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1
TUGUNPLACE ANALYSIS
VOLUME 6
2019
FOR MORE INFORMATION
P 1300 GOLDCOAST (1300 465 326) W cityofgoldcoast.com.au
City of Gold Coast Place Analysis Study - Tugun2
Disclaimer: While every care is taken to ensure the accuracy of this data, the City of Gold Coast (City) makes no representations or warranties about its accuracy, reliability, completeness, suitability for any particular purpose. City disclaims all responsibility and all liability (including without limitation, liability in negligence) for all expenses, losses, damages (including indirect or consequential damage) and costs which you might incur as a result of the data being inaccurate or incomplete in any way for any reason. Photographic images and illustrations indicated as being for information only and are intended to represent general urban design principles and design.
Prepared by PSA consulting Australia and lat 27º for the City of Gold Coast. 2015.
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CONTENTS
EXECUTIVE SUMMARY 4
01 INTRODUCTION 6
02 CITY CONTEXT 8
CITY-WIDE CENTRES HIERARCHY 8
HISTORY OF TUGUN 12
03 SUBURBAN CONTEXT 20
TOPOGRAPHY, LANDSCAPE AND OPEN SPACE 20
VISUAL SETTING AND VIEWS 24
URBAN STRUCTURE 28
04 VILLAGE CONTEXT 32
LAND USE, LOT SIZES AND OWNERSHIP PATTERN 33
BUILT FORM AND ARCHITECTURE 36
ACCESS AND MOVEMENT 44
05 PLACE STATEMENT 52
KEY INFLUENCES ON PLACE CHARACTER 54
City of Gold Coast Place Analysis Study - Tugun4
EXECUTIVE SUMMARYThe City of Gold Coast is committed to protecting areas on the Gold Coast with a particular local identity, natural resource base or development character.
The primary intent of this place analysis is to provide a resource to ensure character elements are appropriately considered in future development decisions at the Tugun District Centre, which form part of the southern Gold Coast.
5
KEY URBAN CHARACTER ELEMENTS
The key character elements and special qualities identified for Tugun are summarised below.
ACCESS & MOVEMENT
URBAN STRUCTURE
BUILT FORM
PUBLIC REALM
HERITAGE & CULTURE
• A ‘beachside’ place.
• A local ‘village’ centre in scale and function.
• Historic and recent influence of highway and rail infrastructure.
• A traditional retail high street edge.
• Low development intensity – scale, height and massing.
• Large beachside block structure.
• Topography influences on urban form.
• The beach access and visual relationships.
• The figs and Norfolk Island pines.
• Open spaces and natural features.
• Views to/from beach and vegetated ridgelines.
• Sense of openness.
• The barrier influence of the highway.
• Beach connector streets.
• Beachfront walking and cycling.
• Village centre laneways.
• Links to the past - the rail corridor, remnant retail buildings, active hotel since 1925.
• A strong sense of local community identity.
• Safe and family-oriented.
• Relaxed coastal atmosphere.
• Active retail high street.
• A mix of age, architectural character and quality.
• Specific character buildings.
• Low density, low scale.
• A residential community - not tourism focused.
City of Gold Coast Place Analysis Study - Tugun6
01INTRODUCTION
CONTEXT
Tugun is a beach side suburb, located at the junction of the Pacific and Gold Coast highway, north-west of Coolangatta, and approximately 3 kilometres from the Gold Coast Airport.
Over the next 20 years, the Gold Coast is expected to undergo transformative growth and urbanisation.
The challenge facing those who will play a role in shaping Tugun’s future will be to clearly identify and understand the essential influences of its character and how to ensure new development respects or enhances it’s unique place qualities.
7
STAGE 1City and Suburban Context
STAGE 2Village Elements
METHODOLOGY
An analysis of the broad range of physical and cultural elements that can influence the shape and character of a place, drawing on site visits, research and City workshops.
An assessment of place analysis elements identifying how they collectively contribute to the function, urban form and character of Tugun.
Urban Structure
Character Zones
Land Use
Lot Size
Topography
Visual Setting / Views
Landscape and Open Space
Vehicle Access and Movement
Pedestrian Experience
Safety
Activation and Street Life
Community Perceptions
History and Heritage
Built Form and Character
Building Use
Building Heights
Signage and advertising
ACCESS & MOVEMENT
URBAN STRUCTURE
BUILT FORM
PUBLIC REALM
HERITAGE & CULTURE
SuburbVillage
CitySuburb
Village
CitySuburb
Village
City
Three Scales of Mapping
City of Gold Coast Place Analysis Study - Tugun8
02CITY CONTEXT
CITY-WIDE CENTRES HIERARCHYTugun is designated as a District Centre.
