social impact assessment

Transcription

SOCIAL IMPACT
ASSESSMENT
Draft Beenleigh Town Centre
Master Plan
June 2011
Executive Summary
The Social Impact Assessment (SIA) was conducted by Logan City Council's
Social Planning team to inform the implementation of the Master Plan for the Town
Centre of Beenleigh. Beenleigh, located alongside the Pacific Motorway, astride
the passenger rail line half way between Brisbane and the Gold Coast, is
designated as a Principal Activity Centre (PAC) in the South East Queensland
Regional Plan 2009-2031 (SEQRP) by State Government. In response to this
Logan City Council undertook a Master Planning process.
General characteristics of the existing community of Beenleigh and broader
catchment area have been identified. Non-indigenous history of Beenleigh dates
back to the 1860s. The Beenleigh Showgrounds were established in1873 and have
remained under the Show Society's management and ownership since this time.
The town's original streetscape remains, including six radial roads intersecting at a
roundabout in the Town Centre. A number of "Queenslander" styled buildings
influence the town's unique historical character while the Southern District Court
House, dominates the inner Town Centre, as does a newly constructed six storey
office block in City Road.
Demographic analysis confirmed Beenleigh residents exhibit characteristics that
include lower median weekly household incomes and higher proportion of older
people, along with a higher proportion of lone person households. The town has
lower levels of cultural diversity, higher unemployment rates and lower rates of
workforce participation, as well as higher proportions of rental housing, both public
and private.
Key actions of the draft Master Plan include: creation of a new town square;
implementing attractiveness measures for the Town Centre; changes to the traffic
movements on some local streets, including connecting the ring road system
through the Beenleigh Showgrounds site; and providing for a concentration of
higher density residential, community and business development within a compact
core area. The SEQRP requires planning processes to consider and respond to
changing community characteristics, issues and needs. The changes identified
have the potential to impact, both positively and negatively on existing and future
residents as well as businesses operating within the Town Centre.
The SIA process involved consulting with the community on a number of levels.
This included undertaking community surveys, targeted workshops with key
stakeholders and the Delphi technique of interviewing experts. Key findings of the
consultation process were:
• the value placed upon the historical aspects of Beenleigh by the community
and the importance of maintaining these aspects;
• the importance of identifying potential negative impacts that include housing
affordability in an aim to mitigate these;
• densification practices should consider not only the physical change to an
urban environment but also the social change and potential for social inequity;
and
• the ongoing need to consult with the Beenleigh community to effectively
manage change.
This study identified the social issues and potential impacts that could affect the
quality of life of the residents of Beenleigh as a result of the Master Planning
process. A range of enhancement and mitigation measures have subsequently
been recommended and reviewed by key branches within Council.
Beenleigh Master Plan
Draft Social Impact Assessment V6
i
These opportunities will inform and influence future planning processes including
the final Master Plan, Local Area Plan and Implementation Program for Beenleigh
Town Centre.
The SIA process has identified many opportunities. Key recommendations include:
• the provision of a diverse range of affordable and adaptable housing options,
adequate social housing with a mix of housing options that incorporate
environmentally sustainable design;
•
to provide assistance with alternative housing options for long term residents
from the Caravan Park located within the Beenleigh Showgrounds;
•
for the transport network to feature a high level of connectivity to community
facilities (including sporting, recreation spaces, and the Beenleigh Community
Health Centre with active and public transport network) which will be designed
to best practice standards;
•
for the provision of healthcare infrastructure that is in pace with growing
communities and demand on health services;
•
for programs that incorporate healthy eating and healthier lifestyle choices,
community gardens and fresh food markets for Beenleigh residents;
•
for improved access to, and participation in, education, training and
employment, to help improve educational outcomes and reduce levels of
unemployment;
•
to provide a well connected, safe and accessible Town Centre with greater
access to employment opportunities and a variety of opportunities for
interaction by people of all demographics and ages;
•
to create a safe environment for jurors, court officials, plaintiffs and the general
public attending the Southern District Courthouse;
•
to improve the safety features and perception of the Beenleigh Train Station,
transit area and commuter car park;
•
for significant economic and social welfare gains through the provision of strong
social networks and mitigation of potential social inequity;
•
to retain existing and facilitate new unique local businesses within the Town
Centre;
•
for local Indigenous groups to participate in aspects of the implementation of
the Master Plan;
•
to maintain and enhance the existing country town feel and character of
Beenleigh;
•
for the design of the public realm to facilitate inter-generational interaction and
include consideration of all including seniors, young people, Culturally and
Linguistically Diverse (CALD) and Indigenous communities;
•
for the Beenleigh community to welcome and have ownership of the
development plan; and
•
to review the impacts, both negative and positive, undertaking a process to
monitor the impact that have occurred as a result of change and evaluate the
effectiveness of these measures.
ii
Contents
EXECUTIVE SUMMARY ... .................................................................................. I
CONTENTS
...... .................................................................................. I
LIST OF FIGURES ...... ................................................................................ IV
GLOSSARY
...... ................................................................................ IV
1 INTRODUCTION ...... .................................................................................1
1.1
SOCIAL IMPACT ASSESSMENT ......................................................................1
1.2
BEENLEIGH .................................................................................................2
1.3
OBJECTIVES OF THE SIA .............................................................................2
1.4
METHODOLOGIES ........................................................................................3
1.4.1
1.4.2
1.4.3
COMMUNITY PROFILING.......................................................................................................... 3
COMMUNITY CONSULTATION ................................................................................................... 3
IMPACT ANALYSIS .................................................................................................................. 4
2 COMMUNITY PROFILE .................................................................................5
2.1
INTRODUCTION .................................................................................5
2.2
EXISTING URBAN FORM.....................................................................5
2.3
LOCAL HISTORY OF BEENLEIGH .........................................................7
2.3.1
2.3.2
INDIGENOUS HISTORY............................................................................................................ 7
EUROPEAN SETTLEMENT ....................................................................................................... 8
2.4
THE BEENLEIGH SHOWGROUNDS .......................................................9
2.5
DEMOGRAPHICS AND FAMILY STRUCTURE ........................................10
2.5.1
2.5.2
BEENLEIGH......................................................................................................................... 10
THE BEENLEIGH SERVICE CATCHMENT.................................................................................. 10
2.6
SUMMARY ......................................................................................11
3 THE DRAFT MASTER PLAN ........................................................................12
3.1
INTRODUCTION ..........................................................................................12
3.2
KEY ACTIONS AND IMPLEMENTATION ..........................................................14
3.3
PROPOSED CHANGES ...............................................................................15
3.4
SUMMARY .................................................................................................17
4 CONSULTATION FINDINGS ..........................................................................18
4.1
INTRODUCTION ..........................................................................................18
4.2
COMMUNITY SURVEYS ..............................................................................18
4.3
STAKEHOLDER FOCUS GROUPS .................................................................19
4.3.1
4.3.2
4.3.3
YOUNG PEOPLE .................................................................................................................. 19
SENIORS ............................................................................................................................ 20
LOCAL BUSINESS OWNERS ................................................................................................... 20
4.4
THE DELPHI TECHNIQUE ............................................................................21
4.4.1
4.4.2
4.4.3
HOUSING............................................................................................................................ 21
HEALTH AND WELL-BEING .................................................................................................... 21
EDUCATION, TRAINING AND EMPLOYMENT .............................................................................. 22
i
5
4.4.4
4.4.5
4.4.6
4.4.7
TRANSPORT AND TRAFFIC .................................................................................................... 22
COMMUNITY SAFETY AND CRIME PREVENTION......................................................................... 23
SOCIAL INCLUSION AND COMMUNITY COHESION ...................................................................... 23
MANAGING CHANGE ............................................................................................................. 24
4.5
SUMMARY .................................................................................................25
KEY SOCIAL ISSUES AND IMPACTS ...............................................................26
5.1
INTRODUCTION ..........................................................................................26
5.2
HOUSING ...................................................................................................26
5.2.1
5.2.2
5.2.3
CURRENT ISSUES AND CHALLENGES ...................................................................................... 27
IMPACTS OF THE DRAFT MASTER PLAN ................................................................................... 27
OPPORTUNITIES .................................................................................................................. 28
5.3
HEALTH AND WELL-BEING .........................................................................29
5.3.1
5.3.2
5.3.3
CURRENT ISSUES AND CHALLENGES ..................................................................................... 29
IMPACTS OF THE PROPOSED MASTER PLAN ........................................................................... 30
OPPORTUNITIES .................................................................................................................. 30
5.4
EDUCATION, TRAINING AND EMPLOYMENT..................................................31
5.4.1
5.4.2
5.4.3
IMPACTS OF THE DRAFT MASTER PLAN ................................................................................. 32
OPPORTUNITIES .................................................................................................................. 33
5.5
TRANSPORT AND TRAFFIC .........................................................................33
5.5.1
5.5.2
5.5.3
IMPACTS OF THE DRAFT MASTER PLAN .................................................................................. 35
OPPORTUNITIES .................................................................................................................. 36
5.6
COMMUNITY SAFETY AND CRIME PREVENTION ...........................................36
5.6.1
5.6.2
5.6.3
OPPORTUNITIES .................................................................................................................. 38
5.7
SOCIAL INCLUSION AND COMMUNITY COHESION .........................................38
5.7.1
5.7.2
5.7.3
OPPORTUNITIES .................................................................................................................. 40
5.8
THE PUBLIC REALM & OPEN SPACE ...........................................................41
5.8.1
5.8.2
5.8.3
CURRENT ISSUES AND CHALLENGES......................................................................... 41
OPPORTUNITIES .................................................................................................................. 42
5.9
SERVICES AND FACILITIES .........................................................................43
5.9.1
5.9.2
5.9.3
IMPACTS OF THE DRAFT MASTER PLAN ................................................................................. 44
OPPORTUNITIES .................................................................................................................. 45
5.10
MANAGING CHANGE ..................................................................................45
5.10.1 OPPORTUNITIES .................................................................................................................. 45
5.11
6
SUMMARY .................................................................................................46
MITIGATION MEASURES ..............................................................................47
6.1
INTRODUCTION ...............................................................................47
6.2
HOUSING .......................................................................................47
6.3
HEALTH AND WELL-BEING ...............................................................51
6.4
EDUCATION, TRAINING AND EMPLOYMENT ........................................55
ii
6.6
COMMUNITY SAFETY AND CRIME PREVENTION ..................................61
6.7
SOCIAL INCLUSION AND COMMUNITY COHESION ................................64
6.8
PUBLIC REALM AND OPEN SPACE ....................................................67
6.9
SERVICES AND FACILITIES ...............................................................72
6.10
MANAGING CHANGE........................................................................73
6.11
CONCLUSION ..................................................................................75
BIBLIOGRAPHY
APPENDICES
...... ...............................................................................76
...... ...............................................................................78
iii
List of Figures
Figure 1.1
Locality Map…………………………………………………………….2
Figure 1.2
Site Map…………………………………………………………………6
Figure 3.1
Beenleigh Town Centre draft Master Plan - Study Area…………..12
Figure 3.2
Precinct Plan ………………………………..…………………………13
Figure 3.3
Building Heights (draft Master Plan)…………………………………15
Figure 3.4
Building Heights (Gold Coast Planning Scheme)…………………..16
Figure 5.1
Existing Community Facilities………………………………………...16
Glossary
ABS
BCC
CALD
CAMRA
CIS
CCTV
CPTED
DTMR
DOC
HIA
JAG
LCC
LGA
LOED
MOU
NGO
NRAS
PRAC
PCYC
PMP
QH
QLD
QPS
QR
SIA
SEIFA
SEQ
SEQIP
SEQRP
SLAD
Australian Bureau of Statistics
Brisbane City Council
Culturally and Linguistically Diverse
Caravan and Manufactured Home Residents Association
Community Infrastructure Strategy
Closed-Circuit Television
Crime Prevention through Environmental Design
Department of Traffic and Main Roads
Department of Communities
Housing Industry Association
Department of Justice and Attorney-General
Logan City Council
Local Government Area
Logan Office of Economic Development
Memorandum of Understanding
Non-Government Organisation
National Rental Affordability Scheme
Principal Regional Activity Centre
Police-Citizens Youth Club
Parking Management Plan
Queensland Health
Queensland
Queensland Police Service
Queensland Rail
Social Impact Assessment
Socio-Economic Indexes for Areas
South East Queensland
South East Queensland Infrastructure Plan
South East Queensland Regional Plan 2009-2031
Strategic Land Acquisition and Development
iv
Introduction
1
1.1
INTRODUCTION
SOCIAL IMPACT ASSESSMENT
Social Impact Assessment (SIA) is best understood as an umbrella or overarching
framework that embodies the evaluation of the variety of positive and negative
impacts on people and on the ways in which people and communities interact with
their socio-cultural, economic and biophysical surroundings. SIA provides an
opportunity for the community to influence decisions about projects or policies that
will affect their quality of life. While most development proposals usually include
assessments of environmental and economic effects they often overlook potential
social impacts1.
A way of conceptualising social impacts is as changes to one or more of the
following:
•
people’s way of life – how they live, work, play and interact with one another
on a day-to-day basis;
•
culture – shared beliefs, customs, values and language or dialect;
•
community – its cohesion, stability, character, services and facilities;
•
political systems – the extent to which people are able to participate in
decisions that affect their lives, the level of democratisation that is taking
place, and the resources provided for this purpose;
•
environment – the quality of the air and water people use; the availability
and quality of the food they eat; the level of hazard or risk, dust and noise
they are exposed to; the adequacy of sanitation, their physical safety, and
their access to and control over resources;
•
health and wellbeing – including physical, mental, social and spiritual
wellbeing and not merely the absence of disease or infirmity;
•
personal and property rights – particularly whether people are economically
affected, or experience personal disadvantage which may include a
violation of their civil liberties; and
•
fears and aspirations – perceptions about safety, fears about the future of
their community, and aspirations for their future and the future of their
children.
The focus of SIA is a proactive engagement with development to facilitate
enhanced development outcomes, not just the identification or amelioration of
negative or unintended outcomes. Assisting communities and other stakeholders
to identify development goals, and ensuring that positive outcomes are maximised,
can be as important as minimising harm from negative impacts. The process of a
SIA assists the affected community, in this case the residents of Beenleigh and
surrounding neighbourhoods, to identify the type, magnitude and duration of
different positive and negative effects, including the likelihood of a particular effect
1
Foster, 2006
1
Introduction
occurring. Strategies are identified to minimise and avoid potential negative
impacts whilst suggestions provided to enhance potential positive impacts. There is
also an opportunity to shape ongoing monitoring and evaluation2.
1.2
BEENLEIGH
The town of Beenleigh is strategically located midway between Brisbane and the
Gold Coast, within the Logan City boundary (see Figure 1.1). It is situated
alongside the Pacific Motorway and astride the passenger rail line connecting
Brisbane and the Gold Coast. The town is designated as a Principal Regional
Activity Centre (PRAC) in the South East Queensland Regional Plan 2009-2031
(SEQRP). Beenleigh Township services a rich agricultural area to the east, a
growing residential catchment to the west and is located within five kilometres of
the 4,000 hectare Yatala Industrial precinct to the south.
Figure 1.1
1.3
Locality Map
OBJECTIVES OF THE SIA
This study seeks to identify the range of potential social impacts, positive and
negative, arising from the implementation of the proposed Beenleigh Town Centre
draft Master Plan (draft Master Plan).
The study therefore aims to:
2
Barrow, 2000
2
Introduction
•
identify the social issues and potential impacts relevant to the changes that
will occur as a result of the implementation of the draft Master Plan;
•
anticipate and assess impacts on the quality of life of local residents;
•
identify a range of enhancement and mitigation measures; and
•
inform and influence future planning processes including the final Master
Plan and Implementation Program for Beenleigh Town Centre.
1.4
METHODOLOGIES
Based on key features of SIA and the objectives of this study, several methods
have been utilised. Each of these is briefly discussed below.
This document builds on the work undertaken as part of the Beenleigh and Bahrs
Scrub Needs Assessment by Elton Consulting (2010). The Beenleigh and Bahrs
Scrub Social Needs Assessment examined existing levels and types of community
infrastructure in the region and identified a range of key issues which needed to be
assessed as part of the SIA of the draft Master Plan implementation.
This report also incorporates information from the following sources:
•
Community Infrastructure Strategy Needs Assessment - Logan City Council
2010;
•
Beenleigh: Your Town, Your Future: Beenleigh Town Centre Vision, 2026,
February 2008 - Hornery Institute;
•
Logan City Council Draft Parks Strategy, 2011;
•
Report for Beenleigh Town Centre Local Area Plan. Vision and Key Issues
Summary 2009 - GHD; and
•
Beenleigh and Sugarcane Land Heritage and Character Study, 2007 - Gold
Coast City Council.
For further details regarding these sources, please refer to the Bibliography.
1.4.1
COMMUNITY PROFILING
Community profiling was undertaken to investigate the general characteristics of
the existing community of Beenleigh and broader catchment area that the Town
Centre services. The profile of Beenleigh examined the history as well as
demographic and family characteristics. This information acted as the base line
data against which later analysis could be compared.
1.4.2
COMMUNITY CONSULTATION
To assess the level of community support for the draft Master Plan and to identify
potential impacts due to the implementation of the draft Master Plan community
consultation was undertaken. Community consultation included the following
processes; community surveys, targeted workshops with key stakeholders and the
Delphi technique of interviewing experts. Research tools, including a summary
table of community consultation findings, are provided in Appendix B and C.
3
Introduction
1.4.3
IMPACT ANALYSIS
The type and level of impacts were assessed by using a cross impact analysis and
relevant impact tree. This assisted to identify potential interrelated and long term
impacts of the draft Master Plan and prioritise the key positive and negative
impacts.
Collation of the information into themes was undertaken to assess the level of
impact and likelihood of occurrence. Scenario generation identified risks of not
implementing supporting actions to go with development and flesh out potential
impacts. The impact analysis tree is provided in Appendix D.
1.4.4
RECOMMENDATIONS
Based on analysis of identified impacts, enhancement and mitigation measures
were identified in collaboration with Council stakeholders to address the potential
impact. It is foreseen that these recommendations will influence the finalisation of
the Master Plan, the writing of the Local Plan and the non-statutory Implementation
Plan. The implementation of recommendations will be based on the ability of
stakeholders to prioritise and budget these activities.
1.4.5
LIMITATIONS
Limitations of the SIA can be understood as including the following points:

Consultation with Indigenous and Torres Strait Islander peoples was not
undertaken as part of the community consultation that informed the SIA.

Local business owners located in the Beenleigh area were not extensively
consulted during the community engagement period. However, local
business had been consulted for previous planning activities.

Whilst the Delphi survey technique is traditionally conducted as a two part
process, the first round of the survey conducted as part of the SIA yielded
comprehensive and rich data. Initial responses were more than sufficient in
gaining an understanding of the issues under consideration.

The condensed time-frames for community consultation were restrictive in
the manner that they influenced the depth of consultation that was feasible
to undertake.

