Strain on Infrastructure Capacity (Transport, Water, Sewer, Community Facilities)
Summary: Before allowing any density uplift, the Medium Density Residential Zone Code requires available infrastructure to be assessed to ensure it can accommodate the additional loading. In this case, there are red flags that some infrastructure is not adequately sequenced with development. Approving excessive uplifts in density consumes the shared infrastructure capacity intended for compliant RD6 developments, prejudicing lawful future applications.
- Existing vs Planned Infrastructure: The City Plan Strategic framework Specific Outcome, 3.8.8.1 requires development to be sequenced with infrastructure and services. Essential infrastructure must be provided prior to the development occurring. Infrastructure includes water and sewerage, stormwater, transport, communications, recreation facilities and land for community facilities. Council must demonstrate that water, sewer, stormwater, and community amenities have spare capacity for this development’s intensification. If not, the City Plan calls for the developer to pay the full cost to offset the impact of out-of-sequence activity.
Reports note that;
- At the time of writing the State Assessment Referral Agency (SARA) had expressed concerns at high levels of vehicle congestion through the area, and the impact of the development on the functionality of the intersection at 25th Avenue, requiring consideration of an unplanned upgrade.
- The water network capacity report acknowledges the following non compliances with Desired Standards of Service (DSS) both pre and post the development
- Standard flow pressures at the connection node are compliant with SEQ DSS requirements but locations within the larger domain are not.
- Maximum standard flow velocity for both the existing and developed scenarios do not comply with SEQ’s DSS.
- Maximum fire-flow velocity non-compliances in both the existing and developed scenarios do not comply with SEQ’s DSS.
- The applicant has not supplied a capacity assessment demonstrating available capacity of the sewerage network.
- The applicant relies on proximity to, rather than the available capacity of social and community facilities. No information has been provided demonstrating Palm Beach meets Desired Standards of Service (DSS) for parks and sporting fields as per the Local Government Infrastructure Plan.
- The neighbourhood centre (shops/services approximately 100m south) is relied upon by the applicant as a positive location attribute supporting increased density, yet the community is in danger of losing it. There is a proposal currently before council which includes high density units and tokenistic commercial space at ground level on the neighbourhood centre sites. The neighbourhood centre on Mawarra Street /Cypress Terrace is also closed, currently under redevelopment. The closest shops and services are no longer within easy walking distance. Burleigh Heads centre, Palm Beach district centre and Palm Waters shopping centre on Nineteenth Avenue are all located over 2.5km away. Car travel is likely to remain a more desirable alternative to active transport due to distance and gaps in safe cycle routes, exacerbating the acknowledged shortfall of parking in and around the centres.
Conclusion: The application has not demonstrated that available infrastructure has sufficient capacity to absorb higher than planned residential density. Approving the uplift without this assurance risks burdening existing residents with worsening services (e.g., lower water pressure, sewage issues, congestion, overcrowded facilities) or forcing out of sequence costly network upgrades. Council must assess infrastructure capacity before considering any approval beyond the mapped density. The developer must pay for any unplanned and unbudgeted upgrades.