Figure 1: Activity Centres
HELENSVALE
Oxenford
BIGGERA WATERS
SOUTHPORT
Surfers ParadiseBundall
Griffith University
Ashmore
Ashmore Plaza
NERANG
ROBINAMudgeeraba
BROADBEACH
COOMERA
COOLANGATTA
Burleigh Heads
West BurleighVarsity Lakes
Bond University
Palm BeachPalm Village
Gold Coast Airport
Tugun
KIRRA
Key Regional Centres
Regional Centres
Sub-regional Centres
District Centres
Specialist Centres
SuburbVillage
City
9
TUGUN’S REGIONAL CONTEXT, IN TERMS OF
BOTH ITS URBAN AND TOPOGRAPHIC SETTING, ARE
A MAJOR INFLUENCE ON THE CENTRE’S SHAPE
AND STRUCTURE.
City of Gold Coast Place Analysis Study - Tugun10
GOLD COAST LANDSCAPE CHARACTER STUDY, 2014
This study identifies and maps various valuable local characteristics and contributions to the wider city character that Tugun offers.
Historical framework landscapes
• Movement routes and hubs
– “The cultural significance lies in the heritage evidence, the intangible heritage and its settings. It includes historical movement routes, tracks, roads, railways, bridges, the airport, boating ways, ferries, the villages, community hubs and gathering places through the Gold Coast’s history.”
• Beaches and foreshores
– “The cultural significance lies in the high aesthetic and social appreciation of the beaches and their associated foreshores and open space, the headlands and coastal waterways and the streetscape plantings and urban views from the beaches and esplanades.”
• South coast development strip
– “The cultural significance lies in the strip pattern of development formed between the beaches and the wetlands of the coastal plain, the differences and social values of each locality along its length and the aesthetic values of the streetscapes and beach and esplanade views.”
Currumbin area landscape heritage assessment
– Tugun Heights - the elevated land with tree cover extending south of Currumbin Hill and the landscape backdrop of the locality.
– Historic rail route.
– Historic road route.
– Flat Rock.
Registered heritage places
– Tugun Hotel Moreton Bay figs.
Gold Coast Landscape Character StudySummary Report
Currumbin Area Heritage Landscapes Map
Chapter 4, page 43
Figure 2: Currumbin Area Landscape Heritage Assessment, Gold Coast Landscape Character Study 2014
Geographic Historical Framework Landscapes This focus area includes HLs within framework landscapes:
B The Beaches & Foreshores-A Recreation Landscape
D Coastal Development Strip-The foreshore and old wooded dunes
The Currumbin focus area was extended beyond the estuary Landscape Character Area to include the Beach and Hill Heritage Landscapes and parts of Elanora and Tugun as these landscapes were so integral historically to the Currumbin Creek estuary landscape, and remain so today.
Landscape HeritageThe HLs of Currumbin focus area were identified as:
B1 Currumbin Beaches
The beaches between the creek and Flat Rock encompassing Elephant Rock and extending up the east facing hillside alongside the beach and esplanade.
B2 Currumbin Estuary
This HL extends from the mouth to the creek bend close to Currumbin Creek Road. It extends over the shores and up part of the Currumbin Hill which historically the setting and backdrop of the first village/hub, station, hotel and track (later road) to the beach.
D1 Currumbin Hill
This HL includes the Bird Sanctuary and the Conservation Park. It extends further than the area on the local and state Heritage Registers.
D2 Tugun Heights
The elevated land with tree cover extending south of Currumbin Hill HL –the landscape frame of the locality.
D3 Elanora Pines
The parklands and water shore holding the line of remnant plantation pines.
D4 Elanora Ridge
The bushland and apparent woodland covered ridge and hillsides seen south west of Currumbin and west of Tugun.
Legend
Currumbin AreaLandscape Heritage Assessment
1Registered Heritage Places Currumbin Wildlife Sanctuary
Tugun Hotel Moreton Bay Figs
1
2
3
4
5
Heritage Site Currumbin Rock
Vikings SLSC
Elephant Rock
Flat Rock
Historic Railway Bridge
1
2
Heritage Hubs/Villages Currumbin Railway Siding & and Village Hub
Thrower Drive Village Hub
B1
D1
B2
D2D3D4
B: Beaches Currumbin Beach
Currumbin Estuary
D: Coastal Development Currumbin Hill
Tugun Heights
Elanora Pines
Elanora Ridge
A: Movement Routes & Hubs Historic Road Route
Historic Rail Route
Heritage Landscape Boundary
Focus Area Boundary
12
4.4
Chapter 4, page 42
Geographic Historical Framework Landscapes This focus area includes HLs within framework landscapes:
B The Beaches & Foreshores-A Recreation Landscape
D Coastal Development Strip-The foreshore and old wooded dunes
The Currumbin focus area was extended beyond the estuary Landscape Character Area to include the Beach and Hill Heritage Landscapes and parts of Elanora and Tugun as these landscapes were so integral historically to the Currumbin Creek estuary landscape, and remain so today.
Landscape HeritageThe HLs of Currumbin focus area were identified as:
B1 Currumbin Beaches
The beaches between the creek and Flat Rock encompassing Elephant Rock and extending up the east facing hillside alongside the beach and esplanade.
