Morris Property Group Files Plans for Mermaid Beach Highrise

Significantly, the site is within an area mapped for a maximum building height of 24m and the proposal is seeking a 50 per cent uplift to develop a 36m tower.

The City of Gold Coast’s planning scheme allows height uplift bonuses if projects satisfy specific criteria, including improving “housing choice and affordability” 

But a Queensland court’s decision has thrown the provisions into chaos threatening up to $5.5 billion worth of highrise projects across the coastal strip.

In July, the Queensland Court of Appeal overturned the city’s approval of an uplift in building height for a planned luxury beachfront tower at Bilinga, with one judge deeming that classifying luxury apartments as a benefit to housing affordability “would be a distortion of the ordinary meaning of affordability”. 

“To add to the supply of apartments designed to cater to the luxury and more affluent market cannot, in my view, be reconciled with the ordinary meaning of the word 'affordability',” Judge Shane Doyle wrote in his judgment summary.

The council has applied to the High Court of Australia for special leave to appeal the decision to have it quashed.

▲ Renderings of the 12-storey tower proposed by Morris Property Group for 34-36 Seabeach Avenue, Mermaid Beach.

Meanwhile, it is considering measures to address uncertainty created by the court decision, including a temporary local planning instrument, amendment to the Gold Coast’s planning scheme or seeking state intervention.

The court decision is referenced in the submitted documents for Morris Property Group’s proposal.

“Relevantly, the proposal does not comprise an exclusively luxury residential product of the type considered in [the decision],” a planning report prepared by Zone Planning Group said.

“Instead, the majority of the proposed housing stock comprises two-bedroom apartments, several of which are west-facing, and should therefore be considered in a distinctly different context.”

It noted the mix of orientations, apartment sizes and price points was “also likely to appeal to a broader range of households, including couples, small families, downsizers and retirees, rather than a narrow segment of the premium market”.

Overall, the Fraser & Partners-designed tower proposal’s residential component would include 48 two-bedroom apartments and 20 three-bedroom apartments.

▲ According to the documents, the proposal does not comprise an exclusively luxury residential product of the type considered in the court decision.

“In the context of Mermaid Beach, where the housing market includes a substantial proportion of premium coastal [homes] and larger luxury apartment products, the provision of predominantly two-bedroom apartments introduces a comparatively smaller and more attainable housing option,” the report said.

“By increasing the supply of comparatively modest apartment products in a highly accessible location close to public transport, employment, services and recreation, the proposal broadens housing choice and supports relative affordability within the local area.

“Notwithstanding this, even if council were to conclude that the affordability component of this benchmark is not fully satisfied, [the court decision] confirms that this in isolation would not be determinative.

“In such circumstances, consideration of the proposal’s overall planning merits and relevant matters remains warranted.

“Relevantly, the proposal will deliver 68 additional dwellings, which directly contributes to the housing supply, housing diversity and urban consolidation objectives of both the State Planning Policy and Shaping SEQ.

“Refusal of the application based on this isolated matter would serve to reduce the delivery of additional housing stock within a location specifically identified for increased density and urban renewal, being the Light Rail Corridor.”

▲ The Fraser & Partners-designed tower scheme features concrete and bronze-toned elements.

The site in a designated Neighbourhood Centre is strategically positioned about 100m from the Mermaid Beach South station of the newly opened Gold Coast Light Rail Stage 3 extension to Burleigh Heads.

“The delivery of the Gold Coast light rail strengthens the role of the Gold Coast Highway as an urban renewal corridor and supports the concentration of additional housing and mixed-use activity,” the report said.

“This proposal is considered an appropriate development outcome for the site and directly responds to the benchmarks set out by the [South-East Queensland Regional Plan] by providing well-located infill housing opportunity.”

Two commercial tenancies totalling 140sq m would activate the streetscape, with parking provided for 108 vehicles across the ground floor and three basement levels.

As well, the proposed development would feature a 215sq m communal open space and recreation area at level 1, incorporating a pool, day beds, outdoor barbecue facilities and a gymnasium.

If approved, it would replace two single-storey commercial buildings which have historically been occupied for a range of uses including healthcare services and retail.