character and
        successful business and community destinations.

The Centre Improvement Program provides an opportunity for Council, commercial property
owners, traders and the local community to work together to achieve a better outcome for
each local centre. The program partners with commercial property owners in the respective
centres, by offering them the opportunity to vote on the establishment of a Centre
Improvement project within their area. If a majority of commercial property owners vote to
proceed with a project in their centre, Council provides two thirds of the capital cost of the
project and the commercial property owners provide the remaining one third, which is paid to
Council as a levy through the rates system, over a ten-year period.

Community consultation is a key component of every Centre Improvement project. Following
a successful ballot, a Project Reference Group is formed, with membership comprising
commercial property owners from the project area, traders operating businesses in the
project area and relevant members of the local community. The role of the Project
Reference Group is to:
       Contribute local knowledge and identify issues relevant to the project;
       Discuss issues relating to the proposed improvements with other stakeholders
       between meetings and report back relevant comments;
       Review and comment on proposed design concepts; and
       Establish project priorities based on available funding.

Centre Improvement Program staff work with the Project Reference Group to establish the
key issues and concerns in the project area, as well as strategies and a Master Plan to
address them. A second phase of the community consultation process is conducted by
placing the Draft Revitalisation Master Plan on public display in the centre, seeking wider
comment and endorsement from the local community.


2.0 THE STATION STREET CENTRE IMPROVEMENT PROJECT

2.1        BACKGROUND

Station Street, Nerang plays a pivotal role in the geography of Nerang, having been the
location of the previous train station and now acting as a vital link between key locations in
Nerang. It directly links the Centro shopping centre to the Nerang Town Centre and is
situated between the Nerang River to the west and the Pacific Highway to the east.

The current street layout resulted from the construction of the Pacific Highway a decade ago
and issues have been raised regarding the site’s accessibility and the safety of pedestrians
accessing businesses.

The streetscape has not been advanced since this time and property owners voted with a
clear majority to proceed with a Centre Improvement project in the area.


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                                                                               PLANNING, ENVIRONMENT & TRANSPORT DIRECTORATE




2.2        LAUNCHING THE PROJECT

All owners of commercial property within the identified precinct were invited to attend a
breakfast on Wednesday 12 March 2008. Eight property owners, representing nine
properties, the President of the Nerang Chamber of Commerce and the Councillor for
Division 5, attended the breakfast. Following a brief welcome by Councillor Young and a
video presentation on the Centre Improvement Program, delegates were given a detailed
briefing on what the project could achieve in Station Street, Nerang, as well as the
implications of the levy and how it is calculated.

Following the breakfast, information packs, including voting forms, were mailed out to all
property owners in the precinct. Those property owners who had not been able to make the
breakfast meeting were met with individually and informed about the presentation information
from the meeting. Voting closed on Monday 31 March 2008 with a majority affirmative vote
and several property owners nominating for membership of the Project Reference Group.

Traders and business operators in the precinct were identified and informed of the
commercial property owners’ decision via a letter, which also offered them the opportunity to
nominate for membership of the Project Reference Group.

A Project Reference Group was set up, including all those who had nominated for
membership of the group.


3.0 COMMUNITY CONSULTATION

Four Project Reference Group meetings have been held to facilitate the preparation of the
Draft Revitalisation Master Plan for Station Street, Nerang. Meetings have been attended by
the following:

Warwick Abrahams                             Commercial property owner
Matthew Dahlitz-Green                        Commercial property owner
Irene McGuire                                Commercial property owner
Ian McLean                                   Commercial property owner
Graeme Lyon                                  Commercial property owner/Business operator
Laurie Platt                                 Commercial property owner
Mary Platt                                   Commercial property owner
Doug Hull                                    Representing commercial property owner
Andrew Bowtell                               Business operator
Michael Henderson                            Business operator
Darren McLean                                Business operator
Patrick Duigan                               Centre Improvement Program
Dan Barr                                     Centre Improvement Program
Veronica Bilney                              Centre Improvement Program
Meg Warnock                                  Centre Improvement Program
Julia Threlkeld                              Centre Improvement Program


3.1        FIRST MEETING OF THE PROJECT REFERENCE GROUP

A successful first meeting of the Station Street Project Reference Group was held on
Wednesday 28 May 2008. A number of analysis and issue identification exercises were
undertaken with the group.

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STATION STREET, NERANG CENTRE IMPROVEMENT PROJECT                                           STAKEHOLDER CONSULTATION REPORT
                                                                               PLANNING, ENVIRONMENT & TRANSPORT DIRECTORATE




3.1.1      Analysis of Station Street

The analysis and issue identification exercises undertaken with the Project Reference Group
were used to assist the design team in understanding the site through the eyes of local
property owners and business operators.

The general issues identified by the group were the following:

                      It is important to maintain the high level of accessible parking;
                      Access for the site is difficult;
                      Traffic flow can be dangerous;
                      The river is an asset that is under utilised;
                      Station Street is an important link between Centro and the Nerang Town
                      Centre; and
                      Other forms of development could be explored.

