Archive for Gympie Region

e-Newsletter Summer 2017

Welcome to Martoo Consulting’s latest newsletter providing insights into local planning and development happenings in and around the Sunshine Coast and Wide Bay Regions.  Topics for review include:

  • Election 2017 – Much the Same or a Shift in Policy?
  • Noosa Council to Allow for Infill Granny Flats
  • Noosa World Surf Reserve Status
  • Enhancing Developments with Street Planting
  • Other News
  • About Martoo Consulting

We would love to hear any feedback about the articles and any suggestions you may have for future articles.

Election 2017 – Much the Same or a Shift in Policy?

Major planning and development policy shifts occur after State elections. This week Labour announced it will be able to hold a majority government, Gympie and the rest of the Sunshine Coast seats have re-elected their LNP members, and Noosa has chosen to go independent with Sandy Bolton securing the local seat.

Sandy Bolton was one of the first councillors when the new Noosa Council was de-amalgamated in 2014 and understands the local planning issues. Two of her key policy platforms involved ‘breathing new life’ into the decommissioned Tewantin TAFE campus, and supporting the development of the Noosa Civic to realise the intended community focus and job creation.

Supplied: Courier Mail

Supplied: Courier Mail

Sandy also states she is well aware of Noosa’s wealth divide which is resulting in working families in hospitality, health and aged care paying up to 80% of their income in rent or mortgages.

While the power sharing deals and backroom dealing take place in Brisbane, it will be interesting to see what changes for planning and major State Infrastructure Projects.

Noosa Council to Allow for Infill Granny Flats

In an effort to provide for more housing diversity, Noosa Council are pursuing a policy change to allow for small (<65m2) units to be built within existing residential zones as ‘accepted development’. The changes would allow for multiple families to be able to be accommodated within existing residential areas, whilst still requiring self-compliance with setbacks, site cover, minimum landscaping and parking provisions.

Supplied: Urban Granny Flats Solutions

Supplied: Urban Granny Flats Solutions

While much of the debate at last Council meeting centred around the risk of even more ‘AirBnB’ and informal visitor accommodation, Councillor’s decided to endorse the changes and seek public comments early next year. This amendment is well supported by the findings of the housing needs assessment that was prepared in conjunction with the new planning scheme project, and is considered a positive step to address the housing affordability issues. The changes would allow for multiple generations to live on the same site, but still allow for their independence within individual unit forms.

Noosa World Surf Reserve Status

With summer upon us it’s time to head to the beach and have a surf in the newly established World Surfing Reserve. Noosa recently joins other ‘surf towns’ across the world including Malibu and Santa Cruz (California), Manly and Snapper Rocks (Australia), Todos Santos (Mexico), Punta de Lobos (Chile), Hunachaco (Peru), Ericeira (Portugal) and Gurao do Embau (Brazil) in being awarded this honour.

The status gives surfers a seat at the table to discuss issues related to development and coastal management. Noosa is also an exemplar to other towns of how things can be protected and enhance the tourism product.

A recent study by Mcgregor & Wills of the Australian National University also provides scientific evidence proving what many already knew, which is that economic activity grows faster near good surf breaks.

Supplied: Paul Smith, Noosa World Surfing Reserve

Supplied: Paul Smith, Noosa World Surfing Reserve

A high quality surf break, patronised by intrepid surfers, provides the focus for future investment.

This then grows to support a broader, non-surfing tourism industry, like Noosa and Byron Bay in Australia, Jeffreys Bay in South Africa, Taghazout in Morocco, and Arugam Bay in Sri Lanka, which all started as small surfing towns in the 60s.

The researchers also found that the permanent population fell near good breaks, which is consistent with tourism driving up property prices.

Enhancing Developments with Street Planting

Good design of the public space in front of any development is a crucial element in the success of a development. Appropriate landscaping, consideration of pathways and casual meeting places can significantly enhance the value and usability of the public/private interface. It is also an area where liability and responsibility needs to be considered and discussed at an early stage with Councils.