The familiarity of the social planners with the project and pre-existing biases
may lead to over-analysis or under-analysis of relevant impacts and the
weighting of the likelihood and level of impacts. While limitations are
inevitable in any analytical method, the assessment involved six individual
analysts to reduce the risks outlined above. As such, a broad range of
impacts were identified to produce a comprehensive assessment.
4
Community Profile
2
2.1
COMMUNITY PROFILE
INTRODUCTION
Building strong communities, according to the SEQRP, involves "understanding the
characteristics and needs of the community to positively inform planning and
development processes and outcomes"3. This chapter provides some historical
context and describes the key demographic characteristics of Beenleigh. The
community profile has been identified using data from the 2006 Australian Bureau
of Statistics (ABS) Census of Population and Housing and the Logan City Council
Community Profile prepared by profile.id.
2.2
EXISTING URBAN FORM
Beenleigh has a compact and clearly identifiable
centre that includes commercial, retail and
community functions. The commercial buildings
located within the Town Centre are typically
traditional shop fronts of varying eras that
respond to the subtropical climate with awnings
extending to the kerb. There are a number of
"Queenslander" styled hotels and a mix of small
scale one and two storey commercial and retail
premises.
The town is bounded by the South-East Freeway
to the East and the Albert River to the North.
The Beenleigh Railway Station is 300 metres
south-east of the central roundabout, off Alamein
Street and commuter car parking follows the rail
line on the Southern side. The Brisbane to Gold
Coast Rail line dissects the Town Centre,
running under the central roundabout and radial
road system.
Plate 1 Looking south along City
Road
The town’s character is informed by its street pattern, its relationship to the
immediate landscape setting and in response to what was its traditional role of
providing facilities and services to support the surrounding rural communities.
Central Beenleigh's road network comprises six radial roads intersecting at a
roundabout in the Town Centre. There are also signposted outer and an inner ring
roads. There is one missing link in the inner ring road between James and Kent
Streets, through the existing Showgrounds site.
3
Department of Infrastructure and Planning, 2009
5
Community Profile
Figure 2.1
Site Map
Trinity College and St
Josephs Primary
Pool
Dauth Park
Sports Centre,
Senior Citizens and
PCYC
High School
Aldi
High-rise Office Block
George Street
Hotel Group
Courthouse
Police
Rail Station
Woolworths
Library
State
School
Coles
Showgrounds
The town comprises of a number of existing buildings,
services and facilities that directly influence the town's
unique character and that provide a social anchor and
sense of community for its residents (see figure 2.1).
The Southern District Court House, located on the
corner of James and Kent Streets, dominates the
inner Town Centre, as does a newly constructed six
storey office block in City Road.
The town has a number of centrally located civic
facilities in addition to the Courthouse. These include
a district police station, located immediately behind
the courthouse, Council library and community centre,
nursing home, child care centre and a number of
churches. The Beenleigh Showgrounds are located
south along James Street. Beenleigh Sports Centre,
Beenleigh Senior Citizens and Police-Citizens Youth
Club (PCYC) are all located in Dauth Park,
approximately 500 metres along Alamein Street.
Beenleigh Pool is 450 metres along City Road.
Plate 2 The Southern Districts
Court House
6
Community Profile
Radiating out from the central
roundabout the built form consists
primarily of one and two storey retail
and commercial premises. A number
of commercial premises occupy
renovated residential premises. The
town has two retail shopping malls,
one anchored by Coles, is located
approximately 250 metres along Main
Street, and the second anchored by
Woolworths, is located 400 metres
along George Street. An Aldi store
has recently opened on City Road with
car parking and vehicular entry from
Alamein Street.
Plate 3 Dauth Park
Schools include Beenleigh State Primary
School in James Street, adjacent to the
Showgrounds.
Beenleigh High School
occupies a large site fronting Alamein
Street and bounded by the Pacific
Highway. Trinity College and St Joseph's
Primary are located on the northern
bounds of the Town Centre.
Plate 4 Old Bakery building, City Road
2.3
LOCAL HISTORY OF BEENLEIGH
2.3.1 INDIGENOUS HISTORY
The region between the Logan and Tweed Rivers is known to the local Yugambeh
Aborigines as Dugulumba. The Yugambeh people consist of eight traditional family
groups identified as Mununjali, Wanagerriburra, Migunburri, Gugingin, Birinburra,
Bullongin, Minjungbal, and Kombumerri. Archaeologists estimate that these
families have been living in the Yugambeh region between the Logan and Tweed
Rivers for over 24,000 years.
With the arrival of early settlers to the Logan district in the early 1840s and the
establishment of grazing leases, conflict arose as the Yugambeh Aborigines began
to resist the loss of their land. In response to this resistance the Native Mounted
Police were deployed to the district.
7
Community Profile
By 1861 it is reported that the Logan River Aboriginals had been 'dispersed' from
their land, driving them onto Stradbroke and Moreton Islands, or to Northern New
South Wales. However, reports from newspaper articles and manuscripts dated
after 1861 estimate that two to three hundred Aborigines from the Tamborine,
Pimpama and Coomera clans had attended corroborees in the Logan area in 1864
and 1867, and that there were numerous sightings in 1869 of gatherings of at least
100 Aborigines from Nerang Creek.
2.3.2 EUROPEAN SETTLEMENT
Non-indigenous settlement of the Beenleigh
part of the Logan district dates back to the
1860s with early attempts to create vast
cotton and sugar plantations.
German
migrants were prominent among the early
settlers and they established small farms,
which eventually supplanted the plantation
system. Beenleigh has been the traditional
service centre for the region.
The Showgrounds, owned by the Beenleigh
Show Society since 1873, were founded by
members of the Beenleigh district for the
future enjoyment of the district community.
During World War II, the Showgrounds were
the site of an army camp. This camp was
utilised as a training school for officers
returning from the Middle East.
Stables
established on the site for the officers' horses
remain there today.
Plate 5 Bernard Johnson at the Beenleigh
Show, 1916
Source Qld Pick State Library QLD
Beenleigh’s location, half way between
Brisbane and the Gold Coast is
significant in its history. It became an
important stopping off place for
travellers on the road to the south coast,
which would later be known as the Gold
Coast. The realignment and duplication
of the Pacific Highway in the late 1960s
saw the by-passing of Beenleigh and a
decline in the town. Regional growth has
been sporadic and fluctuated with the
rural economy until the 1960s when
Beenleigh’s growth was stimulated by
the Gold Coast tourist boom and
Brisbane’s post-War urban expansion.
Plate 6 Yatala Railway Bridge, looking towards
Beenleigh, just prior to its removal in 1964
Source: GCCC Library Image No LS-LSP-CD056IMG0050
The railway between Beenleigh and the
Gold Coast was decommissioned in
1961 due in part to the growth in motor
vehicle ownership and the focus on road
transport, both private and commercial.
8
Community Profile
Continued growth in the region meant a greater demand for public transport. Given
this, the rail line between Beenleigh and the Gold Coast was removed in 1977.
However, the line was reinstated in 1984. The south coast line as far as
Helensvale was completed in April 1996.
In 2007 the State government announced that local governments throughout
Queensland would be amalgamated. In February 2008, Logan City boundary was
extended to the Albert River, transferring Beenleigh and surrounding suburbs from
Gold Coast to Logan City Council.
2.4
THE BEENLEIGH SHOWGROUNDS
The Beenleigh Showgrounds are a
centrally located landholding of
approximately 13.7 hectares, within
easy walking distance of the Town
Centre and transit station. A variety
of non-government organisations
operate out of buildings within the
site including the acclaimed Phoenix
Theatre group. The Showgrounds
are currently used for a variety of
activities and events, including the
annual Beenleigh and District Show,
Rodeo, weekend markets and a
caravan park. The caravan park
primarily houses visiting carnival
operators when shows are on,
however, there are a number of
permanent residents that reside in
the caravan park.
Plate 7 Beenleigh Showgrounds
Plate 8 Phoenix Theatre Beenleigh Showgrounds
Plate 9 Beenleigh Show Society Building
9
Community Profile
2.5
DEMOGRAPHICS AND FAMILY STRUCTURE
The characteristics of the Beenleigh and surrounding areas population have been
analysed in the Beenleigh and Bahrs Scrub Social Needs Assessment (Needs
Assessment Report). A table showing data from the 2006 Census is included at
Appendix A. The key findings of the analysis are summarised below.
2.5.1
BEENLEIGH
Beenleigh has some differentiating characteristics compared with the profile of
Logan City and Queensland. Of particular note are:
•
a median weekly household income ($783) in 2006 well below the Logan City
average ($1,049), and corresponding lower proportions of households in the
higher income brackets;
•
a high proportion of children and young people;
•
at the same time, it also has a relatively high proportion of older people and of
lone person households;
•
a significantly higher proportion of one parent families, and corresponding lower
proportion of households made up of couples with dependent children;
•
a higher proportion of Indigenous residents relative to the rest of Logan City,
although consistent with the State average;
•
levels of cultural diversity close to the Logan and Queensland averages;
•
particularly low levels of educational achievement (in terms of high school
completion and tertiary qualifications);
•
relatively high unemployment rates and high proportion of its workforce in semiand unskilled occupational categories;
•
a high proportion of housing stock as attached dwellings (townhouses, flats,
apartments) relative to the rest of Logan City and Queensland as a whole;
•
relatively low rates of home ownership, and a high proportion of both public and
private rental housing. Associated with this are higher rates of population
turnover;
•
a significantly lower proportion of dwellings attached to the internet than all
other study areas;
•
low rates of motor vehicle ownership and a higher proportion of residents who
use public transport; and
•
a Socio-Economic Indexes for Areas (SEIFA) index (907) well below the Logan
average (970), confirming the variables above that the area is one of
reasonably high socio-economic disadvantage.
2.5.2
THE BEENLEIGH SERVICE CATCHMENT
The Beenleigh service catchment comprises the suburbs surrounding the
Beenleigh Town Centre that make up the Southern Planning Sector, identified in
Logan City Council’s Community Infrastructure Needs Assessment.
These
suburbs include Beenleigh, Bethania-Waterford, Eagleby, Edens Landing-
10
Community Profile
Holmview, Mt Warren Park, and Wolffdene - Bahrs Scrub. Compared to
Queensland as a whole, the Beenleigh service catchment is characterised by:
•
large proportions children and young people which contribute to a relatively
young population;
•
a high proportion of one parent families;
•
a relatively low proportion of Indigenous residents and much lower proportions
of the population who do not speak English at home;
•
a profile of lower educational achievement, with lower proportions of the
population who did not complete school to Year 12 and lower proportions with
tertiary qualifications;
•
a higher proportion of people working in semi-skilled and unskilled occupations,
with higher rates of unemployment and lower workforce participation rates;
•
median weekly household income well below the state average;
•
a lower proportion of residents who own their home outright, although rates of
home purchase are high;
•
housing loan repayments and rental costs marginally lower than the state
average; and
•
a heavy reliance on private motor vehicles to get to work, and low proportion of
people working from home.
When the Beenleigh service catchment is compared to Logan City as a whole,
notable characteristics include:
•
the Beenleigh service catchment has a significantly lower median weekly
household income;
•
it has a slightly older median age and higher proportion of older people (65
years and over);
•
associated with this, it has a higher proportion of lone person households and
couple only households;
•
it has lower levels of cultural diversity;
•
it has higher unemployment rates and lower rates of workforce participation;
and
•
it has higher proportions of rental housing, both public and private rental
housing.
2.6
SUMMARY
Demographic structure, street pattern, building form and history give Beenleigh its
unique character and social fabric. Urban renewal and densification within
Beenleigh have the potential to change the character of the town along with the
social fabric of the existing population. One area of particular concern is the need
to carefully plan to minimise changes which could adversely impact on those
residents who already experience significant levels of disadvantage.
The
remainder of this report provides details of the proposed changes in the draft
Master Plan and examines the ways in which these changes may impact on the
existing population of Beenleigh. Finally opportunities to mitigate the negative while
enhancing the positive impacts are outlined.
11
Draft Master Plan
3
3.1
THE DRAFT MASTER PLAN
INTRODUCTION
Beenleigh has been defined as a Principal Regional Activity Centre (PRAC) under
the SEQRP. The Beenleigh PRAC is intended to serve catchments of regional
significance and accommodate key concentrations of employment and provide for
in-centre residential uses.
Logan City Council has developed a draft Master Plan for the area, which will guide
the development of the Beenleigh area and particularly the Beenleigh Town Centre
(see Figure 3.1 below). The Beenleigh Town Centre draft Master Plan (the draft
Master Plan) was released for public comment on 12 November 2010, with
submissions closing on 17 December 2010.
Figure 3.1
Beenleigh Town Centre Draft Master Plan - Study Area
The draft Master Plan consists of various strategies that will inform the future
development of the Beenleigh Town Centre as a PRAC servicing the urban subregional catchment. The plan sets in place a vision and framework to guide
development of the Town Centre over the next twenty years based on the following
themes:
•
a centre that embraces its heritage and key community values to provide a
strong sense of place;
•
characterised by legible and well connected built form that caters to a range of
transport choices;
12
Draft Master Plan
•
a Town Centre that accommodates intensified uses supported by effective
transport services;
•
an attractive and visually vibrant urban environment that promotes cycling and
pedestrian activity; and
•
a focus for local employment, attracting a vibrant mix of small and medium size
business as well as a diverse retail community.
Six main precincts have been identified within the study area. These are shown in
Figure 3.2 below.
Figure 3.2
Precinct Plan
1. Town Centre Core - This precinct forms the central focus of the Town Centre
study area, where all the intensive commercial, retail, community and higher
density residential activities occur as the focal point of Beenleigh.
2. Showgrounds - This precinct will continue as a community outdoor and mixed
use precinct. It is intended that this precinct would develop as a destination and
key visitor attraction performing a significant civic and entertainment function for the
town incorporating mixed use community facilities, outdoor events, community
gardens or parklands and hub for markets, community arts and music.
3. Residential West - This precinct is intended to be a medium density residential
area framing the Town Centre and creating a transition from the Town Centre core
to the low density residential areas in the surrounding suburbs.
4. Residential North - This precinct is defined as a medium density residential area
framing the northern sector of the town transitioning to low density and is
punctuated with community facilities such as sporting facilities at Dauth Park and
nearby local schools.
13
Draft Master Plan
5. Residential South - This precinct is intended to be primarily medium density
residential area, with densities intensifying in relation to Alamein Street and the
adjoining Town Centre core activities, near the rail and bus station and to a lesser
extent, Main Street.
6. South West - This precinct will continue as existing including the historical village
and museum as an important gateway to the Town Centre and commercial and
light industrial uses between Martens Street and Mains Street and the Pacific
Motorway.
3.2
KEY ACTIONS AND IMPLEMENTATION
In order to implement the Master Plan, a list of key actions has been identified.
These actions include:
•
creation of a new town square in stages
and active street network in the heart of
town. The town square could ultimately
grow in stages to an ultimum size
stretching from York St to Alamein St.,
however this will not happen until the
rail line between York St and Alamein
St is covered as part of future rail
upgrades. The Queensland State
Government has advised this rail
upgrade work is not part of South East
Queensland
Infrastructure
Plan
(SEQIP) and is not expected to
commence until after 2020);
•
improvement of the attractiveness of
Beenleigh
through:
architectural
treatments; active frontages to built
edges facing the town square; and
reducing the car dominance in the
Town Centre;
•
Plate 7 City Road six storey office
complex
creation of efficient movement networks, by:
o
completing the ring road system between James and Kent Streets,
through the existing Showgrounds site;
o
upgrading & integrating the transit centre;
o
providing centrally located public parking;
o
enhancing the quality and function of community precincts, facilities
and services; and
o
building a network of pathways that connect everything together;
•
concentration of higher density residential, community and business
development within a compact core area, close to existing infrastructure; and
•
changing the traffic movements on some local streets. These will occur as part
of creating Stage 1 of the town square, but not before the inner ring road is
complete. The detailed design of the future CBD movement network will be
undertaken as an integrated component of the town square design.
14
Draft Master Plan
3.3
PROPOSED CHANGES
Significant densification is proposed for the Town Centre, particularly within the
town core and surrounding rail and bus stations (see Figure 3.3). It should be
noted that this has not extensively changed from the current Beenleigh Local Area
Plan, implemented by the Gold Coast City Council in 2003 (see Figure 3.4), with
the exception of the new six storey office complex on City Road. However,
densification has not occurred within the Town Centre to date.
The term ‘high density’ is in itself a barrier in terms of public perception. This is
partly because of the association between higher density housing, and high-rise
system-built housing estates suffering from physical and social problems. There
are also widespread community perceptions in South-East Queensland (SEQ) that
higher density additions to a neighbourhood are unlikely to make it a better place to
live. Understandably, people can see disadvantages if more residents compete for
the same schools, public transport, and parking spaces. The significant advantages
of higher density can be much harder to see at first, and only become apparent
when there are successful models that demonstrate quality high density
development.
Studies have shown the relationships between low densities and high levels of
petrol consumption (Dodson and Sipe 2008). Increases in density through smart
growth initiatives are therefore essential to promoting urban sustainability. The
SEQRP defines smart growth as a compact development pattern that includes
appropriate access to services and transport. Through smart growth SEQ can
maintain its enviable lifestyle and accommodate anticipated growth.
Figure 3.3 - Building Heights
15
Draft Master Plan
Figure 3.4 - Building Heights
The draft Master Plan incorporates a change from traditional exclusionary zoning to
include a mix of uses, including residential, within the town core (see Figure 3.5).
As with the allowable building heights the traditional mix of uses within the town
core have not changed significantly from the current planning scheme. Take up of
these policies have not occurred to date.
Figure 3.5: Structure Plan
16
Draft Master Plan
3.4
SUMMARY
In summary physical changes that are proposed in the draft Master Plan include:
•
creation of a new town square.
•
completion of the ring road through the Showgrounds site;
•
dissection of the Showgrounds site;
•
densification of the town core and surrounding rail and bus stations;
•
mix of use within the town core including retail and higher density
residential; and
Section 6.1 of the SEQRP requires planning to "consider and respond to changing
community characteristics, issues and needs in planning processes to support
community wellbeing and quality of life for all"4. The changes identified have the
potential to impact, both positively and negatively on existing and future residents
as well as businesses operating within the Town Centre. Changes to the
Showgrounds site could be considered as having most significant short term impact
not only on the way people move through the town, but also on the cultural and
social aspects of Beenleigh.
Plate 8 Main Street Beenleigh
4
Department of Infrastructure and Planning, 2009
17
Consultation Findings
4
4.1
CONSULTATION FINDINGS
INTRODUCTION
During November and December 2010 key stakeholders were consulted as an
integral component of the SIA of the Beenleigh Town Centre draft Master Plan.
Consultations were conducted simultaneously to the master planning consultations
with the Beenleigh community, representatives from key State Government
agencies, community based peak organisations and service providers located in
Beenleigh.
Three main approaches were used in this consultation process.
research methods included:
•
Community survey;
•
Stakeholder focus groups; and
•
Delphi technique survey.
Qualitative
The aim of community consultation was to gain feedback on the draft Master Plan
and to draw out participants' insights in regards to perceived potential impacts that
may occur as a result of the implementation of the Master Plan. The following
section provides a summary of the outcomes from the range of consultations
undertaken as part of the SIA. Further details are available in Appendix B & C.
4.2
COMMUNITY SURVEYS
The community surveys sought to gain a comprehensive understanding from
community members of the perceived positive and negative impacts that they
foresee occurring as a result of the implementation of the draft Master Plan. The
community surveys were undertaken as structured interviews, with the average
duration of each survey being 25 minutes. Twenty seven interviews were
conducted at various sites that included Beenleigh Police and Citizens-Youth Club,
the Beenleigh Marketplace shopping centre and the Beenleigh Sunday Markets
held at the Beenleigh Showgrounds. The following section provides a summary of
the key issues raised.
Community members' supported the following aspects of the draft Master Plan:
•
the ring road and the opportunity it presents to solving current traffic
congestion;
•
the increase in businesses has the potential to improve the local economy
resulting in positive social outcomes such as greater employment opportunities;
•
co-location and centralising services will improve accessibility;
•
creating a compact Town Centre that is attractive and vibrant is a positive
change for Beenleigh; and
•
designing a space that is pedestrian friendly will encourage people to use
alternative transportation methods to motor vehicles.
18
Potential negative impacts that were identified by community members relating to
the draft Master Plan included:
•
the potential loss of community connectedness and country town feel due to the
increase in population to the area;
•
the potential loss of the historical identity of Beenleigh due to intensified
development and destruction of historical buildings;
•
the displacement of long term residents due to affordability issues;
•
driving out existing business that have been established in the area for a long
time as a result of rent increases;
•
car parking will become expensive;
•
the design of the ring road specifically how it dissects the Showgrounds where
the existing caravan park is situated; and
•
the displacement of people who reside in the caravan park.
4.3
4.3.1
STAKEHOLDER FOCUS GROUPS
YOUNG PEOPLE
Forty members of the School Captains Network and young people from the
Eagleby Youth Space participated in community workshops and were surveyed in
regards to their impressions of the Beenleigh Town Centre draft Master Plan. The
young people who participated in the workshop activities ranged from 10 to 17
years of age, reside in Beenleigh and the surrounding suburbs, and were familiar
with the study area of the draft Master Plan. The following points provide a
summary of the key issues that were identified.
Young peoples' impressions of the draft Master Plan included the following
comments:
•
the space - it is welcoming and inviting. Young people indicating that they
would want to spend time in the proposed Town Centre;
•
it is exciting because change is good;
•
new facilities are needed in Beenleigh and this plan can help make that
happen;
•
being able to walk and ride around the space is really good;
•
improved employment opportunities if new businesses open up in the area;
•
young people would be more inclined to stay in Beenleigh and not travel
elsewhere like the Logan Hyperdome if changes like those shown in the plan
were made to Beenleigh;
•
the sculpture in the artist's drawings of the Town Centre are excellent because
you can climb on it;
•
the outdoor mall is a good idea; and
•
it will attract a lot more cafés and nice places to eat.
19
Young people identified potential negative impacts of the draft Master Plan that
included the following comments:
•
the buildings may end up looking all the same like a city and it should look
different;
•
there is not enough seating and bins provided in the Town Centre;
•
the length of time the plan will take i.e. 20 years is too long - there will be
people that will miss out; and
•
the historical stuff will be taken away and it needs to still be there (in the Town
Centre).
4.3.2
SENIORS
Members of the Beenleigh and Districts Senior Citizens Centre participated in a
community workshop and provided feedback concerning the draft Master Plan.
Seniors were asked a series of questions that sought to identify their perceptions of
Beenleigh including their impressions of the Beenleigh Town Centre draft Master
Plan. The following points provide a summary of the outcomes from the focus
group.
Seniors supported the following aspects of the draft Master Plan:
•
the potential of more restaurants and cafés;
•
the pedestrian dominant design;
•
the integration of services;
•
the 'openness' of the draft Master Plan; and
•
the provision for more seating, yet the final plan needs to ensure that there is
adequate shaded seating.
Seniors raised concerns in regards of the draft Master Plan that included:
•
the Town Centre of Beenleigh should not become a Southport Mall or a King
George Square;
•
the high rents may price out existing residents, similar to what has occurred in
West End;
•
that people will not want to live in the middle of the town square;
•
proposed building heights may detract from the historical aspect of Beenleigh;
•
that the identity of Beenleigh will be destroyed as a result of development and
therefore the country town atmosphere of Beenleigh; and
•
that parking will still prove to be inadequate.
4.3.3
LOCAL BUSINESS OWNERS
A submission was sent to Logan City Council from a community based action
group set up by local businesses in response to parking issues in the Beenleigh
Town Centre. The submission was in response to the draft Master Plan. Additional
consultation activities could not be organised with the local businesses in
Beenleigh. The following comments summarise those issues outlined in the
submission.
20
•
It is essential to ensure that local businesses are consulted regarding any
future decisions that may have an impact on the viability of those businesses.
•
There needs to be better management of parking issues that could be
addressed through the inclusion of parking stations.
•
Instigate negotiations with Translink in regards to addressing safety issues in
the commuter car park and pedestrian underpass.
4.4
THE DELPHI TECHNIQUE
The survey panel consisted of representatives from key State Government
agencies, community based peak organisations and key service providers located
in Beenleigh, including representatives from a tertiary education institution. Key
State Government agencies consulted throughout the process included the
Department of Communities, Queensland Health, Department of Transport and
Main Roads, Translink Transit Services, the Justice Department, Beenleigh
Magistrates Court, and the Queensland Police Service.
Several panel members co-ordinated their responses to survey questions to
include a broader range of stakeholders from within their respective department or
organisation. A total of 15 completed survey documents were returned by the
panel from an initial mail out of 16 surveys. The following section provides a
summary of the key issues that were raised by the survey panel members. They
have been grouped into key topic areas to allow for easy reporting.
4.4.1
HOUSING
Implementation of the draft Master Plan has the potential to significantly impact
local housing systems in Beenleigh. Specifically households that are identified as
being in low to medium income brackets may be disadvantaged by lack of access
to adequate housing as a direct consequence of rising property values and
intensity of redevelopment. The evident vulnerability of this demographic was
highlighted by several of the key stakeholders consulted.
As a result of gentrification, Beenleigh residents who are currently in the private
rental market may experience rent increases that they potentially can not sustain.
The flow-on effect may include the displacement of these households to other
locations, often long distances away. Displaced residents may experience a range
of emotions including a deep sense of loss at being dislocated from areas that they
have lived in for long periods of time. Linked to this is a more generalised anxiety at
facing intense competition in the rental market.
To ensure that the vibrant Town Centre proposed in the draft Master Plan facilitates
the establishment of a socially inclusive community, survey participants advocated
for the provision of a sufficient mix of social and affordable housing in an aim to
minimise potential disadvantage.
4.4.2
HEALTH AND WELL-BEING
The implementation of the draft Master Plan presents an opportunity to review
existing and future fast food outlet density, whilst enhancing connectivity and flow
21
of access to quality food sources. The provision for bush food landscapes,
community gardens, and quality local growers markets is a potential positive
outcome of the implementation of the draft Master Plan and can be enhanced
through community participation.
Providing opportunities for incidental physical activity via well connected walking
and cycling ways is identified as a positive impact on the community members of
Beenleigh, whilst the potential of reducing private motor vehicle dependence is
highlighted as an additional positive impact. Reduced vehicle emissions will
contribute to the overall well-being of community members.
The draft Master Plan provides the opportunity to alter the existing road hierarchy
(from motor vehicle to pedestrian and cycle dominant) whilst supporting active
transport options both factors being a positive impact for the Beenleigh community
in regards to enhancing access, mobility and health. Further to these key points
raised, the draft Master Plan can improve shaded seating and recreation
opportunities in order to facilitate sun safety.
4.4.3
EDUCATION, TRAINING AND EMPLOYMENT
Implementation of the draft Master plan has the potential to facilitate more
competition, viability of existing business and retail sector through the change
process. There is an identified opportunity to create links between existing
businesses with new businesses for mentoring and support that will enable the
continuation of the cohesive local business community.
It has been identified that families and socially disadvantage people will be at risk if
there is a failure to provide diverse employment opportunities that cater to a range
of skill and qualification levels. Opportunities for improved access to, and
participation in, education, training and employment will be enhanced, to assist with
improving educational outcomes and reduce levels of unemployment. There will be
opportunities for training and employment that target up-skilling of the local
population to meet future demand with the potential shift to a global economy.
4.4.4
TRANSPORT AND TRAFFIC
Whilst it is recognised that the intent of the proposed ring road outlined in the draft
Master Plan is to address current localised traffic congestion, survey participants
foresee substantial traffic growth in and around the area as a result of population
increases. Further concerns were raised in regards to the amount of traffic the
proposed Town Centre will generate that would potentially impact on the Pacific
Motorway. Survey participants suggested mitigation strategies to address these
issues and advocated for an efficient and well integrated public transport system as
a viable alternative to private motor car use.
The inadequate provision of car parking currently evident in and around the Town
Centre requires a strategic response to ensure issues of mobility and access are
effectively addressed.
There will be opportunities to increase usability, comfort and perceptions of safety
in and around Beenleigh Train Station. The incorporation of Crime Prevention
through Environmental Design (CPTED) principles in future refurbishment of the
train station and associated underpass will aid in addressing issues of safety.
22
4.4.5
COMMUNITY SAFETY AND CRIME PREVENTION
It has been identified that personal safety concerns are attributed to poor design
factors in and around the Beenleigh Train Station, including insufficient lighting in
the pedestrian underpass. The underpass at the Beenleigh Train Station identified
by community survey respondents as unsafe is further highlighted by
representatives from the Beenleigh division of the Queensland Police Service
(QPS) who participated in the Delphi as an area of concern.
The draft Master Plan presents an opportunity to stimulate interest in upgrading the
Beenleigh Train Station and the majority of survey participants advocate for the
refurbishment of the train station to be undertaken in the early stages of
implementation of the Master Plan.
Concerns were raised in regards to the forecourt of the Beenleigh District and
Magistrates Court as several panel members highlighted the frequent incidence of
anti-social behaviour occurring in this area. The key concern was the potential
negative impact that may occur if the size of the forecourt area was increased
enabling greater numbers of individuals to congregate and linger in this area.
Panel members commented that whilst the vision of the draft Master Plan is to
create a desirable Town Centre that will attract people to the precinct, in reality this
may be impacted negatively by the antisocial behaviours of select clientele who
attend the Beenleigh Magistrates Court.
Panel members identified that plaintiffs who attend the Beenleigh Magistrates Court
on domestic violence matters require swift access to and from the courthouse prior
to and after their matter has been heard. These clients' needs should be
considered in any aspect of future development of the surrounding area of the
Beenleigh Magistrates Court. Comments of this nature were made specific to any
reduction in car parking facilities or impacts on ease of access to car parking that
may occur as a result of the implementation of the Master Plan. Ease of access to
transport, public or private, is recognised as a priority for these people in regard to
adopting strategies in an aim to maintain their personal safety. Furthermore, the
application of CPTED principles to any refurbishment or development of the area
adjacent to the Beenleigh Magistrates Court forecourt was highlighted as being a
key consideration.
Challenges for QPS may arise in the form of increased demand on services as a
result of resident and non-resident population increases occurring in the immediate
Town Centre precinct. The proposed higher density living has the potential to
translate into higher policing demands including an increase in public area issues.
4.4.6
SOCIAL INCLUSION AND COMMUNITY COHESION
It has been identified that redevelopment and densification of existing communities
has the potential to result in the physical displacement of long term residents. The
process of urban regeneration can result in social polarisation, segregation and
displacement of pensioners, the unemployed and people on lower incomes due to
rising rents. Survey participants highlighted that dislocation of residents can lead to
social isolation and a disconnection from existing services and networks. Further
more seniors, people who rent, those on lower incomes and Indigenous peoples
have been identified as particularly vulnerable to experiencing social isolation.
It is forecasted that as the Beenleigh economy continues to advance the character
and heritage of the town may be weakened, radically transformed or simply
23
destroyed. Examples, such as replacing local, independent shops with nearidentical chain stores, show how planning decisions have the potential to take away
a locality’s cultural heritage and result in the loss of local character and
distinctiveness. Protecting a locality’s cultural heritage is included in a community’s
sense of place. Cultural heritage comprises the things, places and practices that
define communities, as nations or civilisations and as a species. It includes what
we as a society want to keep, share and pass on to future generations. Preserving
built and cultural heritage therefore means managing it for the benefit of current
and future generations. This may require trade offs between conservation and
development issues.
Through the design of the Beenleigh Town Centre Master Plan there will be
increased opportunities for outdoor community activities and meeting spaces that
will facilitate intergenerational interaction. This will support the inclusion of the
older population of the Beenleigh demographic through their participation in
community life. Further more, the implementation of the Master Plan provides the
opportunity to increase access for people with disability. There will be opportunities
for local Indigenous groups to participate in aspects of the implementation of the
Master Plan.
4.4.7
MANAGING CHANGE
To effectively manage the potential negative impacts associated with major
change, survey participants identified that ongoing and inclusive consultation and
information sharing with the Beenleigh community is essential. This will enable the
community to contribute to decision-making processes whilst developing "buy-in"
and ownership of the proposed Master Plan. It will be essential to manage the
communities' expectations as to the boundaries and scope of their decision-making
powers.
It was identified that establishing a long-term commitment from community
reference groups and maintaining enthusiasm and interest for the 20 year vision
may present as a challenge. Reference groups should have clear goals that
consider social, environmental and economic aspects as an integral part of any
problem solving activities that seek to develop strategies to minimise potential
negative impacts.
Community members need to be well informed of potential changes that will occur
as a result of the implementation of the draft Master Plan via information sessions,
letterbox flyers and updates provided on the Council website.
In recent years the Beenleigh community has been the focus of numerous
consultation processes and as a result there is potential for stakeholder fatigue.
Timely consideration of this factor is essential in regards to future engagement.
Whilst this is evident, community input continues to be an essential component to
ensuring informed decision-making that seeks to achieve positive outcomes.
Additionally, survey participants identified that it would be detrimental to the
success of the overall process if Council were unable to bring to fruition the
implementation of the proposed changes. Change that ensures positive outcomes
occurring early in the implementation process would encourage key stakeholders,
namely the Beenleigh community, to "stay on board" with future proposed changes.
24
4.5
SUMMARY
In summary, key findings of the consultation process were:
•
the value placed upon the historical aspects of Beenleigh by the community
and the importance of maintaining these aspects;
•
the importance of identifying potential negative impacts that include housing
affordability and aim to mitigate these;
•
densification practices should consider not only the physical change to an
urban environment but also the social change and potential for social inequity;
and
•
the ongoing need to consult with the Beenleigh community to effectively
manage change.
The following section of the report analyses key social issues and impacts whilst
providing opportunities to enhance positive impacts and mitigate negative impacts.
25
Key Social Issues and Impacts
5
KEY SOCIAL ISSUES AND IMPACTS
5.1 INTRODUCTION
A review of the policy context, understanding of the draft Master Plan, previous
studies and community engagement, have identified a range of social issues and
benefits that could arise as a result of this proposal. To assess the likelihood of
impacts occurring including the level of impact and to forecast interactions between
the different impacts, a cross-impact assessment was undertaken. In addition,
based on the findings three scenarios were generated that considered outcomes
based on population growth with no supporting infrastructure or services,
population with supporting transport and infrastructure, and population growth with
comprehensive supporting infrastructure and services. Further details of the
analytical methods used and findings are in Appendix D.
The analysis of the potential risk of social impacts are presented here. Potential
social issues both positive and negative can be summarised under the following
themes.