B2 Currumbin Estuary
This HL extends from the mouth to the creek bend close to Currumbin Creek Road. It extends over the shores and up part of the Currumbin Hill which historically the setting and backdrop of the first village/hub, station, hotel and track (later road) to the beach.
D1 Currumbin Hill
This HL includes the Bird Sanctuary and the Conservation Park. It extends further than the area on the local and state Heritage Registers.
D2 Tugun Heights
The elevated land with tree cover extending south of Currumbin Hill HL –the landscape frame of the locality.
D3 Elanora Pines
The parklands and water shore holding the line of remnant plantation pines.
D4 Elanora Ridge
The bushland and apparent woodland covered ridge and hillsides seen south west of Currumbin and west of Tugun.
Legend
Currumbin AreaLandscape Heritage Assessment
1Registered Heritage Places Currumbin Wildlife Sanctuary
Tugun Hotel Moreton Bay Figs
1
2
3
4
5
Heritage Site Currumbin Rock
Vikings SLSC
Elephant Rock
Flat Rock
Historic Railway Bridge
1
2
Heritage Hubs/Villages Currumbin Railway Siding & and Village Hub
Thrower Drive Village Hub
B1
D1
B2
D2D3D4
B: Beaches Currumbin Beach
Currumbin Estuary
D: Coastal Development Currumbin Hill
Tugun Heights
Elanora Pines
Elanora Ridge
A: Movement Routes & Hubs Historic Road Route
Historic Rail Route
Heritage Landscape Boundary
Focus Area Boundary
12
4.4
Chapter 4, page 42
Legend
SuburbVillage
City
11
GOLD COAST URBAN HERITAGE AND CHARACTER STUDY, 2000
This study captured a number of characteristics and elements that contribute to the overall character of Tugun:
• early development was constrained to the west by the south coast railway (now Golden Four Drive) and later impacted by the Gold Coast Highway
• the beachfront esplanade road in earlier maps is no longer present
• wetland has been reclaimed for the airport - the resultant openness and absence of development emphasises the narrowness of the coastal development strip
• east of the highway, there is growth in new multi-storey development
• some early housing and tourist apartments dating from the 1950s survive
• mature Norfolk Island pines line the Highway
• the main commercial centre is Tugun Village
• width of the highway and the openness to the west, set this area apart as one of special qualities.
Tugun Hill visual backdrop Currumbin Hill visual backdrop
What’s special about Tugun’s place character?
Original rail corridor is preserved in what is now Golden Four Drive
Open, accessible beaches
Open spaces and natural features - Flat Rock Creek, remnant hilltop vegetation
Tugun Hill and Currumbin Hill visual backdrop
Provides a gateway to the Currumbin Valley scenic route
Historically significant figs and Norfolk Island pines
Sense of openness due to the wide highway corridor and airport and the resultant exaggeration of coastal strip development
City of Gold Coast Place Analysis Study - Tugun12
HISTORY OF TUGUNTugun has a long and diverse history dating back to the 1800s. The adjacent diagram identifies some of the historical moments in the evolution and development of Tugun to what it is today. Tugun has retained a number of significant buildings, landmarks and other elements characteristic to the area, including:
• Golden Four Drive high street buildings from the 1950s and 1960s
• Tugun Hotel - operating 1925 - present
• the figs
• Norfolk Island pines
• Tugun Progress Association
• high street buildings
• houses and ‘flats’.
Retail buildings circa 1950s to 1960s
Holiday units
The figs
Norfolk Island pines
SuburbVillage
City
13
City of Gold Coast Place Analysis Study - Tugun14
1900
1898First European
Settlement - the Farrell family followed by the Mitchells established
dairy farms
1903Completion of the railway
line to Tweed Heads
1910Lands Department and Post Master General favour the name Tugun - ‘sea waves’
in an Aboriginal dialect probably originating from the
Pine River District
1915Land near the beach was sub-divided into
lots after 1915
1925Seaside Hotel
1940sTugun Hotel
1925First surf patrols began
1960’s - 1970’s Gold Coast Highway upgrades
1916First
home built in Tugun Village
1950s-1960sResidential growth and
remaining farms subdivided into residential estates
1926 1939
1920 1940 1960
SuburbVillage
City
15
1968 Golden Four Drive High Street
2015Golden Four Drive High Street now
1974New four-lane Currumbin Estuary Bridge opened
1960’s - 1970’s Gold Coast Highway upgrades
2008Tugun Bypass opens
1988Tugun Hotel
1970 1982
1960 1980 2000 2020
What’s special about Tugun’s place character?
