I strongly support the proposed Stage 3 development at Bells Boulevard. This is a thoughtful, well-designed mixed-use precinct that will bring long-overdue vitality to Salt Village while respecting Kingscliff’s coastal character.

The proposal delivers much-needed housing diversity, including affordable housing, through the proposed MU1 zoning. The mix of 1, 2, and 3-bedroom apartments will allow a broader range of people to live and work locally, supporting a more inclusive and sustainable community. The modest and well-considered building height increase is reasonable given the significant community benefits and the way heights are carefully stepped across the site to minimise impacts.

The design prioritises community outcomes, with a central courtyard, shared spaces, wellness areas, and active lifestyle facilities that encourage social connection and healthy living. Public realm improvements, greenery, bike parking, and strong street engagement will create a welcoming, walkable environment that reduces car dependence and enhances everyday life.

Importantly, this project activates a long-vacant site with high-quality urban design, supports local employment, and strengthens nearby businesses. It strikes the right balance between progress and preservation, delivering thoughtful density while maintaining the village feel.

Overall, this is exactly the kind of vibrant, community-focused development Salt Village needs, and I fully support it.

Project will bring issue with having too many people around and have a negative impact on surrounding businesses.

I don’t agree with a 5 story building.
Currently we don’t have enough parking and the traffic increase would be considerable

I absolutely object to the height limit of this project. Residents have fought for decades to keep out highrises. Our locality plan registered with council is a13.4m height limit. How a developer from outside our region expect to walk in and ignore the communities wishes.
Please do not allow this breach.

I’m absolutely opposed to the increase in height of the building. Going from 3 floors to 5 will ruin the look of the village and set a precedent going forward.
I am very concerned about the increase in traffic in the area.
There are insufficient car spaces being provided and this will impact the rest of the residents.

I object to the project on grounds of proposed heights being above our local height restrictions. This would create a drastic change to the amenity of our area, and create precedents that would lead to further trashing of our local amenity.
If the height limit was within the local government restrictions, I would not have an objection to this development. However, simply passing the development application with the proposed height would be terrible for our entire region.

I write to formally object to the current proposed mixed use development at Bells Boulevarde, Kingscliff.
This proposal is excessive in height and scale and represents a clear departure from the long-standing 13.6 metre height limit that applies to developments on the Tweed Coast south of Tweed Heads. This height control has been a consistent and important planning mechanism designed to protect the low-rise coastal character of the region. All other developments in this area have been subject to this limit. It is fundamental to what makes Kingscliff and the broader Tweed Coast unique.
The majority of surrounding development consists of low-rise residential housing, with many families living in close proximity to the proposed site. Residents purchased and invested in this area in reliance on the existing planning controls, permissible land uses and zoning framework. To now support a development that materially exceeds these established controls effectively shifts the goal posts and undermines community confidence in the planning system.
I reside within approximately 100 metres of the proposed development. As a local resident, legal professional and parent of young children, I have a direct and genuine interest in the outcome of this application. My family, like many others in the area, relies on safe pedestrian access across Casuarina Way. This road is already heavily trafficked and, at times, dangerous to cross. Increased residential density and retail activity will inevitably generate additional vehicle movements, exacerbating congestion and heightening safety risks for children and other residents who must regularly cross this busy corridor.
The proposed five-storey complex introduces excessive bulk and visual mass that is out of character with the existing village and coastal atmosphere. It would dominate the streetscape and neighbouring properties and is inconsistent with the prevailing two to three storey built form that defines Kingscliff’s identity.
The architectural concept elevations further reinforce these concerns. The proposed design appears institutional in nature and bears little relationship to the contemporary coastal architectural character that has developed throughout the area. It does not demonstrate a contextual design response appropriate for a coastal village setting.
Parking impacts are also of significant concern. While on-site parking is proposed, it is unrealistic to assume this will eliminate overflow demand. If commercial operators or all-day tenants are required to pay for parking, it is highly likely that surrounding residential streets will experience spill-over parking, placing further pressure on local amenity and residential access.
While the inclusion of two affordable housing units is acknowledged, this represents only a minimal component of the overall development and should not justify a substantial breach of established height and scale controls. Affordable housing outcomes, while important, must be delivered in a manner consistent with the strategic planning framework and character of the locality. In this context, the affordable housing component appears tokenistic and insufficient to outweigh the broader adverse impacts.
Approval of this development would establish a concerning precedent. Once a development of this height and bulk is permitted, it will become increasingly difficult to resist similar or more intensive proposals in the future. The cumulative effect would fundamentally alter Kingscliff from a low-rise coastal village into a higher-density corridor inconsistent with long-standing community expectations.
For these reasons, I respectfully request that this application be refused in its current form. Any redevelopment of the site should strictly comply with the existing 13.6 metre height limit and demonstrate appropriate bulk, scale and design consistent with Kingscliff’s established coastal village character.
Please do not permit this overdevelopment to proceed.
Thank you for considering this submission.

Please find attached a submission relating to a Mixed Use Development at 4-8 Bells Boulevard, Kingscliff (SSD-83069459).
This submission details my objection to the current application, primarily in regards to:
* Inadequate parking, being:
1. a shortfall of 88 spaces within the proposed development, and
2. a further 27-space deficit resulting from extinguishment of an existing easement providing parking for existing Bells Boulevard businesses.
* Excessive height increase from the existing 13.6 metres to 21 metres.
Concerns also detailed include excessive building bulk and scale, and overshadowing of proposed adjoining properties.
While I believe rezoning of the site to accommodate mixed use development, additional dwellings and activation, and increased employment is warranted, I cannot support the application in its current form.

I’m an owner of 4 apartments at Peppers Kingscliff the property next door to the proposed development.

I am concerned with the proposal for the following reasons

1. Building height of 21m is excessive and will over shadow adjacent properties . It’s also not in compliance with the zoning for the property. There are no properties in the immediate area of that height.

2. The traffic flow into the area is by one main street that already services 3 resorts and locals that enjoy the Salt dining precinct. The development puts unnecessary pressure on the current very serene area. There is a lack of infrastructure including public open space and amenities to support a 5 storey development.

3. The area is predominantly a tourist area that attracts visitors all year around. Including a large residential development will be detrimental to the area attracting tourists as it will destroy the holiday/ recreational feel of the area. Kingscliff community and the Tweed council currently benefit greatly financially and this area is know as a premium destination for tourists.

4. Its likely the development will not assist with the residential housing lack of supply and the pricing will be well beyond affordable for most as can be seen from the developments at Casuarina with 2br units priced over $15m . It will be a situation where the units will be purchased as holiday homes and rented out as short stay accommodation/ Airbnb. Essentially exacerbating the current situation.

5. We support the previous proposal of low rise mix of houses and duplexes.

6. Any future development should blend in with the streetscape and character of the surrounding resorts. Beachside feel , low rise and not densely populated. We don’t want the area turning into a Gold Coast high rise style . If this is approved it sets a dangerous precedent for the area with a large risk of over pricing and high density development.

7. Government should adhere to the planning controls set by council for the site