Housing;

Health and Well-being;

Education, Training and Employment;

Transport and Traffic;

Community Safety and Crime Prevention;

Social Inclusion and Community Cohesion;

Public Realm and Open Space;

Services and Facilities; and

Managing Change.
5.2 HOUSING
Using data from the 2006 Australian Bureau of Statistics (ABS) Census of
Population and Housing and the Logan City Council Community Profile prepared
by Profile.id housing in Beenleigh compared to Logan is characterised by the
following:

relatively high proportion of medium density incorporating two storey walk
up flats;

lower levels of home ownership and houses being purchased in Beenleigh
(51.0%) compared to Logan (64.9%);

lower median house prices;

a third of the housing stock is private rental accommodation compared to a
quarter for Logan;
26

Logan has a higher proportion of public housing (5.8%) than the
Queensland average of 3.8% and Beenleigh has 9.8%; and

higher rate of growth, reflecting lower price level in Beenleigh.
5.2.1
CURRENT ISSUES AND CHALLENGES
The current issues and challenges for Beenleigh in relation to housing are
summarised by the following:

There is a significant supply of relatively low cost rental housing,
accommodating a variety of low income groups demonstrated by the lower
average weekly rental rates and lower monthly mortgage repayments
compared to Logan and Queensland.

Beenleigh has relatively affordable housing and yet lower levels of home
ownership with considerably higher proportions of rental housing indicating
that home ownership remains beyond reach of a large proportion of
Beenleigh residents.

A large number of households within the Beenleigh catchment are receiving
rental assistance. This suggests that although rents may be relatively
affordable, they are still beyond the means of significant numbers of low
income households.

Changes to the Department of Communities eligibility criteria for social
housing means that if there is an increase in turnover of social housing
tenants in the future new tenants will be high need with support required
from a variety of different support agencies.

New residential unit developments that are occurring are not generally
within easy walking distance of the core area and transport services5.

Housing diversity and choice are relatively limited across the Beenleigh
catchment although there is a higher level of housing diversity inside of the
core central area.

The predominance of detached family housing is not well suited to meet the
needs of the changing population.
5.2.2
IMPACTS OF THE DRAFT MASTER PLAN
Housing affordability will be a key issue in the future if urban renewal occurs
through the Master Plan. Residents in low to medium income brackets may be
further disadvantaged by lack of access to adequate housing as a consequence of
rising property values and intensity of redevelopment.
5

With higher density housing proposed close to the railway line and freeway
there are likely to be costs associated with noise mitigation which may also
impact affordability of housing.

Change in housing form and urban regeneration have the potential to
displace existing long-term residents including elderly residents in detached
GHDb Beenleigh Vision and Key Issues Summary, 2009
27
housing on sites zoned for higher density and private renters in older
housing stock.

Caravan park residents will be displaced as a direct result of the ring road
construction. The displacement of residents is likely to increase demand on
local housing support services.
Plate 9 Caravan Park Beenleigh Showgrounds

An increase in population could change the demographic profile of the
community and impact on the housing needs of the community. Although
there is currently a higher proportion of attached dwellings in the Town
Centre there is insufficient data to determine if the dwelling sizes (1, 2, or 3
bedrooms) and designs (universal access) are meeting community
demands.

If there is a high level of support and up-take of the draft Master Plan from
the development industry which results in wide-spread construction, there is
the potential for an increase in local employment opportunities in the
construction industry.

An increase in the proportion of housing provided in close proximity to
transport has the potential to reduce car dependency and increased public
transport patronage.

High density housing in the Town Centre has the potential to both improve
and contribute to the design of the public realm or further fragment the
public realm.
5.2.3
OPPORTUNITIES
In regard to housing, the draft Master Plan will afford opportunities:

to provide assistance with alternative housing options for long term
residents from the Caravan Park located within the Showgrounds;

for future planning to be guided by policy that reflects community need and
expectations for housing;

for the provision of a diverse range of affordable and adaptable housing
options that incorporate environmentally sustainable design;

for the provision of adequate social housing with a mix of housing options;
and
28

for the increase of local employment in the construction industry.
5.3 HEALTH AND WELL-BEING
Health Services in Beenleigh are characterised by the following:

The closest public hospital to the Beenleigh area is the Logan Hospital,
located in Meadowbrook, which is accessible via the train line.

