Tweed Shire Council staff have flagged major issues with plans by developer, Bells Boulevard Pty Ltd, for a five-storey mixed-use building proposal at 4-8 Bells Boulevard (the corner of Gunnamatta Avenue, Kingscliff).
Slated as a State Significant Development (SSD), the development application (DA) will come to Council on March 19, and has seen Kingscliff Ratepayers and Progress Association (KRPA) also raise their concerns around a myriad of issues.
According to documents provided to Tweed Council, the project is estimated to cost approximately $52.9 million.
Current plans
The current plans include 69 residential units: 7 on the ground floor and 62 on the levels above; Affordable Housing: 2 of these units are set aside as affordable housing for 15 years. Retail: 11 shops/commercial spaces on the ground floor. Parking: Two basement levels with 184 car spaces and bicycle storage. Amenities: A rooftop pool, a pickleball court, a wellness centre, and a landscaped courtyard for residents.
Main reasons for Council objection
In their report to councillors, Council staff raised several significant concerns regarding the proposal:
- Excessive Height: The developer is asking to increase the height limit from 13.6m to 21m (a 54% increase). Council argues this is a “significant departure” from local rules and does not fit the character of the Kingscliff area.
- Inadequate Affordable Housing: Council’s policy targets 10% for affordable housing (which would be 6–7 units), but the developer has only offered 2 units (1.5%).
- Wildlife Impact: The site is a known nesting area for the Bush Stone-curlew, an endangered bird. Council hasn’t received enough information to ensure the birds won’t be harmed.
- Design and Privacy: Officers feel the building looks too bulky and “featureless”. There are also concerns that the rooftop pool will overlook the private backyards of nearby terrace houses.
- Technical Issues: There are unresolved problems regarding stormwater drainage, insufficient clearance for waste trucks, and a small shortfall in parking spaces for visitors and shoppers.
The report recommends that Council send a formal “Draft Submission” to the State Government (the Department of Planning, Housing and Infrastructure) outlining these objections and requesting changes before any approval is considered.
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