117 year history
Tugun Heights - elevated residential land
A hotel active on the same site since 1925
Historic rail corridor reference - Golden Four Drive
Traditional high street retail
Remnant architectural character buildings from 1950s and 1960s (see next page)
The fig and pine trees
City of Gold Coast Place Analysis Study - Tugun16
CHARACTER BUILDINGS
Tugun’s built environment is diverse in age, form, architectural character and quality. While there are no local Tugun buildings on the Gold Coast Heritage Register, the pervasive visual presence of older building stock and character buildings are an inherent part of the overall character and atmosphere of the suburb.
These character buildings from circa1930s onwards typically include:
• holiday homes
• walk-up apartments/units
• traditional high street retail buildings.
Golden Four Drive Retail High Street
SuburbVillage
City
17
Block bound by Toolona, O’connor and Wyberba Streets O’Connor Street
O’Connor Street
Toolona Street Wyberba Street
Bielby Street
Wyberba Street Wyberba Street
City of Gold Coast Place Analysis Study - Tugun18
SuburbVillage
City
Block bound by Wyberba, Teemangum and Wagawn Streets O’Connor Street
Elizabeth Street
Elizabeth Street Elizabeth Street
Elizabeth Street Elizabeth Street
19
Block bound by Wagawn and Teemangum Streets and Pacific Parade Neighbourhoods west of the Gold Coast Highway
Wagawn Street Chaffey Street
Wagawn Street Wagawn Street
Wagawn Street Durran Street
City of Gold Coast Place Analysis Study - Tugun20
03SUBURBAN CONTEXT
This analysis investigates the natural setting, existing urban context and place qualities that contribute towards Tugun’s unique character.
TOPOGRAPHY, LANDSCAPE AND OPEN SPACETugun draws much of its landscape character from its wider setting which captures Currumbin ridgelines and inland hills. The structure and footprint of the centre is a direct response to the topographic setting.
RIDGELINE SYSTEM
• The vegetated ridgelines of Currumbin and Tugun hills are a pervasive physical and visual backdrop to the centre.
• The ridgeline system provides an important urban break at the city-wide scale.
• The topography is a major influence of the existing settlement pattern, historically determining the alignment of the highway, centre structure and pattern of development intensity.
FLAT COASTAL PLAIN
• Development is focused on the flat coastal plain and reduces to the north and east in response to the steeper topography.
OPEN SPACE
• Significant open spaces are present in the wider Tugun area and contribute to a sense of openness and lower development intensity, including:
– Flat Rock Creek
– conservation areas
– beachfront parkland
– local parks and reserves
– linear open space associated with the highway.
VEGETATION
• Vegetation plays a key role in the visual experience of visiting Tugun as a result of:
– significant remnant vegetation on ridgelines and the open space associated with Flat Rock Creek
– foreshore dunal grasses/shrubs and casuarinas
– Norfolk Island pines within the centre which offer a recognisable coastal town iconography
– Moreton Bay figs within the centre with local historic value.
SuburbVillage
City
21
City of Gold Coast Place Analysis Study - Tugun22
The beachfront
Ridgeline backdrop
Norfolk Island pines framing a view to a tree-lined ridge
What’s special about Tugun’s place character?
The ridgeline backdrop
The Norfolk Island pines and Moreton Bay figs within the centre
Built form is secondary to the scale of natural features
SuburbVillage
City
23
Figure 3: Topography and Landscape Character
Topography - low > high
Flat Coastal Land
Ridgelines
Open Space
Tourism/Recreation
Conservation
Flood Assessment
City of Gold Coast Place Analysis Study - Tugun24
VISUAL SETTING AND VIEWS
KEY VIEW TYPES
Key views and vistas within and around Tugun have been determined to inform the visual sensitivities of the settlement in its landscape context. These have been identified based on a combination of site visits and detailed desktop reviews.
A. Views from the Beach: The beach is a key destination. Attractive panoramic views can be obtained from the beach north to Currumbin and Surfers Paradise; south to Coolangatta and from the beach back to the developed area of Tugun (see views 1-3).
B. Views to the Beach: The beach can be glimpsed from locations within Tugun creating a strong sense of connection to the coastline (see views 4-7). More distant views to the ocean are also significant.
C. Views of Elevated Wooded Ridgelines and Hills: The strongly wooded elevated hills and ridgelines surrounding Tugun provide a strong sense of place and are a distinctive visual contrast to the developed lowlands. The naturalness of Currumbin Hill to the north contrasts with the developed character of the ridge to the west (see views 8-10).
D. Elevated Views to Tugun: The developed elevated hills and ridges provide a strong sense of prospect over the township and coastal strip (see views 11-14). In contrast to other parts of the Gold Coast the roofline remains largely below the ocean horizon, which is punctuated mainly by Norfolk Island pines.
E. Entry and Landmark Views: The entrance to Tugun is dominated by transport routes (Gold Coast Highway, Golden Four Drive, Coolangatta Road, Stewart Road). However, the area serves as a threshold between different routes, including acting as a gateway to the city from the Gold Coast Airport. Key aspects of the transition include the wide vegetated medians with Norfolk Island pines and other vegetation (see views 15-17).