Beenleigh Community Health Centre is located on Mount Warren Boulevard
to the South of the Beenleigh Town Centre. The Centre provides services
in adult and child mental health, dental services, community nursing,
physiotherapy, occupational therapy, child health services, child
development, nutrition and school health services.

Free immunisation clinics for children are held weekly at the Beenleigh
Library.

The Logan-Beaudesert Health Service District runs a Refugee Health
Service, which provides initial health assessments within the first six to
twelve months of arrival in Australia. It targets all refugees, humanitarian
entrants, temporary protection visa holders, asylum seekers and refugee
claimants. The service operates at the Logan Central Community Centre
one day per week and also provides outreach work to migrants and
refugees residing in the district.

Princess Alexandra Hospital Sexual Health (PASH) Clinic operates a
weekly outreach clinic at Beenleigh with free services and infection
management. This hospital is a major facility located in Woolloongabba.
5.3.1
The current issues and challenges for Beenleigh in relation to health and well-being
are summarised by the following:

Beenleigh Community Health Centre is not accessible by public transport
for much of its service catchment;

there are significant waiting lists in all service areas apart from child health
services at the community health centre;

the lack of adequately linked active transport and recreation facilities to suit
all demographics places residents at risk of inactivity and related health
effects;

the car dominance of the Town Centre generates an excess of vehicular
emissions; and

there is a lack of access to healthy food options in the Town Centre
including community gardens.
29
5.3.2
IMPACTS OF THE PROPOSED MASTER PLAN
The following are identified potential impacts of the implementation of the draft
Master Plan:

The implementation of the draft Master Plan could facilitate a decreased
dependence on motor vehicles with a corresponding increase in public and
active transport use due to prioritised active transport design. This can
have positive implications for the health of the Beenleigh community.

Increased social inclusion can be achieved by the pedestrian dominant
design of the draft Master Plan which will facilitate equitable access by
connecting services and spaces in the centre via an efficient and safe active
transport network.

The implementation of the draft Master Plan will potentially increase
demand on health services and recreation facilities already stretched to
capacity. This is a high risk issue given there are no plans for expansion of
the Beenleigh Health centre which already has limited public transport
access.

Construction relating to the implementation of the draft Master Plan has the
potential to create short term impacts on environmental health issues such
as noise, light, dust and air emissions.

The current design of the draft Master Plan locates additional residential
development adjacent to existing industry which could lead to conflicting
land uses.
5.3.3
OPPORTUNITIES
In regard to community health and well-being, the draft Master Plan will afford
opportunities:
6

for future planning to take a "health in all"6 approach;

for the transport network to feature a high level of connectivity to community
facilities (including sporting, recreation spaces, and the Beenleigh
Community Health Centre with active and public transport network) which
will be designed to best practice standards;

for the provision of healthcare infrastructure that is in pace with growing
communities and demand on health services;

for the public realm to incorporate adequate sun safety features;

for reduced vehicle emissions in the Town Centre;

for programs that incorporate healthy eating and healthier lifestyle choices
for Beenleigh residents;

for community gardens and fresh food markets;

for increasing the mix of land uses while not adversely impacting on the
health and well-being of residents in Beenleigh; and

for improved shaded seating and recreation in order to facilitate sun safety.
World Health Organisation, 2009
30
5.4 EDUCATION, TRAINING AND EMPLOYMENT
Education, Training and Employment in Beenleigh are characterised by the
following:

Levels of completion to Year 12 are below the State average of 41.3% in
Beenleigh at 31.5% with a significantly higher proportion of residents of
Beenleigh completed school to only Year 8 or below (10.1%), compared to
the Queensland average of 6.3%.

The Beenleigh population has a particularly low proportion of people with
tertiary qualifications (5.3% compared to 13.1% for Queensland) and
particularly high proportion with no qualifications (57.1% which is higher
than the Queensland average of 49.5%).

Residents in the study area are more likely to have completed vocational
training than other forms of higher education. Approximately one fifth of
residents have vocational training which is slightly higher than the
Queensland average of 17.8%.

Unemployment is significantly higher in the Beenleigh catchment than the
Queensland average and higher than for the whole of Logan City. The
Beenleigh and Beenleigh catchment unemployment rates have been sitting
at around 7.1% and 6.7% respectively over the previous 12 months.

The study area is in close proximity to Yatala Enterprise Area.

In Beenleigh there are relatively low proportions of people working from
home with only 2.2% of the working population compared to 3.1% for Logan
and 5.1% for Queensland.
5.4.1
The current issues and challenges for Beenleigh in relation to education, training
and employment are summarised by the following:
7

Beenleigh Special School draws students from a wide geographic area that
includes suburbs within the Gold Coast City, Logan City and Beaudesert
Shire precincts. As Beenleigh Special School has the services of a nurse
on campus, students with high medical needs are supported to enrol at the
school even if it may not be the nearest special education program to their
7
home address.

The Metropolitan South Institute of TAFE Loganlea Campus is located at
Meadowbrook approximately six (6) kilometres from Beenleigh and
accessible via train. Recently the construction trades courses component
has been relocated to the Acacia Ridge campus, which is likely to impact on
students’ abilities to access training, particularly younger students and
those who do not have access to private transport.

Levels of workforce participation and educational attainment in Beenleigh
are well below Queensland averages. Rates of unemployment in the
Beenleigh area are very high, with particularly high levels of youth
unemployment. This is seen to be linked to low levels of educational
attainment.
http://www.beenleighspecial.eq.edu.au/profile.htm
31

There is widespread concern amongst service providers at the extent of
multi-generational unemployment, pointing to a need for initiatives that will
break the cycle of poverty.

The transport difficulties experienced by the large proportion of residents
without a car in accessing employment, education and training have been
identified above with regard to locational disadvantage. A large proportion
of Beenleigh residents travel out of the area for work each day and a need
has been identified to improve access to local employment opportunities8.

The shortage of local employment opportunities means that many people
spend long hours commuting to jobs in Brisbane or the Gold Coast, leaving
little time or energy for family or community involvement. Combined with
limited public transport services and reliance on private motor vehicles, long
journeys to work impact financially on low income households.

Despite its close proximity there is a lack of public transport to the Yatala
Enterprise Area from Beenleigh.
5.4.2
Master Plan:
8

Overall, it is reported that schools are seeing a decline in enrolment
numbers as the general population ages. However, the expected increase
in family numbers as a result of the draft Master Plan densification policies
is likely to impact on the enrolment for Beenleigh State School and
Beenleigh State High School, which will be located within walking distance
to the highest density precincts. An increase in population will also intensify
the need for tertiary education and training opportunities in Beenleigh.

Increase in the number and type of businesses can lead to an increase in
the variety of local employment opportunities for residents. There is a risk
that if jobs are not targeted at the local population and there is not
appropriate training and support, increased employment opportunities will
not benefit the local residents leading to no change in local unemployment.
This has the potential to lead to an increase in the demand for education,
training and employment services to provide support to a growing
community.

Improvements in the transport network for Beenleigh combined with
increases in the number and type of businesses can lead to increased
accessibility to employment and training. Whilst re-development of housing
and increased construction associated with the implementation of the draft
Master Plan can lead to increased employment in the construction industry.
The Hornery Institute, 2008
32
5.4.3
OPPORTUNITIES
In regard to education, training and employment, the draft Master Plan will afford
opportunities:

for future planning to be guided by policy that takes an overarching
approach to educational delivery and employment opportunities;

for improved access to, and participation in, education, training and
employment, to help improve educational outcomes and reduce levels of
unemployment;

for training and employment that target up-skilling of the local population to
meet potential demand with the potential shift to a global economy;

for new facilities to attract people from outside of Beenleigh due to their
close proximity to public transport and targeted curriculum;

for the facilitation of connectivity with education institutions outside of
Beenleigh such as Tertiary and trade courses not available in Logan; and

for improved public transport access to Eagleby and the Yatala employment
areas.
Plate 10 Bicycle parking Beenleigh
State School
5.5 TRANSPORT AND TRAFFIC
Transport and traffic in Beenleigh is characterised by the following:

relatively low rate of motor vehicle ownership in the Beenleigh catchment
and Beenleigh Town Centre with 16% of households not owning cars;

very low proportions of people who walk or cycle to work, relative to the
Queensland average, however, consistent with Logan averages.

relatively high use of public transport by Beenleigh residents to travel to
work.
33

Beenleigh is located on the train line that runs into Brisbane City and to the
Gold Coast.

there are several bus services that run hourly throughout the day that
connect Beenleigh with Loganholme, Bethania, Windaroo and Trinder Park.
Less frequently is a bus service connecting Beenleigh with Ormeau and
Yatala. There is one bus service that runs from Windaroo, via Beenleigh to
Brisbane CBD during peak times only.

for private transport the Town Centre is in close proximity to the Pacific
Motorway which connects Brisbane with the Gold Coast and NSW.
5.5.1
Currently the issues and challenges associated with transport and traffic in
Beenleigh include the following:
9

There are high proportions of households that rely on public transport, yet
negative perceptions associated with the safety and quality of the train
station, particularly at night.

There are limited bus services within Beenleigh’s broader catchment and a
lack of connectivity and inadequate frequency of services to key areas
including Eagleby and Yatala employment areas.

A large proportion of Beenleigh residents travel out of the area for work
each day, spending long hours commuting to jobs in Brisbane or the Gold
Coast9. Costs associated with a one-way ticket to Brisbane CBD are $8.40
for adults or $5.75 if a pre-paid go card is used.

The Town Centre is characterised by traffic congestion, mainly associated
with the existing roundabout, contributing to pollution, safety and
accessibility concerns for pedestrians and cyclists.

There is an identified concern with the inadequacy and lack of car parking
options, including the limited number of disabled car parks.

Design of existing public realm does not easily facilitate the mobility of the
older population and individuals with limited mobility between destinations.

The lack of integration and access to employment, education and training,
and social and community services results in people having to either travel
elsewhere to meet these needs or make multiple trips. This can be difficult
for some households as there are a large proportion of households that do
not have access to a motor car. Alternatively these factors lead to car
parking issues where users gain access by private vehicle and have to
make multiple trips.
34
5.5.2
Master Plan:

The Beenleigh draft Master Plan provides for increased densities which can
lead to a significant increase in population. Increased population around
the train station can increase train patronage with a greater number of
people have access to public transport within a reasonable distance.
Increased population can also have negative impacts through increasing
the number of vehicles in the area which increases traffic congestion and
demand for parking if alternative to private motor vehicle use are
inadequate.

The quality and safety concerns associated with the train station impact on
usage of public transport and accessing the train, particularly at night. Shift
workers who use public transport will be particularly vulnerable to these
impacts.

The improvements to the physical public transport stops and the train
station, along with more frequent connections to all destinations are
essential to improve usage.

The completion of the ring road through the Showgrounds can alleviate
congestion from the Town Centre and assist in improving the public realm,
making the Town Centre more pedestrian friendly. A pedestrian and cycle
friendly environment with better connectivity provides greater active
transport opportunities.

Active transport will also increase through ensuring a safe and comfortable
trip which can be accomplished through appropriate urban design
techniques and the provision of end of trip facilities.

The timing associated with improvements to the road network and the
timing and delivery of the ring road can have negative impacts if the
population increases at a faster pace than the completion of the ring road.
This can lead to late improvements to the public realm.

The draft Master Plan provides for a diverse array of uses, and increased
opportunity to improve integration of services and reduce the number of
trips or need to travel to other areas. Access to community events and
activities, integration and inclusion of services and facilities and better
connectivity to active transport, public transport and appropriate car parking
will improve participation and facilitate social inclusion.

With the number of dwellings and potentially the number of cars in the Town
Centre increasing car parking issues could be compounded if this is not
addressed appropriately through the implementation of the Master Plan.
35
5.5.3
OPPORTUNITIES
The draft Master Plan provides opportunities to improve issues associated with
traffic and transport. There will be opportunities:

to increase usability, comfort and perceptions of safety in and around
Beenleigh Train Station;

for increased public transport use;

for increased access for people with disability in and around the Town
Centre;

for increased numbers of people who walk and cycle to work;

to decrease vehicle usage throughout the draft Master Plan area;

to provide sufficient car parking that is well located and accessible to people
of all abilities;

to decrease the need to travel to other localities for commercial and
community services and facilities;

to provide a well connected, safe and accessible Town Centre that enables
greater access to employment opportunities for residents;

to consider impact on adjoining road networks (Pacific Motorway) as a
result of densification;

For reduced travel distances and times for access to education, training and
employment due to their close proximity to the Town Centre; and

Improved connectivity to key locations including Yatala and Eagleby
through improved road connections and more appropriate and efficient
public transport to connect people to places.
5.6 COMMUNITY SAFETY AND CRIME PREVENTION
Perceptions of community safety in Beenleigh are influenced by the following:

The Southern Districts Courthouse is located in the heart of Beenleigh
Town Centre. The complex includes the Magistrates Court, District Court
and Drug Court.

A watch house adjoins the courthouse at the rear and a separate parole
office is located opposite this building on George Street.

A Police Station is located within the Beenleigh Town Centre on Kent
Street. This police station houses the Southern Districts Communications
centre. A further station is located to the North-east of Beenleigh in
Eagleby.

Beenleigh Train station is an “end of line station” with trains terminating at
this station.

There is limited night time economy in the Town Centre.
36
5.6.1
Currently the issues and challenges associated with community safety and crime
prevention in Beenleigh include the following:

Perceived safety of the Beenleigh Town Centre is low. This is often
attributed to the close proximity of the Southern Districts Courthouse, and
several licensed hotels that operate in the area. Other than these hotels
operating, there is a lack of activity outside business hours in the Town
Centre.
This limits the casual surveillance generated by after-hour
activities.

The Beenleigh Railway Station is an 'end of line' station which creates
issues with dispersal of passengers and opportunities for loitering.

Beenleigh Railway station is perceived to be unsafe due to the current
design of the pedestrian underpass and reported incidences of antisocial
behaviour. In released crime statistics for 2007-2008 financial year there
were 10 vehicle related offences and 66 'good order' offences recorded at
Beenleigh train station10. In comparison, Caboolture, also an end of line
station, had 26 'good order' offences and 5 vehicle related offences and the
Fortitude Valley station, an inner city station, had 52 'good order' offences
and only 1 vehicle related offence. In addition, community consultation
found that the commuter car park adjacent to the train station has been the
target of vehicle related criminal offences.

The Southern Districts Courthouse hears a significant number of domestic
violence cases daily. The open space in front of the courthouse is used by
defendants and their family and friends, as well as jurors.

Current safety concerns exist for night time workers in Beenleigh walking
back to their vehicles or the transit stop (Bus and railway stop area).

Public toilets have been identified as unsafe and not well maintained which
limits use.
5.6.2
Master Plan:
10

Increased population has the potential to increase usage of the train station
and bus interchange, which could potentially lead to an increase in incidents
relating to personal and property safety if there is no change in design.

Rotary Park opposite James Street adjacent to the courthouse is currently
an area used by jurors serving on cases being heard in the District Court.
The implementation of the draft Master Plan will connect this area to other
public space, creating opportunities for defendants and their family and
friends to congregate in the same space as jurors. This creates potential
safety concerns for jurors and court officials using this space to enter and
egress from the courthouse. There is also concern that the draft Master
Plan will open up the public realm to create easier pedestrian access and
encourage larger groups of people to congregate in front of the courthouse.
Brisbane Times, 2010
37
This raises concerns for the potential of antisocial behaviour occurring in
the public realm that is shared with families and children, if the design does
not take into consideration the needs of different users.

Increased perceptions of safety can result in increased use of the public
realm and participation in social opportunities, promoting community
cohesion and in turn reinforce safety through the "eyes on the street"
created by activity in the public realm.

Increased night-time economy can result in more people present in the
Town Centre after business hours contributing to "eyes on the street" that
will positively impact on perceptions of safety, especially for shift workers.

The pedestrian dominant design of the draft Master Plan alleviates safety
concerns about potential injury from road and pathway crossings and
unsafe sidewalk gradients and surfaces.
5.6.3
OPPORTUNITIES
The draft Master Plan provides opportunities to mitigate perceived community
safety and crime prevention issues. There will be opportunities:

to create a safe environment for jurors, court officials, plaintiffs and the
general public attending the Southern District Courthouse;

to improve the safety features and perception of the Beenleigh Train Station
and commuter car park;

for improved perceptions of safety for commuters using Beenleigh Train
Station and transit area; and

to create a centre that is activated 18 hours a day (6am - midnight) with a
variety of opportunities for interaction and utilisation for people of all
demographics and ages encouraged.
5.7 SOCIAL INCLUSION AND COMMUNITY COHESION
Social inclusion and community cohesion in Beenleigh is characterised by:
11

well established community ties as expressed by the existing community
and further identified in previous reports11;

social and historical events such as Sugar Cane Festival and Beenleigh
Show;

a strong sense of community feel / country town atmosphere; and

a variety of active historical, social, and civic groups currently existing in
Beenleigh.
The Hornery Institute, 2008; GHD, 2009a, 2009b, 2009c
38
5.7.1
Social inclusion and community cohesion issues and challenges in Beenleigh
include the following:

Beenleigh has been identified as displaying a strong community identity and
sense of pride.

Beenleigh is recognised as having a long rural history, which continues to
influence the character of the town, including historical buildings, events
and activities such as the Cane Festival.

The rural identity of Beenleigh is linked to the town’s heritage, its traditional
township character, historic pattern of streets, small shop frontages, its
number of heritage buildings and long history in the area of some families.
It is also linked to its role as a regional administrative and service centre for
the surrounding district.

As residential and industrial growth replaces the rural character of the area,
it seems that Beenleigh’s identity is becoming more confused, and appears
to be in a state of transition. This has been exacerbated by changes to
Council boundaries and construction of the Pacific Motorway, with
Beenleigh no longer visible from the main route or being a stopping point
between Brisbane and the Gold Coast. Moreover, the Pacific Motorway
now separates Eagleby and the cane fields from the Beenleigh Town
Centre.

Despite being designated in successive planning schemes as a major
centre, there has been little change in the level of infrastructure provided to
enable Beenleigh to achieve this status. Beenleigh suffers by its proximity
to other centres, with many people travelling instead to Loganholme and
Helensvale for shopping and entertainment.

The sporting and social infrastructure in and around the town is also
considered to be one of its strengths.
5.7.2
Master Plan:
12

Redevelopment and densification can lead to physical displacement of long
term residents12. Dislocation of residents can lead to social isolation and a
disconnection from existing services and networks. Older people, those
who rent, those on lower incomes and indigenous people are particularly
vulnerable to social isolation.

Increases to the population of Beenleigh as a result of densification may
impact negatively on existing social capital.
Displacement from a
community where an individual's social networks are established can
contribute to the breakdown of vital social and cultural ties. The building of
social capital must genuinely encourage and develop existing social
networks, community bonds and ties, social organisation and the exercise
of trust. For this reason social linkages are also considered a key
component of a locality’s liveability.
AHURI, 2011
39

Densification practices have the potential to bring about social inequity. As
one commentator has remarked, “geographic proximity does not a
neighbour make—at least not in the social sense."13 These established
connections are crucial to residents’ ability to raise their children, earn a
living, and meet other basic social and economic needs. The loss of
extensive networks of family and friends may render these residents
vulnerable because of increased social isolation if they feel they do not fit in
because of class and or race.

