FAQs

  • Traffic, safety and access are key priorities for the applicant.

     

    • A detailed Traffic Impact Assessment by leading transport engineers Colliers has assessed surrounding intersections and peak school-hour conditions.

    • The redevelopment proposes two access points (Ashmore Road & Carrara Street) with dedicated entry/exit lanes, internal roads, and service/loading areas — all designed to keep traffic flowing on external roads.

    • The design also enhances pedestrian and cycle access, encouraging more local trips on foot or by bike. 

    • Enhanced signalling and car flows will significantly improve pedestrian safety.

    • Benowa Gardens will work closely with Council, local schools, P&Cs, and major employers to improve school drop-off and pick-up.

    • Consultation with Benowa Primary and High schools has already improved “traffic calming” measures on Carrara Street.

    • Benowa Gardens supports ongoing school advocacy for student “fly overs” to Council and State Government.

  • Yes. Infrastructure upgrades are a key part of the development.

    • All upgrades will be carefully assessed and coordinated with Council and relevant service providers during the Development Application process.

  • No. Safe and efficient access for emergency vehicles and school traffic is built into the design.

    • Proximity to Pindara Hospital and three schools has made access and circulation our top planning priority.

    • The  detailed Colliers Traffic Impact Assessment says local traffic flows will be above benchmark and reach the desirable best outcome.

    • Like a true mixed-use development, user of various services would have different “peak hours”, spreading the traffic load throughout the day.

  • The redevelopment builds on recent improvements, rather than replacing them.

    • While the dining precinct upgrade enhanced the short-term amenity, this broader masterplan looks the needs of our community in 30 to 40 years’ time.

    • The vision is to evolve Benowa Gardens into a vibrant mixed-use urban village, integrating living, retail, and health uses that aligning with long-term zoning and planning intent for the area.

  • Yes. The proposal includes approximately 1,400 car spaces.

    • Parking requirements will be carefully assessed by Council in the development application process..

    • Separate parking will be provided for residents, shoppers and visitors.

    • Multi-level podium and basement parking ensures capacity without overflow onto surrounding streets.

    • Service and delivery vehicles will only access the site from Ashmore Rd, keeping heavy vehicles away from Carrara St.

  • Yes. A key objective is to diversify housing in Benowa.

    • The development will offer a mix of apartment types — from compact homes for key workers and downsizers to premium residences.

    • Diverse housing option will help long-term local residents to continue to live in the area throughout their various life stages; create affordable opportunities for others to start a family and life in Benowa; and enhance the success of local business and retailers.

    • By offering a wider range of sizes and prices, the project increases affordability compared with nearby detached homes.

  • Yes — the design enhances Benowa’s character, not detracts from it.

    • Building heights are carefully stepped down near existing homes and open spaces to reduce the chances of overshadowing and to preserve view corridors. 

    • Recessed façades, generous strategic setbacks and building spacing, and lush green terraces create a visual rhythm - creating a more dynamic and inviting architectural form to create a sense of genuine village life.

    • The result is a diverse, leafy, welcoming village atmosphere that locals can enjoy.

  • Local businesses will remain a key part of Benowa Gardens.

    • Tenants will be offered relocation opportunities within the new precinct where possible.

    • The redevelopment will bring more foot traffic, modern shopfronts, and improved amenities to support local traders long-term.

  • Yes. The architectural approach ensures a visually appealing and human-scale environment.

    • Neylan Architecture has applied nine core principles — including vertical articulation, large setbacks and spacing, and open-air promenades.

    • The design includes landscaped breaks, varied building heights, screened carparks, and active street frontages to create a cohesive, attractive village look.

    • Details architectural design will commence at the development application stage. This initial process only seeks a general and preliminary masterplan approval.

  • Construction will be delivered in stages, over time.

    • Construction will be staged to minimise disruption, with special attention paid to protecting nearby residents, schools, Pindara and retailers.

    • A detailed Construction Management Plan will address noise, dust, and traffic impacts.

  • The project is still in pre-lodgement with Public Exhibition getting underway soon. No decision has been made yet.

  • Benowa Gardens is uniquely located within a precinct of health, education, and community services.

    • Its proximity to the hospital, schools, and major employers makes it ideal for a walkable, mixed-use hub.

    • Other retail centres may also have opportunity to undertaken similar approach, now or in the future. Reviving and enhancing neighbourhood centres will play a big role in assisting Gold Coast create homes for our growing population.

  • Safety is built into every aspect of the design.

    • Open-air gallery corridors will connect Ashmore, Benowa, and Carrara Streets.

    • Separate entrances for residential and retail uses will reduce conflict points.

    • Generous setbacks and shaded walkways will improve comfort and visibility for all users.

    • Investment into signal and “raised pedestrian crossing” will improve the safety of pedestrians and road users.

    • Ongoing collaboration with schools, Pindara Hospital, and community stakeholders will guide safety planning.

  • The design prioritises environmental sustainability and neighbourly outcomes.

    • Mixed-use development and infill development have the least impact on the environment. This means lower carbon emissions, less pressure on undeveloped greenfield sites, reducing urban sprawl, lowering transportation emissions and improving energy efficiency.

    • Tower placement and height are carefully tiered to preserve sunlight, airflow, and privacy.

    • Energy-efficient technologies and water-sensitive landscaping are incorporated throughout the precinct.

    • Solar studying of the project has demonstrated minimal impact on the surrounding housing.

  • This significant proposed private investment has great benefits for the community and retailers.

    • It will deliver accommodation to ease the housing crisis, an upgraded centre for hardworking retailers, expanded health offerings for community well-being, and new jobs created during and after construction.

    • A high quality project at Benowa Gardens may benefit the values of local homes and businesses.

    • The project supports Council and State planning goals for compact, sustainable urban growth in a well-serviced location.

  • Yes — this is strategic infill done well.

    • The project repurposes an existing commercial site in a central, connected location.

    • It reduces urban sprawl while bringing homes, services, and jobs closer together — consistent with smart growth principles.

  • Yes. The apartments are primarily intended for local residents. Marketing will have strong focus on the Gold Coast and broader South East Queensland region.

  • The goal is to enhance the Gold Coast lifestyle, not change it.

    • The masterplan creates a walkable, vibrant hub where people can live, shop, and socialise close to home

    • The project will foster greater social interaction, economic opportunity, and a higher quality of life for its residents and surrounding community.

    • By encouraging local living and reducing car dependency, the project helps protect green space, reduce air-pollution and improve quality of life.

  • No. Essential retailers and services — including major supermarkets, cafés, and local favourites will be relocated wherever is possible.

    • The redevelopment aims to add convenience and variety, not take it away.

    • Expect an improved retail offering with better amenities, dining, and lifestyle choices for the whole community.

  • Yes. The design places the needs of Pindara Hospital’s staff and patients at the forefront.

    The masterplan includes improved walkable access from Carrara Street, creating safer and more direct links between the hospital and the new retail, dining, and health precincts. This enables hospital staff, patients, and visitors to easily reach cafés, convenience retail, and essential services on foot.

    New residential options within the precinct also provide potential housing opportunities for hospital workers and those needing short or medium-term accommodation close to medical care.

    In addition, the expanded health precinct will attract more health-related businesses and practitioners, offering greater choice and convenience for the community while strengthening the area’s role as a medical hub.

  • Yes. Benowa Gardens has launched a comprehensive community consultation campaign and is listening to:

    . School leadership and management

    . P&Cs

    . Local community, arts and volunteer groups

    . Catchment sporting clubs and Friends of the Botanic Gardens