KEY VISUAL ELEMENTS
Elements that contribute to views and visual character include:
• the coastal strip including subtle dune system and adjoining public/private open space (especially around the Surf Life Saving Club)
• naturalistic and planted vegetation along the beachfront including Casuarina, Hibiscus tiliaceus, Pandanus and Norfolk Island pines
• presence of natural vegetation (‘bushland’) on the elevated land surrounding Tugun
• planted vegetation within the streets and medians including figs, Norfolk Island pines and Poinciana trees
• open space and wide medians associated with Coolangatta Road/Gold Coast Highway/Golden Four Drive
• aircraft landing at Gold Coast Airport which are at close range and clearly visible in views
• importance of landform in defining, controlling and adding visual variety to views.
SuburbVillage
City
25
2
3
10
8
9
12
7
5
4
15
14
11
13
17
16
1
6
GO
LDEN FOUR DRIVE
GO
LD COAST HIG
HWAY
COO
LANGATTA RO
AD
TOOLONA STREET
CREST DRIVE
KITCHENER STREET
DUNE ST
SHELL ST
MAR
ION
STREET
WYBERBA STREET
O’C
ON
NO
R STR
EET
TEEMAN
GU
M STR
EET
Figure 4: Visual Setting and Key View Corridors
AViews from the beach
1. View north-west from Bilinga across Tugun to Currumbin and Surfers Paradise
2. View south-east to Coolangatta
3. View south-west to Tugun
Views to the beach
4. View down Toolona Street
5. View down Dune Street
6. View down Shell Street
7. View down Wyberra Street
Views of elevated wooded ridge-lines and hills
8. View south-west up Toolona Street
9. View north-west up Teemangum Street
10. View south-west from Esplanade (Pacific Parade)
Elevated views over Tugun
11. View south-east down Teemangum Street
12. View north-east from Toolona Street
13. View north-east from Marion Street
14. View south-east from Crest Drive
Entry/landmark views
15. Tugun Centre
16. View north-west from Gold Coast Highway (entry from Gold Coast Airport)
17. View north-west from Coolangatta Road
B
C
D
E
City of Gold Coast Place Analysis Study - Tugun26
21
7
4
8
1211
15 16
SuburbVillage
City
27
3
5 6
9 10
13 14
1716
What’s special about Tugun’s place character?
‘Relaxed’ visual transition and interface between beach and private properties, defined by grassland and natural/planted vegetation
Mature Norfolk Island pines lining the Gold Coast Highway that create a sense of arrival and help frame the developed area in views from the surrounding area
Attractive vegetated ridges – natural character of Currumbin Hill is particularly important but the developed ridgelines of Tugun Heights also help to provide a strong sense of place
Large shady mature figs
The open, visually and physically accessible beach
City of Gold Coast Place Analysis Study - Tugun28
URBAN STRUCTURETugun’s urban structure - the arrangement of development intensity, land use, blocks and major movement networks - is unique within a city-wide context. It’s a linear local commercial centre - notably beachside - shaped by historic development patterns influenced by the original rail corridor, topographic constraints and the presence of regional traffic arterials.
The generally low development intensity is a response to the presence of the airport which imposes building height restrictions and noise amelioration requirements.
Settlement pattern
• A ‘beachside’ local centre with highway commercial uses arranged in a linear form.
• A traditional ‘high street’ retail format along Golden Four Drive.
• Highest development intensity focused within the main block of the ‘village’.
• Generally low development intensity in some part due to the presence of the airport.
Road network
• Highway and bypass connection are dominant structural elements influencing development pattern and local movement networks.
• Local network separation between east and west side of the highway.
Open space
• A variety of open space typologies.
• Sense of openness - wide highway, low development intensity, ridgeline views.
Block structure
• Beachside - three large blocks with laneway access.
• A narrow linear commercial block formed by the highway and Golden Four Drive.
• Residential - strong grid pattern on the coastal plain, topography responsive layouts on higher ground.
URBAN CHARACTER AREAS
Distinct character zones can be identified within the area based on a high level assessment of topography, land use, activity and development types and intensity. A brief description of these areas is identified below.
Elevated neighbourhoods
• Predominantly detached housing.
• Elevated and sloping land west of the Highway and north of Wagawn Street.
• Moderately vegetated.
Coastal plain neighbourhoods
• Flat land associated with the coastal plain.
• Mix of detached, attached and multi-unit residential development.
• Noticeably less vegetation than elevated neighbourhoods.
Highway commercial
• Typical service commercial use requiring high levels of visual and vehicular access.
Tugun village
• Commercial, retail and services uses.
• Generally a two-storey, single sided commercial high street.
• Mix of building forms and age with varying levels of quality.
Beachfront neighbourhood
• Mix of detached, attached and multi-unit developments
• Noticeably higher levels of private investment.
• Flat coastal plain.