The information obtained from this exercise was added to the site analysis of the area and
used to inform the conceptual Master Plan design.


3.1.2      Some Comments from the Project Reference Group

                      Still dangerous to cross from shops to car park
                      Make the traffic flow less dangerously
                      Needs an identity for ease of finding
                      People need to be able to find Station Street
                      The river is an unknown feature
                      Visually polluted with signage
                      Main street of Nerang
                      Great parking


3.2        SECOND MEETING OF THE PROJECT REFERENCE GROUP

The second meeting of the Station Street Project Reference Group was held on Tuesday 8
July 2008. The results of the analyses undertaken at the first meeting were reported back to
the group and possible design directions were discussed.


3.2.1      Road Design Options

A strong preference was displayed for a “one-way loop” which would provide for two single-
lanes separated by parking and a tree-lined median. This system would reduce traffic speed,
improve pedestrian comfort and embellish the entrance to the precinct whilst retaining the
current loading bays and providing surplus car parking as prescribed by the Gold Coast
Whole of City Parking Strategy 2004.

3.2.2      Streetscape Elements

The Project Reference Group was also given a selection of character images showing
different street furniture, public art, footpath treatments and planting. Project Reference



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STATION STREET, NERANG CENTRE IMPROVEMENT PROJECT                                           STAKEHOLDER CONSULTATION REPORT
                                                                               PLANNING, ENVIRONMENT & TRANSPORT DIRECTORATE




Group members were asked to identify which of the character images they thought would
be appropriate for Station Street.

A strong preference for a selection of streetscape elements that acknowledge the proximity
of the river was provided. This was to include timber, stone and pebble materials. It was
also noted that the rich history of Station Street as the old train station should be recognised
and subtly incorporated into the streetscape.


3.3        THIRD MEETING OF THE PROJECT REFERENCE GROUP

The third meeting of the Station Street Project Reference Group was held on Tuesday 12
August 2008, at which the initial cost estimate and alternative design options were
discussed.


3.3.1      Cost Estimate

The preliminary cost estimate was provided for the “one-way loop” that had been supported
at the previous meeting. This estimate significantly exceeded the allocated budget for the
project.


3.3.2      Boulevard Design

Due to the prohibitive cost of the “one-way loop” the design option of focusing on the footpath
running along the business fronts and retaining the existing road layout was discussed. This
design provided an opportunity to create a tree-lined boulevard effect down the street for
pedestrians and cars alike.

Discussions indicated that this would have the added benefit of retaining the existing car
parking, providing shaded gathering spaces and promoting opportunities such as footpath
dining. It was decided that design solutions needed to be developed that would enable
pedestrians to rest mid-way across the street and also slow traffic down.


3.4        FOURTH MEETING OF THE PROJECT REFERENCE GROUP

The fourth meeting of the Station Street Project Reference Group was held on 7 October
2008, at which the Draft Revitalisation Master Plan was presented.


3.4.1      Draft Revitalisation Master Plan

The following design issues were discussed:

           The Draft Revitalisation Master Plan provides for extra tree planting on both sides of
           the street for pedestrian shading and to create a “boulevard” effect. This has the
           added advantage of slowing vehicles through the area due to the driver’s scope of
           vision narrowing to ensure a safer and more pleasant environment for everyone.

           A pedestrian “resting” area in the middle of the street allows pedestrians to safely
           stop and look before continuing to cross the road. Drivers will feel different textures
           as they travel over the pedestrian thresholds due to the use of porphyry stone to alert
           them to take extra care around pedestrians.


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STATION STREET, NERANG CENTRE IMPROVEMENT PROJECT                                           STAKEHOLDER CONSULTATION REPORT
                                                                               PLANNING, ENVIRONMENT & TRANSPORT DIRECTORATE




           That the western footpath carry a river motif with intertwining pebble strips to visually
           connect the river to Station Street.

           Following the undergrounding of the overhead powerlines, yellow poincianas
           (Peltophorum pterocarpum) are suggested to line the western side of the street with
           the existing Tuckeroos (Cupaniopsis anacardioides) to remain on the eastern side.

           A decorative screen is proposed along the wall between the Pacific Highway and
           Station Street with timber and steel elements and vegetation running along it. Images
           of this proposal are available on the Draft Revitalisation Master Plan.

The thoughts of each participant were gathered to ensure the group’s collective and
individual thoughts were understood and captured. Following this, the Project Reference
Group endorsed the Draft Revitalisation Master Plan for public display.

4.0 FUTURE CONSULTATION

The plan will be placed on public display at the following venues from Monday 20 October to
Thursday 6 November 2008:

           Centro Shopping Centre, 57 Station Street, Nerang
           Salvos Store, 23-25 Station Street, Nerang
           Nerang Library, cnr Price and White Streets, Nerang
           Gold Coast City Council Administration Centres, Nerang & Evandale

It will also be available on Council’s website at www.goldcoastcity.com.au/haveyoursay.

Feedback forms are available to encourage comment from the general public at both the
venues for the public display and the website address. Once the period for public
consultation has closed, the comments received will be collated and reported back to the
Project Reference Group at the next meeting.




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