Redevelopment and densification can lead to the loss of unique local
business. This has the potential for the loss of Beenleigh's sense of identity
and character. There is a growing resistance to what are now commonly
referred to as ‘clone towns’. The global fast food franchises and chain
stores are accused of holding corporate identity higher than local identity
and making a significant contribution to the loss of character in Town
Centres14.

Indigenous groups may feel excluded if the implementation process does
not identify and address their specific needs.

There is potential loss of the historical aspects of the Beenleigh through the
change to built form as a result of the implementation of the proposed
Master Plan. These factors may initiate a flow-on effect that results in the
loss of Beenleigh's sense of identity that is highly regarded by the residents
of Beenleigh.
5.7.3
OPPORTUNITIES
The draft Master Plan will afford opportunities to mitigate possible negative impacts
on social inclusion and community cohesion including enhancing positive impacts.
There will be opportunities:

for future planning to incorporate overarching direction for achieving social
sustainability of communities;

for significant economic and social welfare gains through the provision of
strong social networks;

to mitigate potential social inequity through the provision of community
activities and meeting space that facilitate intergenerational and cultural
interaction;

to retain existing and facilitate new unique local businesses within the Town
Centre;

for local Indigenous groups to participate in aspects of the implementation
of the Master Plan; and

to maintain and enhance existing country town feel and character of
Beenleigh.
13
Ohlin, 2003
14 English Partnerships and Housing Corporation, 2009
40
5.8 THE PUBLIC REALM & OPEN SPACE
The public realm and open spaces in Beenleigh are characterised as:

including a Town Centre and streets that are car dominated and difficult for
pedestrian or cyclist to get around;

including important elements/buildings which are reflective of the history
and heritage of the area;

an area that is well resourced in sporting open space including Bill Norris
Oval, Dauth, Hammel, Doug Larsen, Chris Green and Opperman Parks.
High levels of participation in sporting clubs are reported15; and

including open space that is generally located away from the Town Centre
and in a 'mosaic' design, rather than in one coherent interconnected
system16.
5.8.1
Issues and challenges that currently exist in the draft Master Plan area include the
following:
15
16

Public places in the draft Master Plan area, including the train station and
public toilets, are perceived as being unsafe and not clean.

The public realm is not pedestrian or cycle friendly due to lack of safe
connections, shade or public spaces and places.

Beenleigh has a distinct country town character, and residents have a
sense of pride in the historic and heritage places. In particular, connections
to historic parts of town like the Beenleigh Showgrounds, is of importance.

Renovations and redevelopment of existing buildings appear piecemeal and
don’t reflect the existing character of Beenleigh. The Town Centre does not
have a cohesive and attractive built form.

Lower lying areas within the Town Centre are constrained by stormwater
and flooding relating to the nearby Albert River.

The sporting and social infrastructure in and around the Town Centre is
considered to be one of its strengths. Although there is a high rate of
provision for sporting facilities in Beenleigh’s catchment many of these
facilities have fallen into disrepair and require significant upgrades and/or
improvements in order to function at their full capacity.
GHD, 2009b
41
5.8.2
The following are identified potential impacts, both positive and negative, of the
implementation of the draft Master Plan:

An improvement in the public realm for pedestrians can be achieved
through the provision of the ring road and upgrading of footpaths, which will
slow traffic from the Town Centre.

Re-development of existing buildings in the Town Centre and surrounds
may result in a loss of historic character and places with local heritage value
in Beenleigh. There is also the potential that new development will not
reflect or integrate with the character of Beenleigh.

The marginalisation of groups such as young people, the elderly, Aboriginal
and Torres Strait Islanders, and CALD groups could occur if the public
realm is not designed to be inclusive.

The proposed increased population densities will increase demand on
existing open space recreation facilities.

Connectivity between the parks and open space in the Town Centre will not
occur if the draft Master Plan is implemented in its current form.

Pedestrian connectivity between the potential sport and community precinct
of Dauth Park and Centenary Park could be compromised due to increased
traffic flows in Alamein Street.
5.8.3
OPPORTUNITIES
on the public realm whilst enhancing positive impacts. There will be opportunities:

for future planning to be guided by policy that takes an overarching and
consistent approach to positive outcomes for the public realm and open
space;

for the design of the public realm to facilitate inter-generational interaction
and include consideration of all including seniors, young people, CALD and
Indigenous communities;

for increased access for people with disability in and around the Town
Centre;

to improve vegetation and green space linkages, connectivity of parklands,
and wildlife corridors;

to create a well used central civic space;

to improve public access and connections to the major sport parks located
within the Town Centre;

to create new local recreation parks within walkable catchments from
proposed higher density residential;

for upgrading and consolidating recreational parks;
42

for extension of the sporting and community precinct at Dauth Park to
include areas of Centenary Park;

for the Showgrounds to be possibly utilised as part of sporting precinct
and/or contribute to recreational purposes;

for increased connectivity and integration between the schools and the
public realm;

for the streetscape/open spaces that incorporate climate smart features and
include climate appropriate elements;

to maintain and enhance existing country town feel and character of
Beenleigh; and

to create places that attract visitors, spaces that are welcoming and inviting.
5.9 SERVICES AND FACILITIES
Services and Facilities within the draft Master Plan area are characterised by the
following.

The best rate of facility provision per person of any catchment across Logan
City Council. Beenleigh has a wide range of services and facilities targeted
at supporting the community's' needs, and acts as a regional administrative
and service centre for the surrounding district. However, many of the
facilities that exist are already heavily utilised and in need of upgrading.

Cultural and arts facilities in the Town Centre include Beenleigh Events
Centre, which includes the Crete St Theatre and Library, the Beenleigh
Band Shelter at Dauth Park and the Phoenix theatre at the Showgrounds.

There are a range of community centres including the Beenleigh
Neighbourhood centre managed by the Beenleigh Community Development
Association, PCYC, Beenleigh District Senior Citizens Centre and Guides
and Scouts halls.

There is a variety of non-government organisations running services in
Beenleigh for families, youths, refugees and migrants.

Government services
emergency services.
5.9.1
and
facilities
include
health,
education
and
Issues and challenges that currently exist in the draft Master Plan area include the
following.

Many of the services are stretched to accommodate the local demand, let
alone meet the needs of the wider area. Additional staffing and ongoing
funding for programs and activities are common needs identified by service
providers. Beenleigh is a Town Centre serving a community with high
levels of social disadvantage and high needs for social support, and it has
an extensive number of services and programs to address the needs of
disadvantaged groups. Most service providers are experiencing continued
high demand for assistance and several have waiting lists for their services,
particularly a high demand for financial assistance and counselling
43
programs. Family support activities, together with more direct need for
rental assistance, emergency housing, bill payment and food vouchers are
also in demand.

There is a lack of quality, flexible multi-purpose space for community
activities and programs and for meeting space for community organisations.
There is also a lack of facilities for community arts and cultural expression,
other than performing arts. Some types of core facilities that would be
expected in a Town Centre of the size of Beenleigh are either of poor
quality or do not exist. There is a lack of facilities to meet the social, leisure
and cultural needs of young people, other than the PCYC with its focus just
on physical activity.

The Beenleigh Neighbourhood Centre is located in an old and inadequate
building which can not meet existing demands, let alone cater for future
population growth. In addition, many of the facilities that do exist are
already heavily utilised and are becoming old and in need of upgrades.

Many organisations reported that their present accommodation is
inadequate, and they require additional and more flexible space to improve
their ability to accommodate groups and activities and deliver their services.
There is a high demand for suitable venues for services to utilise, but a
limited supply. Service providers report that they are constrained in
expanding their services or taking on additional staff because of inadequate
space.

Services are located in different places across the Town Centre.
Unemployment and social deprivation in the area causes many service
users to have multiple issues and seek assistance from a range of providers
to support their needs. The disjointed location of services creates
inconvenience, fragmentation and often poor co-ordination amongst
services.
5.9.2
Master Plan:

Several service providers have indicated that they are already at capacity
and will struggle to meet increased demand associated with an increase of
residential and non-residential population without significant upgrades or
expansion. This includes health, education, training and employment,
housing and support services. Access to support services and facilities
influences people's ability to engage with their community.
Social
disadvantage may be exacerbated by the implementation of the draft
Master Plan if these issues fail to be addressed effectively and adequately.

The location of facilities and services is essential to the accessibility by the
target community. The existing fragmentation of services could be
addressed through adequate planning of future services and facilities.
44
5.9.3
OPPORTUNITIES
on access to services and facilities while enhancing positive impacts. There will be
opportunities:

for future planning to be guided by policy that takes an overarching and
consistent approach to sustainable provision of services and facilities;

to improve access and provision of community facilities;

for services and facilities to adapt to changing needs of the community;

for co-location of some services in order to improve efficiency;

for the provision of facilities for community arts and cultural expression, that
meet the social, leisure and cultural needs of the community; and

for the provision of and promotion of recreation spaces and services
specifically targeted towards young people.
5.10
MANAGING CHANGE
Targeted redevelopment efforts in inner-city neighbourhoods can, for example, not
only physically displace longstanding residents and businesses but also damage or
destroy vital social and cultural ties crucial to residents’ ability to raise their
children, earn a living, and meet other basic social and economic needs. To
effectively manage the potential negative impacts associated with major change,
ongoing and inclusive consultation and information sharing with the Beenleigh
community is essential.
5.10.1
OPPORTUNITIES
of change while enhancing positive impacts. There will be opportunities:

for social linkages of existing residents to be identified and where possible
be maintained;

for the Beenleigh community to welcome and have ownership of the
development plan; and