SuburbVillage
City
29
Figure 5: Urban Structure
GOLDEN FOUR DRIVE
GOLD COAST HIGHWAY
TOOLONA STREET
WYBERBA STREET
O’CONNOR STREET
TEEMANGUM
STREET
Commercial Core
Commercial Frame
Developed Land (outside of commercial area)
Open Space
City of Gold Coast Place Analysis Study - Tugun30
Coastal strip residential
• Mix of detached and attached building typologies.
• Predominantly multi-unit developments and short term accommodation to the south.
• Flat coastal plain.
• Mix of building characters and architectural qualities.
Gold Coast Highway and Stewart Road (M1 Connection)
• Regionally road infrastructure.
• Gold Coast Highway.
– limited direct property access
– visually characterised by highway commercial uses near Tugun centre
– combines with service roads and open space to produce wide, visually open corridor.
• Stewart Road
– connection to M1
– characteristic ‘green’ entry/exit experience to Tugun created by vegetated edges.
Open space
• Broad mix of parks, informal spaces and conservation areas including:
– Tugun beachfront park
– linear open space associated with the highway
– local parks and community uses
– Currumbin Bird Sanctuary
– open space and conservation areas associated with ridgelines, natural overland flow corridors, areas of remnant vegetation and Flat Rock Creek.
What’s special about Tugun’s place character?
A ‘beachside’ centre
Traditional, single-sided ‘high street’ retail format
Significant regional road infrastructure
Distinctive character precincts or places
Large beachside block structure
SuburbVillage
City
31
Elevated Neighbourhoods
Tugun ‘Village’
Coastal Plain Neighbourhoods
Tugun Beach
Highway Commercial
Highway
Coast
GoldSte
wart
Road
Coastal Strip Residential
Beachfront Neighbourhood
Open Space
Open Space
Figure 6: Urban Character Areas
City of Gold Coast Place Analysis Study - Tugun32
04VILLAGE CONTEXT
33
LAND USE, LOT SIZES AND OWNERSHIP PATTERNThe land use pattern, lot sizes and low development intensity are key contributors to the existing character of Tugun.
LAND USE
• Retail/commercial ‘high street’ serviced by Golden Four Drive.
• Highway commercial uses.
• Sharp land use transitions between the centre and residential neighbourhoods.
• Linear beachfront park associated with Tugun SLSC and main beach access.
• Impacts of topography and beachfront value influence the pattern of development intensity.
• Greatest development intensity associated with centre and beach real estate.
• At a suburban scale, predominantly residential uses
– low and medium density along coastal strip.
– low density on elevated steeper land.
• Extensive land-take by road infrastructure.
Figure 7: Existing Land Use
Legend
Commercial/Service
Mixed Use (retail/commercial/ residential)
Special Purpose (Major Tourism, Wildlife Park)
Dining/Entertainment
Mixed Use (retail/commercial)
Retail
Low Density Residential
Medium - High Density Residential
Open Space
Conservation
Car Parking
City of Gold Coast Place Analysis Study - Tugun34
LOT SIZES AND OWNERSHIP PATTERN
• Generally smaller sized lots producing a highly fractured ownership pattern at the broader scale.
• Impacts of zoning, topography and beachfront value evident - smaller lot sizes and amalgamated blocks generally on the coastal plain.
The ‘Village’
• An absence of significant lot amalgamation and presence of older building stock.
• A structure of three large blocks along the coast with highly fractured lot patterns and access from lanes and easements.
Figure 9: Block Size of the village centre
10M, 15M & 20M WIDE COMMERCIAL FRONTAGES ALONG GOLDEN FOUR DRIVE
145M
200M
40M X 15M
40M X 10M
40M X 10M
What’s special about Tugun’s place character?
Diverse ownership pattern
Unique centre block structure
Linear beachfront park
SuburbVillage
City
35
City of Gold Coast Place Analysis Study - Tugun36
BUILT FORM AND ARCHITECTURE
BUILDING USE AND TYPOLOGIES
• Commercial mixed use typologies arranged along Golden Four Drive commercial strip
– activated retail/commercial ground floors
– a single sided high street.
• Predominance of detached housing and medium density development within close proximity of centre.
EXISTING BUILDING HEIGHTS
• A low scale centre and residential frame.
• Generally more height on the beachside of the highway where land value is greater.
• Mid-rise residential buildings along the beach south of the centre.
GO
LDEN FOUR DRIVE
GO
LD COAST HIG
HWAY
TOOLONA STREET
WYBERBA STREET
O’C
ON
NO
R STR
EET
TEEMAN
GU
M STR
EET
Figure 10: Building Use and Typologies
Commercial/ Retail
Mixed Use
2-3 Storey Walk Up ResidentialDetached Housing Community Buildings
SuburbVillage
City
37
GO
LDEN FOUR DRIVE
GO
LD COAST HIG
HWAY
TOOLONA STREET
WYBERBA STREET
O’C
ON
NO
R STR
EET
TEEMAN
GU
M STR
EET
Figure 11: Existing Building Heights
5 Storeys +
4 Storeys
3 Storeys
2 Storeys
1 Storey
BUILDING FOOTPRINTS
• Greatest site cover and reduced setbacks evident in centre associated with commercial buildings - zero front and side boundaries along high street.
