Review of Gosford City Centre LEP

Gosford City Centre LEP extends from Racecourse Road in the west to Frederick Street in the east, and from the waterfront in the south to Gosford Hospital and Dwyer Street in the north.
A second LEP to rezone all remaining land in Gosford LGA, referred to as the City Wide LEP, will be placed on public exhibition by mid-2008 and possibly gazetted into law by March 2009. We will look at the City Wide LEP in the next edition of Central Coast Business Review.

So what is the City Centre LEP and how does it affect us?
The City Centre LEP identifies new land use zones, floor space and building height controls.
It is anticipated that the new city-centre LEP will rezone sufficient land for 6,000 new jobs for a total workforce target of 17,000 and provide enough accommodation for 10,000 new residents.
Aims of the City Centre LEP include:
·   to revitalise the Gosford city centre;
·   reinforce Gosford’s position as an eminent regional centre; and
·   create a mixed use place with activity during the day and throughout the evening.

The “Commercial Core’’ will be centred around Kibble Park to reinforce its position as the civic heart of the city. This area will cater for the majority of the new 6,000 jobs with retail, business, office, entertainment, and community uses.
The “City Edge’’ will run from Duke Street in the south (opposite the sailing club) to the “Commercial Core’’ and north to the hospital and Dwyer Street. Building heights in this zone will range from 24m (approx. 7 storeys) opposite Brisbane Water up to 60m (approx. 17 storeys) near the corner of Mann and Etna Street. The “City Edge’’ will mostly permit, restaurants, shops, offices, entertainment, leisure and tourists facilities. The connection of the “City Edge’’ from opposite the sailing club to the “City Core’’ will be essential to re-establish Gosfords relationship with Brisbane Water. The opportunity exists for an eat street/entertainment precinct with residential and commercial towers above, extending from opposite the sailing club northwards to Montis Ashore. In the northern part of the city centre, the city edge zone crosses the railway to be part of the hospital precinct to provide complementary uses between the city centre and the hospital.
An “Enterprise Corridor’’ will extend northwards and eastwards from the intersection of Central Coast Highway and Racecourse Road. The “Enterprise Corridor’’ will have heights ranging from approximately 4 to 6 storeys and permit business, office, retail, bulky goods and light industrial uses. Residential flat buildings atop ground floor businesses will also be permissible.
To accommodate an additional 10,000 residents the residential zone will consist of medium to high density buildings with heights up to 9 storeys.
The Central Coast Leagues Club is to be zoned “Tourist’’ and can be developed for a range of uses including Registered Club, hotel accommodation, serviced apartments and retail premises up to 200m². The maximum permitted heights range between 24m to 48m (approx. 13 storeys).
The foreshore land may include upgraded marinas, library, performing arts centre, theatre or cinema, cafes, and expanded boardwalks. The Department of Planning has stated that the opportunity exists for an iconic building to house some of these activities, to distinguish the shoreline and emerge as the symbol of Gosford's regional status.

Bold initiatives needed to attract major developers
The retention of water views and extension of the city centre to the foreshore is admirable and will go some way to attract major developers such as Mirvac and Stockland to invest in Gosford. But, is it enough? Bold initiatives are needed to provide a catalyst for developers if Gosford is going to reach its full potential.
Unfortunately, Masons Parade and Dane Drive will continue to act as a barrier separating the city from the water’s edge. Just like the Cahill Expressway separates the Sydney CBD from Circular Quay, Masons Parade and Dane Drive will continue to fragment Gosford city centre.
Successful waterfront developments have a pedestrian friendly atmosphere. Think Newcastle with its heritage rich promenade walk and open air cafes, or the Airlie Beach and Cairns foreshores with open air man-made lagoons, play areas and markets. Compare those success stories with the Gosford option of a 4 lane Highway that handles 40,000 vehicle movements a day as a permanent barrier between the city and the water.
Further exploration of a tunnel should be considered to truly connect Gosford with the waterfront. It will be expensive, but the tunnel will lessen congestion and provide a world class waterfront environment. Substantial funds could be generated from land sales above the tunnel and developer contributions.
The framework has now been set for re-development of Gosford. It now remains to be seen whether the new plan will provide sufficient development potential for developers to cover the cost of infrastructure. A carefully considered section 94 plan will need to be prepared by Council that strikes a balance between providing incentives for developers whilst recouping sufficient funds to finance infrastructure costs.

By Ian Stewart
Stewart Planning Group

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