to review the impacts, both negative and positive, that has occurred as a
result of change.
45
5.11
SUMMARY
Contemporary urban land use debates once again call our attention to the social
costs imposed on intact, socially cohesive communities from land use and
development decisions in urban neighbourhoods. Much of the discourse of these
debates has focused on the physical placement, or displacement, of land uses and
the populations who inhabit them17. Close to the surface of debates about physical
placement and displacement is a deeper concern about the disruption to, and
destruction of, social organisation in neighbourhoods most impacted by certain
land-use decisions.
Urban renewal within Beenleigh Town Centre has the potential to lead to a variety
of social changes that may impact on the existing population, given its high levels
of social need. One area of particular concern is the need to carefully plan to
minimise changes which could adversely impact on residents who already
experience significant levels of disadvantage. Community development initiatives
will play an important role in addressing many of the social issues associated with
urban renewal. The next chapter of this report identifies potential actions to
enhance positive impacts and mitigate against potential future negative impacts
associated with the implementation of the proposed Master Plan.
Plate 11 Sugar Cane Festival 2011
17
Colantonio, 2007
46
Opportunities
6
6.1
MITIGATION MEASURES
INTRODUCTION
The previous sections have highlighted a number of areas where there is the
potential for both positive and negative social impacts arising from this proposal. This
section outlines a number of specific actions which would enable the positive impacts
to be enhanced and the negative impacted managed or avoided. These are identified
as recommendations and the implementation is dependent on stakeholder
prioritisation and budget allocation. Stakeholders refer to organisations or programs
that will play a role in mitigation or managing the identified recommendations and
subsequent actions. Timing is generally where short term is up to four years,
medium is between four and eight years and long term is more that eight years.
6.2
HOUSING
Recommendations
Actions
6.2.1
Future planning
should be
guided by policy
that reflects
community need
and
expectations for
housing.
•
Provide a
diverse range of
affordable and
adaptable
housing options
that incorporate
environmentally
sustainable
design.
•
6.2.2
Stakeholders
Apply a
collaborative
approach to the
planning and
delivery of all
policy that will
impact on
existing and
future
communities'
housing needs.
•
LCC
•
QLD
Government
•
Federal
Government
Undertake a
housing needs
assessment to
determine current
levels of housing
provision
including diversity
and affordability.
•
LCC - Strategy
& Planning
Timing
•
Short
Medium
Long
•
Short
-
47
Opportunities
Recommendations
Actions
Stakeholders
•
Establish ongoing
communications
and
responsibilities
between Council,
Department of
Communities and
Logan Housing
Company to
ensure supply of
affordable
housing meets
new and
emerging
demand.
•
DOC
•
Not for profit
Housing
Company
•
NRAS
•
NGO's
•
HIA
•
LCC - SLAD
Identify Council
and State owned
land that could be
used for the
development of
affordable
housing.
•
LCC - SLAD
•
DOC
•
Not for profit
Housing
Company
Require housing
diversity and
affordability as
part of all new
development
applications for
development over
20 dwelling units.
•
LCC - Strategy
& Planning
•
LCC Development
Assessment
•
LCC Community
Services
Pursue
engagement with
key groups and
stakeholders to
identify social
housing needs
and future
development
opportunities to
meet new and
emerging
demand.
•
NRAS
•
DOC
•
Not for profit
Housing
Company
•
NGO's
•
•
6.2.3
Provide
adequate social
housing with a
mix of housing
options.
•
Timing
•
Short Medium
•
Short
Medium
-
•
Short
Medium
-
•
Short
Medium
-
48
Opportunities
Recommendations
Actions
6.2.4
•
6.2.5
Provide
assistance with
alternative
housing options
for long term
residents from
the Caravan
Park located
within the
Showgrounds.
Provide
assistance with
the provision of
alternative
housing options
for displaced
residents,
particularly
those in low cost
rental
accommodation.
•
•
Develop a
coordinated
strategy to
manage the
possible impacts
on the residents
of the existing
Caravan Park.
Stakeholders
Timing
•
Beenleigh Show
Society
•
LCC Community
Services
•
LCC Community
Engagement
•
LCC - City
Standards
•
LCC Environment &
Sustainability
•
LCC Development
Assessment
•
LCC - Plumbing
and Drainage
•
DOC
•
CAMRA
Investigate the
possibility of
Council policy for
the provision of
temporary/emerg
ency
accommodation
within Council
owned dwellings
•
DOC
•
Not for profit
Housing
Company
•
NGO's
•
LCC
Community
Services
-
Work with
housing providers
and residents to
ensure potentially
displaced
residents have
information and
access to
affordable
alternative
accommodation
options.
•
LCC
Community
Services
-
•
Not for profit
Housing
Company
•
NGO's
•
Short
•
Medium
Long
-
•
Medium
Long
-
49
Opportunities
Recommendations
Actions
6.2.6
•
Provide
opportunities to
increase local
employment in
the construction
industry.
•
Investigate the
possibility for a
review of
Council's
procurement
processes to
ensure that all
Council projects
include
evaluation criteria
to include local
jobs.
Stakeholders
•
Beenleigh
Industry
Training
Network
•
Private
Construction
Companies
•
Beenleigh
Chamber of
Commerce
•
LOED
Timing
•
Short
Medium
-
Facilitate
partnerships
between
construction
companies and
local training
groups.
50
Opportunities
6.3
HEALTH AND WELL-BEING
Recommendations
Actions
6.3.1
Future
planning
should take a
'health in all'
approach.
•
Transport
network should
feature a high
level of
connectivity to
community
facilities
(including
sporting,
recreation
spaces, and
the Beenleigh
Community
Health Centre
with active and
public transport
network) which
will be
designed to
best practice
standards.
•
Provide
healthcare
infrastructure
that is in pace
with growing
communities
and demand
on health
services.
•
6.3.2
6.3.3
•
Stakeholders
Apply a
collaborative
'health lens' to
the planning and
delivery of policy
that will impact on
existing and
future
communities.
•
LCC
•
QLD
Government
•
Federal
Government
Establishment of
active movement
networks linking
all places of
activity to be a
core component
of new Local Plan
and a high priority
of Implementation
Plan.
•
LCC - Transport
•
Translink
•
DTMR
•
Queensland
Health
•
Department of
Communities
•
LCC - Strategy
& Planning
•
LCC - Parks
•
Queensland
Health
•
LCC Community
Services
Pursue
engagement with
State
Government to
ensure any future
expansion of
services and/or
relocation of
existing services
will be located
within the Town
Centre core i.e.
within 400-800m
of public transport
hub.
Initiate
discussions with
healthcare
providers and
Queensland
Health to ensure
delivery of
healthcare
infrastructure is in
pace with
growing
communities and
demand on
health services.
Timing
•
Short - Medium
- Long
•
Short - Medium
•
Short - Medium
51
Opportunities
Recommendations
Actions
6.3.4
•
6.3.5
The public
realm should
incorporate
adequate sun
safety features.
Reduce vehicle
emissions in
the Town
Centre.
Ensure new
development
incorporates sun
safety features
within the design
for the public
realm.
•
Sun safety to be
a core
requirement of
design brief for
Town Centre and
pathway network.
•
Complete the ring
road system and
associated
legibility/way
finding
improvements to
provide
alternative routes
for traffic to bypass the Town
Centre.
•
Limit traffic
movement within
the Town Centre
through design.
•
Establish active
movement
networks
throughout the
Town Centre.
•
Continue
discussions with
Translink to
address
coordination of
bus and train
services and their
appropriateness
for local workers.
Stakeholders
•
LCC - Strategy
& Planning
•
LCC - Parks
•
LCC - Traffic
and Transport
•
Translink
•
DTMR
Timing
•
Short - Medium
•
Short
•
Short - Medium
52
Opportunities
Recommendations
Actions
6.3.6
•
6.3.7
Include
programs that
incorporate
healthy eating
and healthier
lifestyle
choices for
Beenleigh
residents.
Introduce
community
gardens, bush
food
landscapes
and fresh food
markets.
•
Provide a health
and lifestyle
precinct within
the Masterplan
area.
Pursue
engagement with
health providers,
educators and
the Beenleigh
Show Society in
order to
encourage
healthy eating
and healthier
lifestyle choice
programs for
residents and
visitors.
•
Consult other
Councils on their
healthy eating
programs i.e.
Ipswich Ministry
of Food.
•
Facilitate
meetings with
garden societies,
rural producers
and the
Beenleigh Show
Society in order
to encourage
fresh food
markets.
•
•
Investigate the
potential for
community
gardens to be
facilitated in key
community
precincts i.e. the
Showgrounds.
Stakeholders
•
LCC - Strategy
& Planning
•
Education
Queensland
•
Queensland
Health
•
Beenleigh Show
Society
•
LCC Community
Services
•
NGOs
•
Local Garden
Societies
•
Rural Producers
•
Beenleigh Show
Society
•
Australian City
Farms &
Community
Gardens
Network
•
LCC - Parks
•
LCC - Strategy
& Planning
Timing
•
•
Medium
Short - Medium
Pursue
engagement
opportunities with
local Indigenous
groups to gain
advice on bush
food landscapes.
53
Opportunities
Recommendations
Actions
6.3.8
•
Implement a
mix of uses
that will not
adversely
impact on the
health and
well-being of
residents or
businesses.
•
Implement
planning controls
that incorporate
adequate buffers
and transitional
zones to separate
incompatible land
uses such as
industry and
residential
precincts.
Stakeholders
•
LCC Environment
and
Sustainability
•
LCC - Transport
•
LCC - Strategy
& Planning
•
DTMR
Timing
•
Short - Medium
Implement
planning controls
that address
environmental
health issues
(noise, dust etc)
in mixed use
precincts and
where
development is
adjacent to major
transport
networks such as
railway line and
freeway.
54
Opportunities
6.4
EDUCATION, TRAINING AND EMPLOYMENT
Recommendations
Actions
6.4.1
Future planning
should be
guided by policy
that takes an
overarching
approach to
educational
delivery and
employment
opportunities.
•
Improve access
to, and
participation in,
education,
training and
employment, to
help improve
educational
outcomes and
reduce levels of
unemployment.
•
6.4.2
•
•
Stakeholders
Apply a
collaborative
approach to the
planning and
delivery of all
policy that will
impact on
existing and
future
communities'
educational
needs and
employment
opportunities.
•
LCC
•
QLD Government
•
Federal
Government
Link existing
businesses with
new businesses
for mentoring
and support and
the
development of
a cohesive local
business
community.
•
Chamber of
Commerce
•
LOED
Support
initiatives such
as a trade
training centre
within an
existing local
High School.
•
Education QLD
•
Independent
Schools
Queensland
Pursue
engagement
with relevant
organisations
for the provision
of a TAFE or
youth centre
technical
learning focus
within
Beenleigh.
•
TAFE QLD
•
Education QLD
•
LCC - Community
Engagement
•
LOED
Timing
•
Short Medium Long
•
Short
•
Short Term
•
Long Term
55
Opportunities
6.4.3
6.4.4
Facilitate training
and employment
that target upskilling of the
local population
to meet potential
demand with the
potential shift to
a global
economy.
Build new
facilities that
attract people
from outside of
Beenleigh due to
their close
proximity to
public transport
and targeted
curriculum.
•
•
Instigate
meetings
between training
and
employment
organisations
that consider up
skilling the local
population to
meet potential
demand with the
potential shift to
a global
economy.
•
TAFE QLD
•
Education QLD
•
Beenleigh Industry
Training Network
•
Construction
Companies
•
Chamber
Commerce
•
LOED
Initiate
discussions with
relevant
organisations
for the provision
of a TAFE or
youth centre
technical
learning focus
within
Beenleigh.
•
TAFE QLD
•
Education QLD
•
LCC - LOED
•
Short
Medium
-
•
Long Term
of
56
Opportunities
6.5
TRANSPORT AND TRAFFIC
Recommendations
Actions
6.5.1
•
Increase
usability,
comfort and
perceptions
of safety in
and around
Beenleigh
Train
Station.
•
•
•
Pursue
engagement with
Translink in order to
bring forward
refurbishment of
Beenleigh Train
Station.
Stakeholders
•
QR
•
LCC - Traffic and
Transport
•
LCC - Strategy &
Planning
•
Private
landowners/develop
ers
Incorporate Crime
Prevention through
Environmental
Design (CPTED)
principles into new
developments to
facilitate
opportunities for
informal
surveillance,
activation of public
spaces, attention to
lighting, surfaces,
vegetation
treatments and
other techniques
resulting in a safe
environment.
Specific to
developments
overlooking station
and pedestrian
linkage to station.
Complete Parking
Management Plan
(PMP) in line with
Logan Centres
Parking Policy.
Negotiate with
private
landowners/develo
pers to secure
central locations for
future shared
access public
parking stations.
•
Private
landowners/develop
ers.
•
LCC - Traffic and
Transport
•
LCC - Centres
Planning
Timing
•
The early
stages of
implementat
ion of the
Master Plan
•
Short
•
Short
57
Opportunities
Recommendations
Actions
6.5.2
•
6.5.3
6.5.4
Encourage
increased
public
transport
use.
Encourage
increases in
the numbers
of people
who walk
and cycle to
work.
Decrease
vehicle
numbers
throughout
the draft
Master Plan
area.
Pursue
engagement with
Translink with a
focus on bringing
forward
refurbishment of
Beenleigh Train
Station.
•
Provide increased
densities around
the train station.
•
Establishment of
active movement
networks
throughout the
Town Centre to be
a high priority of the
Implementation
Plan.
•
Improved efficiency
and frequency of
public transport.
•
Incorporate a mix of
uses within the
increased densities
around the train
station and in the
Town Centre.
•
Establishment of
active movement
networks
throughout the
Town Centre to be
a high priority of the
Implementation
Plan.
•
Ensure that the
design of the public
realm incorporates
Universal Access
principles.
•
Complete the
construction of the
ring road.
•
Investigate
prioritising
pedestrian and
cycle opportunities
through improving
connectivity.
Stakeholders
•
LCC - Strategy &
Planning
•
LCC - DA
•
LCC - Transport
•
Translink
•
QR
•
LCC - Strategy &
Planning
•
LCC - DA
•
LCC - Transport
•
LCC - Parks
•
LCC - Strategy &
Planning
•
LCC - RIM
•
LCC - Traffic and
Transport
Timing
•
Short - Long
•
Short - Long
•
Short Medium
58
Opportunities
Recommendations
Actions
6.5.5
•
Provide
sufficient
access and
car parking
that is
suitable to
people of all
abilities.
•
•
6.5.6
6.5.7
Decrease
the need to
travel to
other
localities for
commercial
and
community
services and
facilities.
Provide a
well
connected,
safe and
accessible
Town Centre
that enables
greater
access to
employment
opportunities
for residents.
Instigate a disability
audit of existing
public realm to
influence public
realm design.
Complete PMP in
line with Logan
Centres Parking
Policy.
Negotiate with
private
landowners/develo
pers to secure
central locations for
future shared
access public
parking stations.
•
Ensure that the
design of the public
realm incorporates
Universal Access
principles.
•
Instigate
discussions with
community services
and facilities
providers to look at
relocating to
Beenleigh Town
Centre.
•
Limit traffic
movement within
the Town Centre
through design.
•
Complete PMP in
line with Logan
Centres Parking
Policy.
•
Convene ongoing
meetings with
DTMR and
Translink with a
focus on providing
improved transport
options to Eagleby
and the Yatala
employment areas.
Stakeholders
•
LCC - Strategy &
Planning
•
LCC - Community
Engagement
•
LCC - Traffic and
Transport
•
LCC - RIM
•
LCC - Parks
•
LOED
•
Chamber of
Commerce
•
LOED
•
NGOs
•
Queensland Health
•
Department of
Communities
•
JAG
•
QPS
•
LCC - Community
Services
•
Translink
•
LCC Strategy/Centres
Planning
•
LCC - Transport
Timing
•
Short
•
Short Medium
•
Short Medium
59
Opportunities
Recommendations
Actions
6.5.8
Consider
impact on
adjoining
road
networks
(Pacific
Motorway)
as a result of
densification
.
•
Reduce
travel
distances
and times for
access to
education,
training and
employment
due to their
close
proximity to
the Town
Centre.
•
6.5.9
6.5.10 Improve
connectivity
to key
locations
including
Yatala and
Eagleby
through
improved
road
connections
and more
appropriate
and efficient
public
transport to
connect
people to
places
•
Stakeholders
Undertake a traffic
study.
•
LCC - Transport
•
DTMR
Pursue
engagement with
DTMR and
Translink with a
focus on providing
improved public
transport options to
education
institutions outside
of Beenleigh.
•
Translink
•
DTMR
•
LCC - Strategy &
Planning
•
LCC - Transport
Pursue
engagement with
DTMR and
Translink with a
focus on providing
improved transport
options to Eagleby
and the Yatala
employment areas.
•
Translink
•
LCC- Strategy &
Planning
•
LCC - Transport
•
LOED
Timing
•
Short Medium
•
Short
•
Short
60
Opportunities
6.6
COMMUNITY SAFETY AND CRIME PREVENTION
Recommendations
Actions
6.6.1
•
Create a safe
environment
for jurors,
court officials,
plaintiffs and
the general
public
attending the
Southern
District
Courthouse.
•
Pursue engagement
with stakeholders,
including the Court
House and
Department of
Justice and AttorneyGeneral, to design a
public realm that
adequately meets
the needs of all
users.
Stakeholders
•
LCC - Strategy
& Planning
•
LCC - Parks
•
LCC Community
Services
•
JAG
•
QPS
Timing
•
With Town
Square
implementatio
n
Incorporate CPTED
principles into the
design of the Town
Square and for
development
adjacent to it to
facilitate
opportunities for
informal surveillance,
lighting, surfaces,
vegetation
treatments and other
techniques resulting
in a safe
environment.
61
Opportunities
Recommendations
Actions
6.6.2
•
6.6.3
Improve the
safety
features and
perception of
the Beenleigh
Train Station
and commuter
car park.
Improve
perceptions of
safety for
commuters
using
Beenleigh
Train Station
and transit
area.
•
Explore/investigate
avenues for
incorporation of
Closed-Circuit
Television (CCTV)
monitoring with
police response.
Explore
opportunities for a
MOU with QR and
Translink to link
camera to Council
monitoring systems.
•
Re-design of entry
and access points to
the train station.
•
Incorporate CPTED
principles into new
developments
adjacent to the train
station to facilitate
opportunities for
lighting, surfaces,
vegetation
in a safe
environment.
•
Incorporate public
art to increase
community
ownership of the
public realm.
•
Instigate discussion
that will lead to
improved public
areas servicing the
Beenleigh transit
area (rail and bus
stops) with regard to
crowd dispersion
mechanisms and
high levels of casual
surveillance to deter
anti-social
behaviour.
Stakeholders
•
LCC Community
Services
•
LCC Community
Development
and Safety
•
LCC - Cultural
Services
•
QR
•
LCC Community
Services
•
LCC Community
Development
and Safety
•
QR
Timing
•
Short Medium
•
Short Medium
62
Opportunities
Recommendations
Actions
6.6.4
•
Create a
centre that is
activated 18
hours a day
(6am midnight) with
a variety of
opportunities
for interaction
and utilisation
for people and
all
demographics
and ages are
encouraged.
•
Incorporate CPTED
principles into new
developments to
facilitate
opportunities for
lighting, surfaces,
vegetation
in a safe
environment.
Incorporate an
appropriate mix of
uses within the Town
Centre.
•
Design of a public
realm that is a
complementary
interface between
the mix of uses
within the Town
Centre.
•
Provide adequate
programming of
services and
community events to
encourage use by all
ages and
demographics within
the Town Centre.
•
Provide adequate
lighting of the public
realm.
Stakeholders
•
LCC - Strategy
& Planning
•
LCC - Parks
•
LCC Community
Services
•
LCC Community
Development
and Safety
•
LCC Strategy/Centre
s Planning
•
LCC Development
Assessment
Timing
•
In conjunction
with the Town
Square
development
63
Opportunities
6.7
SOCIAL INCLUSION AND COMMUNITY COHESION
Recommendations
Actions
6.7.1
Future planning
should
incorporate
overarching
direction for
achieving social
sustainable
communities.
•
Retain existing
and facilitate
new unique local
businesses
within the Town
Centre.
•
6.7.2
6.7.3
Provide for
strong social
networks which
will create
significant
economic and
social welfare
gains.
•
•
Stakeholders
Apply a
collaborative
approach to
achieving social
inclusion in the
planning and
delivery of all
policy that will
positively impact
on existing and
future
communities.
•
LCC
•
QLD
Government
•
Federal
Government
Investigate
examples of how
other cities and
towns have
encouraged
retention of
existing unique
businesses and
new unique or
innovative
business into the
Town Centre
(such as Renew
Newcastle).
•
LCC Community
Services
•
LCC - DA
•
LCC - Centres
Planning
•
LOED
•
Beenleigh
Chamber of
Commerce
Undertake
ongoing
consultation with
the community in
order to better
understand
existing social
networks.
•
LCC Community
Engagement
•
LCC
Community
Services
Timing
•
Short
Medium - Long
•
•
Short
Medium - Long
-
Investigate
programs that
will protect and
enhance
identified social
linkages.
64
Opportunities
Recommendations
Actions
6.7.4
•
Provide for
community
activities and
meeting space
that facilitate
intergenerational
and cultural
interaction.
•
•
6.7.5
Encourage local
Indigenous
groups to
participate in
aspects of the
implementation
of the Master
Plan.
Facilitate the use
of and promotion
of Town Square
for community
events.
Facilitate the
inclusion of
Active Logan
programming
within the Town
Square.
Investigate the
potential for
community
gardens to be
facilitated in key
community
precincts i.e. the
Showgrounds.
•
Facilitate
communitybased reference
group to provide
input into Town
Square use.
•
Facilitate
community
engagement
which will inform
the design and
implementation
of identified
priority projects
concerning the
implementation
of the Town
Square.
•
Pursue
engagement with
local Indigenous
groups to ensure
the
implementation
of the Master
Plan, such as
design of the
Town Square,
meets their
needs.
Stakeholders
Timing
•
Chamber
Commerce
of
•
LCC - Parks
•
LCC - Marketing
and Events
•
LCC
Community
Services
-
•
LCC
Community
Engagement
-
•
LCC - Strategy
& Planning
•
LCC
Community
Services
•
LCC - Parks
•
LCC
Community
Engagement
•
LCC - Centres
Planning
•
Local
Indigenous
groups
-
•
Medium
•
Short
Medium
-
•
Short
Medium
-
-
65
Opportunities
Recommendations
Actions
6.7.6
•
Maintain and
enhance
existing country
town feel and
character of
Beenleigh.
Stakeholders
Timing
Consult with the
community in
order to better
understand how
Beenleigh's
character can be
preserved and
enhanced.
•
LCC - Strategy
& Planning
•
LCC - Cultural
Heritage
Librarian
•
LCC - Cultural
Services
•
Protect buildings
of local heritage
significance.
•
LCC Community
Engagement
•
Ensure buildings
adjacent to
heritage places
do not
compromise their
cultural heritage
significance.
•
Local historical
groups
•
Work with the
Show Society
and local
heritage groups
to ensure
heritage and
cultural events
continue.
•
LCC
Community
Services
•
LCC - Events
•
Show Society
•
Local Historical
Societies
-
•
Short
•
Short
Medium
-
66
Opportunities
6.8
PUBLIC REALM AND OPEN SPACE
Recommendations
Actions
6.8.1
Future planning
should be
guided by policy
that takes an
overarching and
consistent
approach to
positive
outcomes for
the public realm
and open space.
•
Design of the
public realm
should facilitate
intergenerational
interaction and
include
consideration of
all including
seniors, young
people, CALD
and Indigenous
communities.
•
6.8.2
•
Stakeholders
Apply a
collaborative
approach to the
planning and
delivery of all
policy that will
impact on the
public realm and
open space so as
to meet existing
and future
communities'
needs.
•
LCC - Parks
•
LCC - Strategy &
Planning
•
QLD Government
•
Federal
Government
Community
consultation to
ascertain variety
of needs of
different
stakeholder
groups to be met
in the re-design of
the public realm.
•
LCC - Strategy &
Planning
•
LCC - Parks
•
LCC - Community
Services
•
LCC - Community
Engagement
Explore
opportunities to
develop and
promote
intergenerational
interaction
through
community
development
activities and
events.
•
Reference group
for input to design
Timing
•
Short Medium Long
•
Short
67
Opportunities
Recommendations
Actions
6.8.3
•
Increase access
for people with
disabilities in
and around the
Town Centre.
•
6.8.4
6.8.5
Improve
vegetation and
green space
linkages,
connectivity of
parklands, and
wildlife
corridors.
Create a well
used central
civic space.
Stakeholders
Timing
Instigate a
disability audit of
existing public
realm to influence
public realm
design.
•
Chamber
Commerce
•
LCC - Strategy &
Planning
•
LCC - Parks
Pursue
engagement
between Council
and community
which will inform
the design and
implementation of
the Town Square.
•
LCC - Transport
•
LCC - Community
Engagement
•
LCC - Community
Services
•
LCC - Parks
•
LCC - Centres
Planning
•
LCC Environment and
Sustainability
•
LCC - Centres
Planning
•
LCC - Community
Services
•
LCC - Parks
•
Ensure new
design of the
public realm
incorporates
Universal Access
principles.
•
Complete PMP in
line with Logan
Centres Parking
Policy.
•
Identify new
parkland to be
included in the
Implementation
Plan that will
provide
greenspace and
improved
pedestrian
linkages.
•
Design for a wellconnected, legible
and walkable
Town Centre.
•
Undertake an
environmental
audit of existing
flora and fauna.
•
Plan for safe,
accessible,
functional, well
integrated central
civic space that is
designed
appropriately to
meet the needs of
the community.
of
•
Short Medium
•
Short
•
Short Medium
68
Opportunities
Recommendations
Actions
6.8.6
Improve public
access and
connections to
the major sport
parks located
within the Town
Centre.
•
Create new
local recreation
parks within
walkable
catchments from
proposed higher
density
residential.
•
Upgrade and
consolidate
recreational
parks.
•
Extend the
sporting and
community
precinct at
Dauth Park to
include areas of
Centenary Park.
•
6.8.10 Enhance the
existing
Showgrounds
design and
facilities and
integrate with
the surrounding
uses.
•
6.8.7
6.8.8
6.8.9
Stakeholders
Investigate how
Dauth Park and
Hammel Park
might be made
more accessible
from the Town
Centre and
incorporate these
linkages in the
implementation
plan.
•
LCC - Parks
•
LCC - Centres
Planning
•
LCC - Community
Services
Identify potential
new parkland and
include in
implementation
plan.
•
LCC - Parks
•
LCC - Strategy &
Planning
•
LCC Community
Services
Review parks
within the draft
Master Plan area
that do not meet
current design
standards.
•
LCC - Parks
•
LCC - Community
Services
Investigate the
potential of both
Dauth Park and
Centenary Park
and incorporate
outcomes into
implementation
plan.
•
LCC - Parks
•
LCC - Community
Services
•
LCC - Strategy &
Planning
•
Queensland
Education
Investigate the
potential to
Master plan the
Showgrounds.
•
LCC - Strategy &
Planning
•
Beenleigh Show
Society
•
LCC - Parks
•
LCC - Community
Services
Timing
•
Short
•
Short
•
Short
•
Short
•
Short Medium
69
Opportunities
Recommendations
Actions
6.8.11 Increase
connectivity and
integration
between the
schools and the
public realm.
•
6.8.12 Design
streetscape/ope
n spaces that
incorporate
climate smart
features and
include climate
appropriate
elements.
•
6.8.13 Maintain and
enhance
existing unique
country town
built form of
Beenleigh.
•
Protect buildings
of local heritage
significance.
•
Ensure buildings
adjacent to
heritage places
do not
compromise their
cultural heritage
significance.
•
•
Stakeholders
Pursue
engagement with
Education
Queensland that
focus on
increased
connectivity and
integration
between the
schools and the
public realm
•
Education
Queensland
•
LCC - Parks
•
LCC - Transport
Consider climate
within the design
guidelines for the
local plan.
•
LCC - Strategy &
Planning
•
LCC Environment and
Sustainability
•
LCC- Parks
•
LCC - Strategy &
Planning
•
LCC - Cultural
Heritage Librarian
•
LCC - Cultural
Services
•
LCC - Community
Engagement
•
LCC - Parks
•
Local historical
societies
Incorporate
climate
appropriate
design styles and
materials into the
design of the
public realm.
Consider
Beenleigh's
unique character
in the design of
the public realm.
Timing
•
Short Medium
•
Short
•
Short Medium
70
Opportunities
Recommendations
Actions
6.8.14 Create places
that attract
visitors, and
spaces that are
welcoming and
inviting.
•
•
•
Provide for an
increased
provision of public
art in public
spaces.
Provide for more
activity generators
through mixed
use and economic
development to
activate the
streets.
Stakeholders
•
LCC - Strategy &
Planning
•
LCC - DA
•
LCC - Community
Services Sport
and Recreation
•
LCC - Parks
•
LOED
Timing
•
Short Medium Long
Provide for an
increase in
recreation and
entertainment
opportunities
within the Town
Centre.
71
Opportunities
6.9
SERVICES AND FACILITIES
Recommendations
Actions
6.9.1
Future planning
should be
guided by policy
that takes an
overarching and
consistent
approach to
sustainable
provision of
services and
facilities.
•
Improve access
to and provision
of community
facilities.
•
Services and
facilities should
adapt to
changing needs
of the
community.
•
Ensure colocation of some
services in
order to improve
efficiency.
6.9.2
6.9.3
6.9.4
6.9.5
Provide facilities
for community
arts and cultural
expression, that
meet the social,
leisure and
cultural needs
of the
community
Stakeholders
Apply a
collaborative
approach to the
planning and
delivery of all
policy that will
impact on the
provision of
services and
facilities so as to
meet existing and
future
communities'
needs.
•
LCC
•
QLD
Government
•
Federal
Government
Facilitate
recommendations
of the Social
Needs
Assessment.
•
LCC Community
Services
•
LCC - Major
Venues
Work
collaboratively
with providers of
community
facilities to
achieve outcomes
based on
recommendations
from the CIS.
•
LCC Community
Services
•
NGOs
•
State
Government
•
Identify gaps and
overlaps in service
provision.
•
LCC Community
Services
•
Investigate
feasibility for colocation of
services and
facilities.
•
NGOs
•
State
Government
•
Complete city
wide Community
Infrastructure Plan
(CIP).
•
LCC Community
Services
•
•
Incorporate
findings from CIP
into the
Implementation
Plan.
LCC - Major
Venues
•
LCC - Cultural
Services
Timing
•
Short Medium Long
•
Short Medium
•
Medium Long
•
Medium Long
•
Short
72
Opportunities
Recommendations
Actions
6.9.6
•
Ongoing
involvement in the
Implementation
Plan.
•
Pursue
engagement with
young people to
achieve the
Implementation
Plan.
6.10
Provide and
promote
recreational
spaces
specifically
targeted
towards young
people.
Stakeholders
•
LCC Community
Services
•
LCC - Major
Venues
•
LCC - Cultural
Services
•
LCC - Parks
Timing
•
Short Medium
MANAGING CHANGE
Recommendations
Actions
6.10.1 Social linkages
of existing
residents should
be identified and
where possible
be maintained.
•
6.10.2 Encourage the
Beenleigh
community to
welcome and
have ownership
of the Master
Plan.
•
•
Stakeholders
Pursue
engagement with
the community in
order to better
understand
existing social
linkages and put
in place
programs that
will protect and
enhance
identified
linkages.
•
LCC Community
Engagement
•
LCC - Strategy
& Planning
•
LCC Community
Services
Enable the
Beenleigh
community to
participate in the
development of
the
implementation
program.
•
LCC Community
Engagement
•
LCC - Strategy
& Planning
Continue to
engage with the
Beenleigh
community
throughout the
process to
ensure their
continued input
to decision
making.
•
LCC Community
Engagement
•
LCC - Strategy
& Planning
Timing
•
Short Medium - Long
•
Short
•
Medium - Long
73
Opportunities
•
6.10.3 Review the
impacts, both
negative and
positive,
undertaking a
process to
monitor the
impact that have
occurred as a
result of change
and evaluate the
effectiveness of
these measures.
•
Manage
information flows
to ensure the
community is
kept updated.
•
LCC Community
Engagement
•
LCC - Strategy
& Planning
Review
outcomes of
change at
regular intervals.
•
LCC Community
Engagement
•
LCC - Strategy
& Planning
•
LCC Community
Services
•
Medium - Long
•
Short Medium - Long
74
Conclusion
6.11
CONCLUSION
The aims of this study were to identify the social issues and potential impacts that
could affect the quality of life of the residents of Beenleigh as a result of the
implementation of the Beenleigh Master Plan. This study has identified these
potential impacts, both positive and negative. A range of enhancement and
mitigation measures have subsequently been recommended. These opportunities
will inform and influence future planning processes including the final Master Plan,
Local Plan and the implementation program for Beenleigh Town Centre.
75
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World Health Organisation. (2009). Reducing health inequities through action on
the social determinants of health
(http://www.who.int/pmnch/topics/economics/who_eb2009_reducinghealthinequitie
s/en/index.html)
77
APPENDICES
A.
DEMOGRAPHICS
Bahrs
Scrub –
Wolffdene
- Belivah
1,755
54.8
Southern
Planning
Sector
Logan
City LGA
Queensland
7,784
4.8
35,126
16.2
250,578
13.9
4,046,880
17.5
7.2
13.8
15.5
14.0
13.9
12.7
10.8
6.3
5.8
34
7.1
15.1
14.8
13.2
13.7
13.2
10.4
6.6
5.8
34
7.7
16.3
15.8
14.3
14.2
13.6
10.7
4.5
2.8
32
6.6
14.1
13.8
13.4
14.7
13.8
11.2
6.6
5.7
36
3.4
20.3
2.9
21.5
2.5
23.5
3.3
17.9
26.4
27.5
28.9
7.2
21.1
27.6
31.4
9.1
15.5
25.5
35.2
12.1
18.2
24.1
31.8
14.7
783
895
1,049
1,033
5.3
6.0
7.9
13.1
57.1
56.1
55.5
49.5
38.2
36.0
44.6
41.8
14.5
15.5
16.3
17.1
7.5
6.2
5.8
4.8
36.5
34.6
29.1
31.4
15.6
17.9
19.9
29.6
24.7
26.3
26.6
19.4
29.3
26.3
25.1
19.1
55.4
38.8
42.4
46.9
43.3
2.7
33.9
35.1
30.7
39.1
Beenleigh
Population
% change 1996 - 2006
Age
0-4 years (%)
5.5
5-14 years (%)
17.3
15-24 years (%)
15.1
25-34 years (%)
10.3
35-44 years (%)
15.7
45-54 years (%)
16.6
55-64 years (%)
11.3
65-74 years (%)
5.3
75+ years (%)
2.9
Median age (yrs)
36
Culture
Indigenous pop (%)
1.1
O/seas born (%)
21.6
Gross household income (% of households)
<$500/wk
9.4
$500-$999/wk
17.2
$1,000-$1,999/wk
38.1
$2,000+/wk
23.0
Median household
1,345
income ($ per week)
Qualifications
Degree+ (% of pop’n
9.9
aged 15yrs+)
No qualifications (% of
51.9
pop’n aged 15yrs+)
Employment
Fulltime (% of labour
47.9
force)
Part time (% of labour
21.7
force)
Unemployment rate (%)
2.6
Not in labour force (% of
24.5
pop’n aged 15yrs+)
Selected occupational groups
Managers &
27.3
Professionals (%)
Clerical, Sales & Admin
19.8
(%)
Labourers, Machine
14.4
operators (%)
Household composition
Couples with children (%
of families)
Couples with no children
78
(% of families)
One parent families (%)
Family Households (%)
Lone person Households
(%)
Group households (%)
Household size
Average persons per
household
Housing tenure (% of
occupied private
dwellings)
Owned
Being purchased
Rent – Govt
Rent – Private and other
Other / not stated
Median housing costs
Median monthly housing
loan repayments ($)
Median weekly rental ($)
Internet connection
Have internet (%)
Vehicle Ownership (%
of households)
No vehicles
1
2
3 or more
Dwelling structure –
occupied private
dwellings
Separate house (%
occupied private
dwellings)
Semi-detached, row,
terrace (% occupied
private dwellings)
Flat, unit, apartment (%
occupied private
dwellings)
Bahrs
Scrub –
Wolffdene
- Belivah
Beenleigh
Southern
Planning
Sector
Logan
City LGA
Queensland
10.8
88.5
25.3
64.9
21.3
73.2
20.9
78.8
15.9
72.7
9.4
31.0
23.4
18.2
23.2
2.0
4.0
3.4
2.9
4.0
3.1
2.5
2.6
2.9
2.6
33.4
51.0
0.0
13.6
2.0
19.7
31.3
9.8
36.1
3.1
25.8
36.3
6.0
28.3
3.6
23.7
41.2
5.8
26.4
2.9
31.6
33.8
3.4
27.6
3.6
1,408
1,083
1,199
1,200
1,300
260
175
197
200
200
78.3
48.4
56.6
63.9
62.8
1.3
21.7
46.6
29.2
16.0
39.6
28.1
12.4
10.0
37.9
33.1
15.1
6.7
33.8
37.4
18.7
7.9
36.6
36.5
15.6
99.2
71.7
82.9
86.1
79.5
0.4
10.0
7.9
9.6
7.6
0.5
17.3
8.5
3.5
11.2
79
B
SUMMARY OF CONSULTATION FINDINGS
Community Surveys
Perceived positive aspects of Beenleigh
 the relaxed, country-town feel - Beenleigh is not too big;
 the location of Beenleigh between the Gold Coast and Brisbane;
 the Cane Festival, and the Beenleigh Show; and
 Beenleigh's proximity to the freeway.
Young people targeted consultation
 community feel and welcoming atmosphere;
 the shopping centres;
 the Beenleigh Showgrounds;
 the Beenleigh swimming pool;
 the parks;
 the soccer club;
 Beenleigh AFL sports field;
 Beenleigh Entertainment Centre;
 cafés;
 The Edge (community centre located in Eagleby);
 the Police-Citizens Youth Club (PCYC); and
 the Sunday markets.
Seniors targeted consultation
 the country-style atmosphere; and
 the history of Beenleigh and the continued recognition of this aspect
of Beenleigh through such events that include the Cane Festival,
and the Beenleigh Show; and
 the Beenleigh Showgrounds - as it is the historical part of town.
Perceived negative aspects of Beenleigh
 traffic congestion - particularly at the roundabout;
 cars dominate the centre of town;
 inadequate parking in and around central Beenleigh;
 there is a need for renovation and revamping of existing
buildings - buildings look tired and piecemeal;
 everything closes at night, there is nothing to do after
business hours;
 lack of choice and variety in regards to retail stores; and
 services are too fragmented.
