• Larger commercial footprints along highway.
• Traditional low density residential forms outside of centre.
• Higher development intensity along beach strip and on coastal plain.
City of Gold Coast Place Analysis Study - Tugun38
ACTIVATION AND STREET LIFE
• Activity focused on the retail environment of Golden Four Drive.
• Night activation generally associated with food/beverage businesses.
Figure 12: Building footprints demonstrating site cover and setbacks
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HWAY
TOOLONA STREET
WYBERBA STREET
O’C
ON
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TEEMAN
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Figure 13: Activation and Street Life
Day Activators
Night Activators
Night Time Activators
Retail
Commercial Services
Supermarket
Takeaway Food
Restaurant / Bar
Cafe
What’s special about Tugun’s place character?
A residential environment - predominance of detached housing and apartment living
Active high street retail
City of Gold Coast Place Analysis Study - Tugun40
BUILDING CHARACTER
Tugun’s built environment is diverse in age, form, architectural character and quality.
Key characteristics include:
• a presence of older building stock and character buildings that contribute strongly to the overall character of Tugun
• an eclectic range of architectural styles and materials.
Commercial village centre
• Mix of quality, character and scale.
• Varying levels of street address quality and presence.
• Remnant 1950s and 1960s commercial buildings.
• Consistency in scale and form at a streetscape level in the main retail block.
• Continuous awnings.
• Activated ground plane.
• Varying levels of public realm quality and character.
• Highway commercial characterised by access functions and signage.
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‘Beachside’ residential
• Broad mix of detached housing:
– age
– character
– architectural styles and materials
– quality.
• Multi-dweling apartments and flats both old and new.
• Mid-rise apartment building south of the centre.
City of Gold Coast Place Analysis Study - Tugun42
‘West of highway’ residential
• Mix of housing types responding to slope and views.
• Increased density on coastal plain.
Community and public buildings
• Tugun Surf Life Saving Club.
• Saint Monica’s Catholic Church.
• Tugun Progress Association.
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Signage and Advertising
• Pervasive character element of high street and highway frontage.
What’s special about Tugun’s place character?
A residential environment – predominance of detached housing and apartment living
Eclectic mix of building types, ages and architectural qualities
Presence of older building stock
Consistency in scale and form along main retail section of high street (awnings, setbacks etc)
Specific character buildings (such as the Tugun Professional Centre, units in Wyberba Street etc)
City of Gold Coast Place Analysis Study - Tugun44
ACCESS AND MOVEMENT
STREETS AND PARKING
Road Network
• The regional arterial network is a pervasive physical and visual element and a major determinant of Tugun’s character:
– Wide corridor accentuating perceptions of beachside vs ‘west of highway’
– A barrier to local traffic, pedestrian and cycle movement
– Local movement patterns funnelled to signalised intersections at Stewart Road and Toolona Street.
• On the east side of the highway, predominantly a grid network of streets running perpendicular to the beach
– Wagawn, Wyberba, Toolona and Dune Streets terminate at the beach and provide pedestrian access to the beach
– spacing of these streets form wide blocks
– Teemangum Street a local connector to Currumbin.
• On the west side, an interconnected grid pattern of residential streets on the coastal plain with more topography responsive layouts on higher ground.
Figure 13: Vehicle Access and Movement
GO
LDEN FOUR DRIVE
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HWAY
TOOLONA STREET
WYBERBA STREET
O’C
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TEEMAN
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Primary Vehicle RouteSecondary / Local Access Streets
Laneways
Bus Route
Signalised Intersections
Car Parking
Nose-in / angle parking Parallel Street parking
Figure 13: Vehicle Access and Movement
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Figure 14: Public / private land and laneway access
Private property
Road reserve
Carpark
Private Laneway Access
Activity Centre Parking
• Combination of on-street and off-street parking.
Laneway Access
• Private and public access laneways provide access in centre commercial block.
What’s special about Tugun’s place character?
Feature streets - Wyberba, Toolona, Golden Four Drive
Beach ‘connectors’ providing visual and physical connection to the beach
Laneways in the commercial block
City of Gold Coast Place Analysis Study - Tugun46
Street Typologies
A broad range of street typologies and streetscape characters:
• Regional arterials
– Gold Coast Highway
– Tugun Bypass connection (Stewart Road).
• Collectors
– Teemangum Street
– Golden Four Drive (high street retail)
– Toolona Street.
• Residential beach ‘connectors’
– Wagawn, Wyberba, Toolona and Dune Streets.
• Esplanades
– O’Connor Street
– Pacific Parade.
• Typical residential streets
– coastal plain (grid pattern)
– elevated neighbourhoods (slope responsive patterns).
