High-End Industrial Solves Gold Coast Enclave Conundrum

The rise of lux-dustrial developments is bringing bath houses and businesses to blue-ribbon ’ burbs with the latest such project neighbouring Clive Palmer’s tennis courts. Resort Developments is working on a high-spec project that combines office and commercial—and more—at a high-end Gold Coast enclave. The proposal is cost effective thanks to its industrial bones as well as eye-catching design elements such as crazy pavers and cascading gardens; and aligning with Hope Island resident interests, provides space for toys such as boats and jetskis, and parking spaces specifically for golf carts. The 7507sq m site at 7002 Springfield Drive, Hope Island was a rare opportunity for the area. However, planning runs a little differently at Hope Island Resort—the site falls under the Hope Island Resort Scheme of Development rather than a standard Development Approval process through the Gold Coast City Council. ▲ The 7507sq m site at Hope Island at the northern end of the Gold Coast. Resort Developments director Cameron Starkey says it has been quite a convoluted process, involving him making multiple concepts during the past few years including townhouses to make the most of the site. “There was an amounting level of debt over the site, so it was a fine balance to create a development that was firstly feasible but also allowed the ongoing body corporate fee obligations to be met,” Starkey says. “A number of developers tried various schemes in the past but got knocked back ... there was even a large proposal for a retirement type village.” Starkey says when he was told that was not going to be approved, he began considering other concepts “I knew storage was a requirement in the area and that was an approved use under the scheme,” he says. “But being within the resort, we wanted to create a development that didn’t just push to maximise the yield but also looked at place at the main entrance and beside the surrounding residential precincts.” ▲ The bath house and retail offering within the Hope Island commercial offering. Starkey had driven past the site hundreds of times and had already been on the lookout for a storage shed development site. The value proposition was enough to make the residential developer return to his commercial roots—but not without impressing body corporate first. Starkey said that under the development scheme up to four storeys with no real setbacks were allowed. “But I knew if we went too hard and went zero boundary ... the neighbouring properties would have pushed back pretty hard,” he said. “We put a lot of focus into the appeal and aesthetics of Haven, so the external elements create a resort feel and not like your standard run of the mill industrial or commercial development. “The increased setbacks and landscaped courtyards assisted with this also” The Haven Hope Island project comprises eight two-storey offices with private courtyards, a bath house and nine mixed-use tenancies for food or wellness. There are also 14 office or warehouse tenancies and 16 storage facilities, the majority of which are either already sold or leased. The project is due to complete by the middle of next year. ▲ The convenience of easy parking and ample office space has attracted creative businesses to the development, Starkey said. Woodsters project and design manager Oliver Burscough says creating a community, brand and hub was at the heart of the project. “People are really starting to understand the value in community and it is something for developers that can be monetised but for the end user it’s also very important,” Burscough says “A lot of creative businesses are sick of either paying exorbitant rents in places or just trying to fit into the traditional style of office. “Although they’re more industrial style, they’re still getting these kinds of small, creative businesses working in them and they are more flexible. “It’s cost effective to build, it’s quite durable and it can be built fast as well. “For this site in particular you wouldn’t really be able to replicate this again within a 5 or 10km radius because there’s just not the land for it.” ▲ Rendering of the Haven Hope Island development on the Gold Coast. However, this style of luxury commercial-industrial, dubbed lux-dustrial, development is popping up in high-end locations that suit it, such as Byron Bay, and James Street in Brisbane. Burscough is working on the facade, design and fitout, and with agents on selecting the right tenants for the Haven Hope Island project. He says the demand for this product is evident. “There’s 35 of 38 currently under offer ... three of the storage houses at the back [remain],” Burscough says. “The feedback has been really positive for the bath house and restaurant— once those two anchors are locked in we expect the others will follow suit. “For these developments to work really well you have to have the right tenants. “You don’t want to sign people up to a 10-year lease and then, in two years be kicking them out, de-fitting and doing all that sort of stuff. “So if you create a community where you have that kind of cross-pollination between tenants and building owners, you’ll have them more long-term.” As for those Clive Palmer tennis courts next door, earlier this year the construction barricades were up and roofing has now been completed over the 13 courts. The mining magnate and former Gold Coast real estate agent reportedly picked up the old Pat Cash tennis academy site for $3.3 million from Chris Louw and Abel Erasmus.

High-End Industrial Solves Gold Coast Enclave Conundrum

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