In response to negative media regarding Buderim’s ‘urban food streets’, the Sunshine Coast Council has recently produced a Sunshine Coast Street Tree Master Plan for planting in street verges. The plan seeks to guide appropriate plantings in the right locations, while reducing the conflicts and long term maintenance requirements for Council.

Street scaping

Martoo have been involved in numerous commercial and residential developments, which carefully consider the landscaping response to the street frontages to enhance the development. A recent example is the soon to be completed landscaping works at the entrance to Rainbow Beach commercial centre. Working with Conlon Group and Council we were able to secure new landscaping and frontage works, including a new ‘rainbow beach wave chair’ which will be a meeting point for locals and tourists on this prominent corner of town.

Other News

-          Fraser Coast Council approved over $550 million dollars of new residential and commercial developments last month. This included a 200 lot over 50s resort development in Urangan designed and managed by Martoo Consulting for Ingenia. With the new Hervey Bay Hospital, increased domestic flights with Virgin, new schools and influx of young families and retires – the town is quickly becoming a hotspot of growth along the QLD coast.

-          Nadine Gorton has been instrumental in the approval for the redevelopment of the Sunshine Beach Surf Club. Following an Australia wide design tender, the new building is a contemporary coastal design which will assist the volunteer lifesavers continue to provide a safe beach for generations to come.

-          The Sunshine Coast is ‘Smart’.  The recent decision by Sunshine Coast Council to continue contributing to the gobal ‘smart 21 region’ initiative, is expected to put the region at the forefront of managing the 4th major revolution – the digital revolution. This means more connected infrastructure and services from Council.

-          The Council is also keen to get a $1 billon cable built to support the development of the new CBD in Maroochydore. Although the State and Federal Governments are non-committal on the funding, the plan is to attract the technology, finance, media and education sectors to relocate here.

-          If you are heading past Tewantin these holidays, beware of major road works about to commence to build a new roundabout on the corner of Hilton Tce and Goodchap Street.  Martoo have worked with Council and the client to combine works and timing for a new local centre to be constructed on this highly visible corner site, so as to avoid construction duplication and impacts. More info head to this link.

-          Noosa Council recently announced they are teaming up with CSIRO to be a living laboratory. Does this mean the residents of the Noosa Biosphere are healthy lab mice, who have escaped the rat race?

-          Tourism Noosa and Tourism Sunshine Coast pool resources to attract more visitors through Sunshine Coast Airport. This comes at a time Palisade Investment Partners commence their 99 year lease of the airport and the future development of the buildings.

-          Still no definite word as to when will the Rattler be steaming down the Mary Valley again. Questions are also being debated about the project’s cost?

-          Gympie – the town “25 minutes” drive from Cooroy: the highway has been completed and the business confidence mood is high. Another $92 Million has been spent on the next Stage D to Curra for acquisition and design, however the construction may be some time away.

-           Summer is here and ‘Rainbow’ is shining. New figures released from SLSQ show Rainbow Beach visitor numbers are up significantly. Locals have noticed not just SEQ visitor increases, but are reporting a surge in international visitors as the destination becomes a must see on social media.

 

Contributors:
Jack Lewis  B.Sc Hons UNSW, M.Plan OTAGO
Greg Martoo  B App Sc (Surv), Dip URP, M App SC (Urban Design), MPIA, MSIA
Certified Practising Planner, Registered Cadastral Surveyor
Nadine Gorton  BRTP, Grad Cert. Mgmt
Sarah Cole  BA (Pol Sci), LLB, L5B (Grad Cert Legal Prac)

e-Newsletter Spring 2017

Welcome to our spring newsletter providing insights into local planning and development happenings in and around the Sunshine Coast and Wide Bay Regions.  Topics for review include:

  • Can Airbnb be Regulated?
  • From Cootharaba to Coolangatta – Shaping SEQ
  • Cross River Rail Project – What About the North Coast Line?
  • Summer Bushfire Hazard
  • Be Warned! Planning Schemes Have Been Amended
  • Other News

We would love to hear any feedback about the articles and any suggestions you may have for future articles.