the public toilets - the toilets are dirty and unsafe;
the Beenleigh train station - unsafe;
traffic - roundabout and general traffic congestion;
pollution - fumes from cars, rubbish and graffiti;
there's not much to do in Beenleigh - there needs to be
more cafés and places for people to meet;
lack of employment opportunities;
homeless people; and
the lack of shopping options.
Aspirations for Beenleigh
 provision for a cinema;
 more cultural activities, restaurants, cafés, places for people to
meet, and live entertainment are needed in the area; and
 create easier access(especially for people with a disability and the
elderly) with improved connectivity.
lack of car parking;
the lack of integration and therefore ease of accessibility
to services;
traffic congestion (in and around the centre of Beenleigh)
specifically at the roundabout; and
issues with perceptions of safety, specifically after
business hours.



improved traffic flow e.g. roundabout congestion;
roads;
faster public transport that is better connected;
less pollution;
the stigma associated with Beenleigh - graffiti, crime,
disadvantage;
safety - at night and specifically safety around the Beenleigh train
station needs to be significantly improved;
accessible and safe walking and cycling pathways - riding on the
road is not safe so the only other option is to ride on the footpaths;
more pathways where you can walk your dog;
kid friendly parks with good equipment that kids can play on;
mural wall and art space in the centre of town;
more facilities for disabled people; and
short term/over night accommodation where visitors and tourists
can stay.
alleviate the current traffic congestion;
address the lack of available car parking; and
increase the amount of parking for disabled.
80
C
COMMUNITY CONSULTATION METHODOLOGY
COMMUNITY SURVEYS
Engagement Dates
18th November 2010 - Community Surveys Beenleigh Police and Citizens-Youth Club
19th November 2010 - Community Surveys Beenleigh Marketplace shopping centre
21st November 2010 - Community Surveys Beenleigh Showgrounds.
Community surveys were conducted at three sites that included the Beenleigh Police and
Citizens-Youth Club, the Beenleigh Marketplace shopping centre and the Beenleigh Sunday
Markets held at the Beenleigh Showgrounds. The community surveys sought to gain a
comprehensive understanding from community members of their perceived positive and
negative impacts that may occur as a result of the implementation of the draft Beenleigh
Town Centre Master Plan. The community surveys were undertaken as structured
interviews, with the average duration of each survey being 25 minutes. Community survey
participants were also provided with reply paid envelopes, allowing them to respond to the
survey questions at a time of their convenience. The respondents who took part in the
community surveys reside in Beenleigh and the surrounding suburbs.
COMMUNITY SURVEY QUESTIONS
Background
Logan City Council is conducting community engagement as part of the social impact
assessment (SIA) associated with the Beenleigh Town Centre draft Master Plan. Logan City
Council has prepared a draft master plan to guide future growth in the Beenleigh Town
Centre. Beenleigh is expected to experience significant growth over the next twenty years.
The draft Master Plan provides a coordinated approach to managing the future challenges
associated with population growth, and maximises on the economic and social opportunities
it will bring to the town centre.
Survey Objective
I would like to ask you some questions today concerning the Beenleigh Town Centre draft
Master Plan. The questions will be about what you think about the Beenleigh Town Centre
draft Master Plan. The survey will take 15 minutes to complete. Your responses to the
questions are strictly confidential.
May I take 30 minutes of your time to ask you what you think about the Beenleigh Town
Centre draft Master Plan?
Logan City Council is collecting your contact details and thoughts on this issue to gain
your feedback so it can improve its operations and, if necessary, contact you to follow
up on your comments. The information will only be accessed by employees and/or
Councillors of Logan City Council. Your information will not be given to any other
person or agency unless you have given us permission or we are required by law. By
completing this survey, you agree that information you provide will be transferred to
Survey Monkey software, which is based in the USA.
81
1. Contact Details
1.1 Name:
1.2 Ph:
2. Demographic Information
2.1
2.2
2.3
2.4
Sex: Male Female
Age:
What suburb do you live in?
How long have you lived in the area?
3. Access to Services
3.1
3.2
When you come to central Beenleigh what shops, businesses and services do you
use?
What shops, businesses and services would you like to see in central Beenleigh?
4. Impressions of current Beenleigh town centre
4.1
What do you like the best about Beenleigh (Town Centre) at the moment?
4.2
What do you like the least about Beenleigh (Town Centre) at the moment?
4.3
How do you feel when you visit Beenleigh Town Centre?
4.4
What would make you feel better about coming to Beenleigh Town Centre?
4.5
What do you like about the Beenleigh Town Centre draft Master Plan?
4.6
How will this be good for you?
4.7
What don't you like about the Beenleigh Town Centre draft Master Plan?
4.8
How will this affect you?
4.9
What can be done to fix this?
5. Questions specific to project negotiables
A. Principles proposed in the Master Plan
5.1
What do you think of the vision for Beenleigh in 2031?
Prompts:
 Beenleigh is an interesting and attractive place to be.
 Beenleigh is an easy place to get to and to move around in.
 Beenleigh is a compact and vibrant Town Centre.
 Beenleigh is an important centre of employment, training and community services for
its district.
 Beenleigh is a progressive place, with its roots firmly planted in its rich heritage.
5.2
What do you think is the appropriate character/feel/look for Beenleigh Town Centre?
5.3
Do you agree/disagree with the following principles?
Please respond on a scale - 1 (strongly agree) 5 (strongly disagree). Please circle
response
a. Beenleigh town centre should be a place where it is people-friendly with less cars.
1
2
3
4
5
82
b. Beenleigh needs a better transit centre.
1
2
3
4
5
c. There needs to be higher density residential living in central Beenleigh.
1
2
3
4
5
d. There should be more parks and public space that are well connected.
1
2
3
4
5
e. Shops and services should be located all together within Beenleigh town centre.
1
2
3
4
5
B. Priorities
5.4
What do you think is the most important thing that should be considered as part of the
Beenleigh Town Centre draft Master Plan?
6. Future Vision
6.1
6.2
Imagine you are walking around Beenleigh Town Centre in 2030, what would you like
it to look like?
Do you have any further comments or feedback about the Beenleigh Town Centre
draft Master Plan?
Close and thank you
83
STAKEHOLDER FOCUS GROUPS
SENIORS
3rd December 2010 - Community Workshop Beenleigh and Districts Senior Citizens Centre
Members of the Beenleigh and Districts Senior Citizens Centre participated in a community
workshop and provided feedback concerning the Beenleigh Town Centre draft Master Plan.
FOCUS GROUP SCHEDULE - SENIORS
Date: Friday 3rd December
Time: 1-2pm
Venue: Beenleigh and District Senior Citizens Centre - 20 Alamein Street Beenleigh
Group Facilitators: AC, LL, GZ
Presentation: JG
Time
Person
Activity
12.40pm
AA, LL, JG, GZ
1-1.45pm
1.45pm
1.452.45pm
JG
AC, LL, GZ
AC, LL, GZ
Arrive at venue - contact KC
Room set up
JG will present to the draft Master Plan
Break into smaller groups and work through activities
ACTIVITY ONE
Participants will be asked to answer the following questions:
1. What do you like the best about Beenleigh (town centre) at the moment? And
why?
2. What do you like the least about Beenleigh (town centre) at the moment? And
why?
ACTIVITY TWO
Participants will be asked to answer the following questions:
1. What do you like about the Beenleigh Town Centre draft Master Plan? And why?
2. What don't you like about the Beenleigh Town Centre draft Master Plan? And
why?
3. What can be done to minimise these impacts?
ACTIVITY THREE
What do you think of the vision for Beenleigh in 2031?
Rate these responses on a scale 1 (strongly agree) 5 (strongly disagree)
-Beenleigh is an interesting and attractive place to be.
-Beenleigh is an easy place to get to and to move around in.
-Beenleigh is a compact and vibrant town centre.
-Beenleigh is an important centre of employment, training and community services for its
district.
-Beenleigh is a progressive place, with its roots firmly planted in its rich heritage.
84
YOUNG PEOPLE
12th November 2010 - Community Workshop School Captains Network Meeting
8th December 2010 - Community Workshop Eagleby Youth Space
Members of the School Captains Network and the Eagleby Youth Space participated in
community workshops and were surveyed in regards to their impressions of the Beenleigh
Town Centre draft Master Plan. Participants were also asked to provide their impression and
opinion of present day Beenleigh. The young people were asked to identify what they felt
were the positive and negative impacts that may occur as a result of the implementation of
the proposed Master Plan. The 40 young people who participated in the workshop activities
were ranging from 10 to 17 years of age, reside in Beenleigh and surrounding suburbs, and
expressed their familiarity with the study area of the draft Master Plan.
FOCUS GROUP SCHEDULE - YOUNG PEOPLE
Date: Friday 12th November
Time: 11am - 12pm
Venue: Logan Metro Indoor Sports Centre - 357 Browns Plains Rd, Crestmead
Facilitator: AS
Group Facilitators: LB, AC, CG, AB, GZ
Presentation: JG
Time
10.45am
10.55am
Person
LB, AC, AS, JG
GZ
11am
11 - 11.15am
AS
AS
11.15 11.30am
JG
GZ
11.30 11.45am
AS
JG
Activity
Arrive at venue.
As students are re-entering the room after morning tea give each student a coloured
card with pen attached.
AS and GZ to direct students to back of room for first activity. Group to form a circle.
ACTIVITY ONE
PART ONE
Students will be asked to answer question A on the coloured card.
Question A: "What do you like best about Beenleigh today?"
Students will be directed to pass the cards around the group until Alice calls time.
Students are then asked to rate the response using the 1 to 5 rating system on the
other side of the coloured card. 1 representing "least important" and 5 representing
"most important".
PART TWO
Students will be asked to answer question B on coloured card.
Question B: "Write one thing you would change about Beenleigh".
Students will be directed to pass the cards around the group until Alice calls time.
Students are then asked to rate the responses using the 1 to 5 rating system on the
other side of the coloured card. Same rating scale.
PART THREE
Students are directed back to their seats, retaining the coloured cards as this denotes
the group that they will be allocated to for the group activities.
AS will introduce JG.
JG will present to the draft master plan.
Whilst JG is presenting, GZ will set up the back of the room with materials in
preparation for the group activities.
Alice will ask the students to congregate at the back of the room, in groups, according
to the colour of their card.
Alice will facilitate the second activity.
ACTIVITY TWO
On the butchers paper provided students will be asked to list their "likes and dislikes" in
relation to the draft Master Plan and provide a reason why.
85
LB, AC, CG, AB, GZ
11.45 - 12pm
AS
JG
LB, AC, CG, AB, GZ
12pm
AS
JG will be addressing technical questions that may arise from the students.
The group facilitators will provide guidance to their individual groups.
Report back if time permits.
ACTIVITY THREE
AS will facilitate the third activity.
On the butchers paper provided students will be asked to answer the question,
"What are the impacts on you?"
JG will be addressing technical questions that may arise from the students.
The group facilitators will provide guidance to their individual groups.
Report back if time permits.
AS will ask a representative from each group to take the "What are the impacts on
you?" butchers paper and stick it to the sticky wall.
Group facilitators will provide each student with two coloured sticky dots.
AS will ask the members of each group to go to the sticky wall and vote on top two
responses.
Wrap up.
Date: Wednesday 8th December
Time: 2.30pm - 4pm
Venue: Eagleby Youth Space
Facilitator: GZ
Group Facilitators: GZ LL
Time
2.30 - 3.00pm
3.00pm
Person
GZ, LL
GZ
3.00pm 4.00pm
GZ, LL
Activity
Arrive at venue Room set up
As students entering the room after afternoon tea give each are asked to watch video
presentation, view storyboards and answer some questions.
ACTIVITY
Students will be asked questions and group fascinators note each student's responses.
Question A: What don't you like now about Beenleigh?
Question B: What shops/services/facilities would you like to see in Beenleigh?
Question C: How could you fix it?
Question D: What do you like about the Master Plan?
Question E: What don't you like about the Master Plan?
Question F: What do you think Beenleigh should be like in 20 years time?
86
DELPHI TECHNIQUE SURVEY
The Delphi technique as a research instrument applied in the context of a SIA can be utilised
as an effective knowledge building tool. The Delphi technique facilitates and enables the
gathering of insights and informed judgements from a panel of experts in relation to a specific
issue under investigation. Potential panel members are chosen with regard to their
experience and knowledge on the specific topic. Ensuring the anonymity of panel members
who participate in the Delphi technique survey encourages frank responses to survey
questions, uninfluenced by other participants professional status or personality18.
Whilst the Delphi technique is traditionally conducted as a two part process, the first round of
this survey yielded comprehensive and rich data. Therefore it was decided that initial
responses were more than sufficient in gaining an understanding of the issues under
consideration from the diverse range of participants. Practical considerations such as the
condensed time-frame for consultation were taken into account and ultimately influenced the
final decision not to undertake a second round.
Initial contact was made by telephone to prospective panel members who were chosen in
regards to their knowledge of the specific issues under investigation. Several themes were
identified and panel members grouped under those themes.
The themes included:
 housing;
 transport and traffic;
 community safety and crime prevention;
 health;
 services
 education, training and employment;
 social inclusion and community cohesion;
 public realm and open space; and
 managing change.
Key representatives who agreed to take part in the survey were provided with introductory
information. This information included a summary of the Beenleigh Town Centre draft
Master Plan, a summary of the Beenleigh and Bahrs Scrub Social Needs Assessment and a
link to the on-line project website (located on the Logan City Council website) were provided
to the panel members. The entire process was conducted via email coupled with courtesy
and follow-up telephone contact in an aim to provide support, build rapport with panel
members to ensure the return of completed surveys.
The survey panel consisted of representatives from key State Government agencies,
community based peak organisations and key service providers located in Beenleigh,
including representatives from a tertiary education institution. Key State Government
agencies consulted throughout the process included the Department of Communities,
Queensland Health, Department of Transport and Main Roads, Translink Transit Services,
the Justice Department, Beenleigh District Court, and the Queensland Police Service.
Several panel members co-ordinated their responses to survey questions to include a
broader range of stakeholders from within their respective department or organisation. A
total of 15 completed survey documents were returned by the panel from an initial mail out of
16 surveys.
18
Aichholzer 2009
87
The response rate was high whilst the content and depth of survey responses was varied.
The period of consultation was inclusive of the 3rd November to the 15th December 2010.
The following is the questions posed to the Delphi survey panel members.
DELPHI TECHNIQUE QUESTIONS
Forecast Change
1.
What change/s do you foresee occurring as a result of the potential implementation of
the draft Beenleigh Town Centre Master Plan?
Assess Impacts of Change
2.
What do you think are the potential positive impacts of the draft Beenleigh Town
Centre Master Plan?
3.
What do you think are the potential negative impacts of the draft Beenleigh Town
Centre Master Plan?
4.
Who do you think will be the most affected and in what ways?
Formulate Solutions/Mitigation Strategies
5.
What strategies do you think would be effective in enhancing the potential positive
impacts you have identified?
6.
What strategies do you think would be effective in minimising the potential negative
impacts you have identified?
Request for Referrals
7.
Can you identify community members and/or provide referrals to organisations that
may want to be involved with the community consultation and engagement processes
occurring as part of the social impact assessment?
8.
Do you have any further suggestions or comments please?
88
D
ANALYTICAL METHODS
CROSS IMPACT ANALYSIS
The identification of indirect and cumulative impacts is a goal of a Social Impact Assessment to better understand the long-term impacts of a
project. This process can be challenging, especially with identifying different related chains of causality19. One method of determining indirect
and cumulative impacts is to undertake a Cross Impact Analysis. The risk of not identifying or not seriously considering indirect and cumulative
impacts is that a false sense of security can be created for those commissioning the SIA 20.
Purpose: For forecasting interactions between impacts, events and trends. Implemented to examine the interactions between the identified
impacts from the Delphi survey, focus groups and the community survey.
Process:
1.
Identify the most prominent impacts and list them (1-8 below stands for each identified area of impacts)
2.
Identify the levels at which these impacts will occur (Household, Community, Catchment)
3.
Construct a matrix to analyse:
4.
19
20

