If you’re planning a development on the Gold Coast, the planning framework is evolving.
The City’s upcoming new Planning Scheme and endorsed Local Growth Management Strategy signal a shift in how growth will be managed across the region, particularly in coastal areas, major centres and along the Light Rail Stage 3 corridor.
For property owners, developers and investors, this means potential changes to how development is assessed, where growth is encouraged and what outcomes are expected.
So, what does this actually mean for your project?
What is town planning on the Gold Coast?
Town planning on the Gold Coast is the process of managing how land is used and developed under the City Plan.
This includes:
- Zoning and land use controls
- Development approvals (DA)
- Subdivision and reconfiguration of lots
- Building height, density and setbacks
- Environmental and overlay constraints
If you’re looking to develop, subdivide or change the use of land, your project needs to align with these planning controls.
How the new Gold Coast Planning Scheme affects development
The new Planning Scheme introduces a more place-based approach to planning.
Rather than applying broad controls across large areas, there is a stronger focus on neighbourhoods and precincts, particularly those connected to major infrastructure.
What’s changing?
1. More focus on transport-linked development
Areas along the Light Rail Stage 3 corridor are expected to accommodate increased density and activity.
2. Neighbourhood-level planning
Local Area Plans and station precinct frameworks will play a bigger role in shaping development outcomes.
3. Greater emphasis on design and placemaking
Projects will need to respond to:
- Streetscape and public realm
- Walkability and connectivity
- Local character
4. Potential changes to zoning and density
Some sites may see changes to allowable uses, building height and development intensity over time.
Key Gold Coast areas seeing change
Several coastal and light rail precincts are a focus of the current planning updates, including:
- Nobby Beach
- Mermaid Beach and Mermaid Beach South
- Miami
- Burleigh Heads
These areas are being considered through Neighbourhood Framework (Broadbeach to Burleigh Heads Corridor) and Station Neighbourhood concept plans, which will guide future development outcomes.
Four additional areas of interest within the City will be transitioned into Local Area Plans, with these being:
- HOTA Bundall
- The Spit
- Mudgeeraba Village
- Robina Central Planning Agreement area
Other localities that are being considered for Local Area Plans within future amendments to the new planning scheme include as follows:
- Helensvale
- Nerang
- Elanora
- Mudgeeraba
- Worongary
- Coolangatta
What this means for your property or project
If you own or are looking to purchase land on the Gold Coast, the new Planning Scheme could directly impact what you can do on your site.
Depending on the location, you may:
- Be able to achieve greater building height or density
- See changes to zoning or allowable land uses
- Need to meet higher design and placemaking expectations
- Benefit from proximity to new transport infrastructure
Understanding these changes early can help you make informed decisions, avoid costly redesign and identify opportunities to unlock additional value.
Do you need a town planner on the Gold Coast?
In most cases, yes.
Engaging a town planner early can help you:
- Understand what is permitted on your site
- Identify risks and constraints
- Navigate Council requirements
- Improve your chances of approval
- Unlock the current and future development potential of the property
Town planners also coordinate with various specialist consultants to ensure your project is aligned from the start. At Planit, we have civil engineers, environmental planners, ecologists and project managers under one roof.
How long does a development approval take on the Gold Coast?
Timeframes vary depending on the type of application but as a general guide:
- Code assessable applications: typically 3–4 months
- Impact assessable applications: typically 5–12+ months
More complex projects, or those that require full Council approval, can take longer.
Can zoning change under the new Gold Coast Planning Scheme?
Yes.
The new Planning Scheme may introduce changes to:
- Zoning
- Residential Density and Building Height
- Land use outcomes
This is particularly relevant in areas near light rail stations, centres and coastal precincts.
If you own land in these locations, there may be future opportunities to increase development potential.
Can I build higher near the light rail on the Gold Coast?
Potentially.
Areas along the Light Rail Stage 3 corridor are being considered for increased density and building height. However, outcomes will depend on the final Planning Scheme, site constraints and detailed planning controls.
How do I find out what I can build on my property?
A town planner can assess your site and provide clear advice based on:
- Zoning and overlays
- Applicable planning codes
- Development constraints
- Likely approval pathways
This helps you understand feasibility before committing to a design or purchase.
Is it worth getting planning advice before buying a site?
Yes.
Early planning advice can identify risks, opportunities and potential yield, helping you avoid purchasing a site that doesn’t meet your expectations.
When should you engage a town planner?
The earlier, the better.
We recommend engaging a planner:
- Before purchasing a site
- Before starting design
- Before lodging a development application
Early advice can save time, reduce redesign costs and streamline the approval process.
Why this matters
The Gold Coast is shifting towards a more integrated planning model, where land use, infrastructure and community outcomes are considered together.
For developers and landowners, this creates opportunity, but also adds complexity.
Understanding how the new Planning Scheme applies to your site is key to making confident, informed decisions.
How Planit can help
At Planit Consulting, we provide town planning, engineering, project management and environmental and ecological services across the Gold Coast and Northern NSW.
We work with private developers, landowners and government clients to guide projects from feasibility through to approval and delivery.
If you’re unsure what the new Planning Scheme means for your site, or you’re considering a development, our team can help you navigate the process with clarity and confidence.
Talk to our Gold Coast town planning team
Get in contact here!