• Laneways.
Character Streetscapes
• Gold Coast Highway
– linear open space along Coolangatta Road and Golden Four Drive edge.
• Golden Four Drive
– retail high street
– pines, artwork, street embellishments.
• Wyberba Street
– Norfolk pines, centre parking.
• Toolona Street
– figs, centre parking
– large median west of highway providing vista to/from high ground.
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Golden Four Drive - Retail High Street Golden Four Drive
Gold Coast Highway
Toolona Street (looking toward the beach) Wyberba Street
City of Gold Coast Place Analysis Study - Tugun48
PEDESTRIANS AND CYCLISTS
• Pedestrian traffic focused around commercial village and the beachfront.
• Golden Four Drive
– High street atmosphere
– Cafes, food
– Continuous awning.
• The highway is a significant barrier to movement between western neighbourhoods and the village and beach
– local movement patterns funnelled through signalised intersections at Stewart Road and Toolona Street
– evidence of informal crossing highlighting inconvenience of distances between controlled crossings.
• Connections to the beach
– Wagawn, Wyberba, Toolona and Dune Streets.
• Connection along beach between Toolona Street and Kropp Park.
• Streetscape works facilitating pedestrians and cyclists in Golden Four Drive.
Beachfront pedestrian/cycle paths north of the SLSC
Gold Coast Highway pedestrian barrier
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Figure 15: Pedestrian and Cyclist Movement
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LDEN FOUR DRIVE
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HWAY
TOOLONA STREET
WYBERBA STREET
O’C
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TEEMAN
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Primary Pedestrian Route
Existing Bikeway
Key Pedestrian Connections
Major Pedestrian Barriers
Pedestrian Crossings
Signalised Pedestrian Crossings
City of Gold Coast Place Analysis Study - Tugun50
Pedestrian connection to the beach along Wyberba Street Golden Four Drive streetscape works - footpath planting, intersection threshold colour treatments, cycle lane designation
Golden Four Drive pedestrian high street
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Beach connection between Wyberba Street and Toolona Street
What’s special about Tugun’s place character?
The high street experience
Connectivity to the beach
Beach front walking/cycle path
52 City of Gold Coast Place Analysis Study - Tugun
05PLACE STATEMENT
THE PLACE ANALYSIS CONSIDERED A WIDE RANGE OF ELEMENTS TO UNDERSTAND
TUGUN’S UNIQUE OR SPECIAL QUALITIES. NOW, SUMMARISING THESE QUALITIES, WE SEE HOW
EACH COLLECTIVELY CONTRIBUTES TO THE OVERALL CHARACTER OF TUGUN.
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The place analysis identifies numerous cultural, urban and natural elements within Tugun that contribute to its place character. Drawing on this investigation, there is a definable area that is of mixed use and captures key character elements and topographic features. Sharp transitions to residential uses further defines the boundaries of this character area.
The Tugun Character Area
Drawing on this investigation, the Tugun Character Area has been defined, capturing:
• the retail and mixed use core
• highway commercial businesses
• the beachfront open space and SLSC
• the high point to the north occupied by the Telstra facility
• part of the open space along the Gold Coast Highway to the south (aligned with Dune Street).
This is the extent of area that, when considering future growth scenarios or specific development outcomes, merits consideration of place character and the values of local community.
Tugun Character Area
Figure 18: The Tugun Character Area
GOLDEN FOUR DRIVE
HIGHWAY
COAST
GOLD
STEWART R
OAD
TOOLONA STREET
DUNE STREET
WYBERBA STREET
WAGAWN STREET
O’CONNOR STREET
TEEMANGUM
STREET
TELSTRA FACILITY SITE
TUGUN SLSC
City of Gold Coast Place Analysis Study - Tugun54
KEY INFLUENCERS ON PLACE CHARACTER
• A ‘beachside’ place.
• A local ‘village’ centre in scale and function.
• Historic and recent influence of highway and rail infrastructure.
• A traditional retail high street edge.
• Low development intensity – scale, height and massing.
• Large beachside block structure.
• Topography influences on urban form.
• The traditional retail high street creates a sense of place, activity and diversity within the busy village atmosphere.
• A strong sense of the past.
• A strong sense of local community.
• Retail diversity and quality within the retail core.
• Emerging nightlife within the village centrew.
• The beach access and visual relationships.
• The figs and Norfolk Island pines.
• Open spaces and natural features.
• Views to/from beach and vegetated ridgelines.
• Sense of openness.
• Active retail high street.
• A mix of age, architectural character and quality.
• Specific character buildings.
• Low density, low scale.
• A residential community – not tourism focused.
• The barrier influence of the highway.
• Beach connector streets.
• Beachfront walking and cycling.
• Village centre laneways.
ACCESS & MOVEMENT
URBAN STRUCTURE
BUILT FORM
PUBLIC REALM
HERITAGE & CULTURE
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19-E
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FOR MORE INFORMATION
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