Self-interacting impacts (i.e. individual impacts that interact with other individual impacts)

Cross-interacting impacts (i.e. individual impacts that also impact on the community)
Include an accompanying table to explain the specific interaction and identify the likelihood of it occurring:

Very unlikely (1)

Unlikely (2)

Possibly (3)

Likely (4)

Very likely (5)
Barrow 2000: 69
Barrow 2000: 77
89
1-Housing 2- Health 3- Education/Training/Employment 4- Traffic/Transport 5- Safety 6- Social Inclusion 7- Public Realm 8- Services/Facilities
X=Impact
IMPACTS
Household
1
2
3
4
5
6
7
8
2
3
4
X
X
X
X
Catchment
5
X
X
X
6
7
8
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
City
Impacts
Community Individual
1
Community
90
Positive Impacts
Impact #1
X
Impact #2
Explanation
Likelihood
Rank
4
Level of
Impact
4
Likelihood
Level
H
1
X
3
1
1
X
X
4
7
2
X
4
Increased access to employment opportunities in the
construction of additional housing
Housing provided in close proximity to transport
New developments enhances public realm and high density
housing can assist in creating more casual surveillance of the
public realm.
Improved health outcomes due to an increase in active travel
2
3
X
X
7
4
3
X
6
4
X
4
4
3
4
4
H
H
Market demand/ take up of plan
Construction of new housing stock &
Government investment in public realm
3
3
M
3
3
3
5
M
E
3
4
H
Long term - full implementation of MP
5
Improved sun safety in public realm
Improved access to places offering education, training and
employment
Increased employment/education creates opportunity for
increased social inclusion
Improved safety around active travel network
Government investment in active transport
network
State commitment to public transport
3
4
H
X
6
Improved access to community events, activities and functions
4
4
H
4
X
7
4
3
H
4
X
7
4
5
E
4
X
8
Improved access to public realm via public transport, active
transport and
Reduction of cars leading to an increase in amenity of the
public realm
Improved accessibility of services and facilities
Government investment in active transport
network
Government investment in transport
infrastructure
3
5
E
5
X
6
Increased perceptions of community safety leading to increased
participation in community events and activities.
3
4
H
5
X
7
3
5
E
6
X
7
4
5
E
7
X
8
Increased perceptions of community safety leading to increased
use of the public realm
Inclusively designed public realm facilitates inter-generational
interaction and increased social cohesion
Improved integration of services and facilities with the public
realm
2
3
M
Catalyst
Market demand/ take up of plan
Investment in the Ring Road & town centre
public realm
Government investment in transport network
& facilities and services
Government investment in public realm,
active transport network & activity
generators
active transport & activity generators
active transport & facilities
91
Negative Impacts
Impact #1
X
Impact #2
Explanation
1
X
4
1
X
6
1
X
6
1
X
8
2
X
8
3
X
5
3
X
8
4
X
5
Increased population contributing to increased congestion and
parking issues
Displacement of caravan park residents due to the ring road
through the Showgrounds
Potential displacement of seniors and families though redevelopment of existing housing stock if diversity of design is
not incorporated.
Increase demand on housing services due to displacement of
existing residents
Increased demand on health services due to increased
population
Safety of shift workers getting to/from work after normal
business hours. Particularly via public transport.
Increased demand for education/training & employment support
services due to increase in population
Community safety around train station due to increased use
4
X
5
6
X
7
6
X
8
7
X
8
Safety concerns relating to active transport network without
adequate investment
Exclusion of old people and people with a disability if the public
realm is not designed to facilitate all-ability access
Services and facilities may not be able to respond to any
increase in demand which could lead to a decrease in social
inclusion of vulnerable member of community
Increase of public realm and public use around the Courthouse
could lead to conflict between users without separate access
points
Likelihood
Rank
4
Level of
Impact
3
Risk
Level
H
Catalyst
5
5
E
Increased population/higher density/lack
of transport options
Ring road
5
4
E
Redevelopment - High Density
5
4
E
Redevelopment - High Density
4
4
H
Increased population over time
5
3
E
4
4
H
Lack of investment in train station
upgrades & investment in public realm
Increased population
5
5
E
3
3
M
3
3
M
Lack of investment in train station
upgrades
Lack of investment in active travel
networks
Lack of investment in universal design
4
3
M
Increased population
4
5
E
Inappropriate design of Town Square
92
Risk Analysis Matrix - Positive Impacts
Insignificant
Low
Moderate
High
Extreme
Very Likely
Likely
Potential
Unlikely
Very Unlikely
93
Relevance Impact Tree - Positive Impacts
Component
Classification
Primary Impact
Self Interacting
Secondary Impact
Cross Interacting
Secondary Impact
1 Housing
Increased access to employment
opportunities in construction of new
dwellings 1x 3
Household
2 Health
3 Education
Training and
Employment
4 Traffic and
Transport
Draft
Beenleigh
Town Centre
Master Plan
Housing in close proximity to
transport 1x4
High Density housing enhances
public realm 1x7
Improved safety around active
transport network
4x5
Improved health with active travel
2x4
Increased sun safety in public realm
2x7
Improved access to community
events, functions and activities
4x6
Access to education and training
3x4
5 Safety
Community
Improved amenity of public realm
due to a reduction of cars
4x7
Increased employment opportunities
leading to increased social
participation
3x6
Inclusive public realm 5x6
6 Social Inclusion
and Community
Coheasion
Increased perceptions of community
safety increasing use of public
realm 5x7
Increased access to services and
facilities 4x8
7 Public Realm
Inter-generational interaction through
an Inclusively designed public realm
6x7
Catchment
Improved conenction with public
realm and schools 7x8
8 Services and
Facilities
94
Relevance Impact Tree - Negative Impacts
Component
Classification
Primary Impact
Self Interacting
Secondary Impact
Cross Interacting
Secondary Impact
Cross Interacting Secondary Impact
1 Housing
Household
Congestion/Parking Issues 1x4
Displacement of caravan park
residents 1x6
2 Health
Displacement of seniors and families
1x6
3 Education
Training and
Employment
Active transport and train station
safety 4 x5
Increased demand on housing
service providers 1x8
4 Traffic and
Transport
Draft Beenleigh
Town Centre
Master Plan
Community
5 Safety
Increased demand on health service
2x8
6 Social Inclusion
and Community
Coheasion
Safety of shift workers 3x5
Loss of heritage and character 6x7
7 Public Realm
exclusion of older people if not
designed inclusively 6x7
Catchment
8 Services and
Facilities
Increased demand for 3x8 6x8
education/training & employment
services
Conflict between Court house and
public realm 7x8
95
SCENARIO GENERATION
As forecasting indirect and cumulative impacts can be challenging,
complementary analysis tool scenario generation was used (Barrow 2000).
a
Purpose: to support forecasting and impact assessment tools in the exploring the
potential impacts of the Draft Master Plan.
Process: Three scenarios were formulated from the baseline data exploring
potential outcomes of the Draft Master Plan. These were written in a narrative
format based on assumptions and previous documented experience in Logan and
South East Queensland.
SCENARIO 1 - POPULATION GROWTH DUE TO DENSITY ONLY
The population of Beenleigh will grow to meet the increased demand for affordable
housing in South-East Queensland. People will be attracted to Beenleigh due to its
access to the S-E Freeway, public transport into the CBD, proximity to the Gold
Coast and cheap housing. Over the next 10 years there will be an increase in the
number of high density dwellings replacing the detached dwellings. There has been
some community outrage over 8 storeys overshadowing existing one storey
houses. There is an increase in the number of 1 and 2 bedroom units however
there has been a corresponding decrease in open spaces and places for children
to play. As there are not enough car parks associated with the new developments
people are parking on the street taking parking away from businesses and the
Court House.
There has been an increase in the number of young professionals who buy in
Beenleigh as they aspire to enter the housing market. However, with the lack of
night-time activities they are constantly driving elsewhere for entertainment. They
also tend to move to the surrounding suburbs once they have children due to the
lack of public and private child friendly open space. The older people who live in
Beenleigh are starting to feel isolated and no longer leave their houses as they no
longer recognise familiar faces on the street. Their houses are now too large for
them to maintain but there is a lack of appropriate accommodation in Beenleigh for
them to move to.
The construction of the ring road through the Showgrounds closed the Caravan
Park. Because there was not adequate community consultations public protests
and the evictions were broadcast on primetime news. The increase demand for
housing support services has seen a strain on the existing service providers. The
result has seen people moving further away from their local networks resulting in
isolation and depression.
With the increase in population, parks and sporting facilities are over capacity with
facilities becoming more rundown. There are substantial costs to Council to
upgrade them to adequate standards to prevent people from injuring themselves.
The perception of community safety has plummeted. A local shift worker was
mugged returning to her car 4 blocks away at the end of her shift. There is a lack of
trust between existing and new residents and people are avoiding the train station
due to the high proportion of youths that congregate at the pedestrian underpass.
In summary, the targeted community is expected to grow and change into the
future. Gentrification and increased traffic are unavoidable in the presence of rapid
96
population growth. Without any intervention there is the potential for increased
community concern and disharmony with older people and families displaced.
SCENARIO 2 -
POPULATION GROWTH WITH SUPPORTING TRANSPORT
INFRASTRUCTURE
To support the population growth Council and the State government work to ensure
that adequate transport infrastructure is provided. This includes the completion of
the ring road through the Showgrounds, a car parking management plan and
investment in increased public transport.
The construction of the ring road through the Showgrounds closed the Caravan
Park. Because there was not adequate community consultations public protests
and the evictions were broadcast on primetime news. The increase demand for
housing support services has seen a strain on the existing service providers. The
result has seen people moving further away from their local networks resulting in
isolation and depression.
High level of construction has lead to community unrest and business owners are
complaining of a loss of business due to the noise and dust. Business owners are
also up in arms over the car parking management plan. They want to know why
they weren't involved earlier in the process. Older people have stopped driving into
Beenleigh and instead going to the Hyperdome because they don't understand the
new car parking arrangements and it takes more than 1 hour to do all their
shopping and errands in town.
Although the public transport is running more frequently there has not been a large
uptake of usage because the rail and bus interchange is perceived to be unsafe.
QR have stated they won't upgrade the pedestrian underpass until more people are
using the train station however people wont use it after dark because of the
perceived safety risks because young people are congregating there. Young
people have been moved on from congregating in other places in town by security
guards.
There are high levels of obesity in Beenleigh due to a lack of active transport
options and a high proliferation of fast food outlets.
In conclusion, even with supporting transport infrastructure there will be challenges
associated with community cohesion and growth. Public transport usage will only
increase when there are improved perceptions of safety and community want to be
involved in decisions that are affecting them. Logan City Council Community Profile
SCENARIO 3 - POPULATION GROWTH WITH FULL IMPLEMENTATION
PROGRAM
Beenleigh will have a distinct and memorable town square that people from outside
of Beenleigh visit on the weekends and public holidays for the great community
markets that occur. The town square provides inclusive spaces for all members of
the community to meet and congregate. There are adequately shaded areas for
older people to sit and meet, children play on the public art and young people
congregate in the cafes and shops adjoining the public realm. Beenleigh now has
an 18 hour a day economy with restaurants open of an evening. This has lead to
increased perceptions of community safety. The increase in businesses has
97
resulted in an increase in employment opportunities and a reduction in the
unemployment rate in Beenleigh.
There has been an increase in the number of people living in the town centre in
high-rise apartments. Because it mandated that all ground floor apartments needed
to comply with universal design principles there are older people and families living
in the apartments. There is a good housing mix with 1, 2, and 3 bedroom dwelling
provided ensuring diversity in household types in the town centre. There have been
community building activities so that neighbours know each other and there is a
high level of community wellbeing.
The Ring road was constructed through the Showgrounds reducing traffic through
the town centre. Due to adequate community consultation and planning residents
of the caravan park were housed before the Caravan park closed. Council received
a national housing award.
Parks and sporting facilities received upgrades as part of a capital works
improvement plan. This has lead to an increase in the number of sporting clubs and
informal use of parks allowing residents to stay local instead of travelling outside of
the area.
Due to the safe connecting bike and walking paths across Beenleigh it has the
highest rate of active travel to work in Logan. The increased public transport routes
connecting places of employment means that very few people need private
vehicles to get to and from work. The population of Beenleigh is very healthy due to
the active travel opportunities and access to fresh-food via the local produce sold at
the markets and access to community gardens.
98

social impact assessment

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