Regulating Airbnb

Airbnb has turned sharing our homes and living spaces with strangers from a fringe idea into an income. Much has been written in the media about this disruptive land use change, with most knowing somebody who is making a bit on the side by renting their house out during holiday time to fund their own holiday.

Over the last 5 years Council’s have taken a hands off approach to this disruptive land use change, however is this all about to change?

airbnb

The Noosa Plan currently requires an impact assessable planning application for a bed and breakfast use, while the Sunshine Coast Council Planning Schemes is more self-regulating allowing for up to 6 people stay for no more than 14 days, so long as the resident owner manages the stay and is reserved a room. However, with more than 1,000 listings on the Coast for short stay accommodation, there have been only 6 applications approved for a ‘bed and breakfast’ use in the last 5 years by both Councils.

Rather, Council has taken a ‘hands off’ approach only responding to complaints from neighbours when the temporary AirBnB residents get out of hand (i.e. party houses). In which case, the owner stops advertising, or buys a house nearby with more understanding neighbours.

Local Councils are having to respond to the other neighbours having to put up with the amenity impacts (noise, car parking, rubbish etc.). Academics and strategic planners have been complaining about the societal concerns associated with the impacts on the local rental market and social cohesion in these transient tourist areas. And now the tourism lobby are now complaining AirBnB is impacting on hotel chains bottom lines. Concern is raised about the lack of regulation of people running hotels out of residential buildings, and highlighting how Airbnb hosts do not collect hotel taxes, tourism levies and are not subject to the same health and fire safety regulations that hotel operators must follow.

In response, Noosa Council recently announced they are looking at ways to formalise AirBnB’s by creating a management policy (and a way of taxing) for the use within the new planning scheme. They have also asked LGAQ to lobby the State government to develop a policy response.

Considering other State Laws recently brought in to control ‘disruptive’ changes such as Uber (as a result of the Taxi Industry lobbying), which include the requirement for licences and annual fees – could this be the start of regulation for this disruptive land use change?

 A new plan for South East QLD – ‘From Cootharaba to Cambooyah to Coolangatta and everywhere in between’

SEQ plan and statistics

SEQ Plan and Population Statistics
Click on image to view larger size

Shaping SEQs is the third ‘big’ regional plan for South East Queensland and sets the parameters for land use planning to grow from 3.5 million to 5.3 million people in the next 25 years.he plan uses all the modern planning terms including responding to ‘global megatrends’, ‘missing middle housing’, ‘sweating our assets’, ‘inter urban breaks’, ‘place making’,  ‘disruptive technology’. However, what is much different from the previous plans to this version is the more collaborative approach the State are proposing to ‘work with’ the 12 local governments, which make up the region. 

What does it mean for the Sunshine Coast?

  • More development towards Brisbane with the expansion of ‘Beerwah East’ as a Ministerial Designated Area. Giving it special status as a large growth area requiring significant state infrastructure investment for its urban development.
  • Halls Creek (south of Stockland’s Aura development) is identified as a potential ‘Future Growth Area’. This means the land has at least been shown on a map for expansion in time the next update of the plan in 5 years.
  • The Sunshine Coast is required to accommodate 53,700 new ‘infill’ unit developments, and 33,300 new ‘greenfield’ developments over the next 25 years. Equivalent to 2,148 new units & 1,332 new detached house lots per year.

Opinion – A lot of the new detached house growth and development will be focussed on the southern end of the coast. Although ambitiously targeting more unit developments, the plan is for more quarter acre block on the outskirts of greater Brisbane.

What does it mean for Noosa?

  • No expansion of the urban footprint for the next five years.
  • The State want to see more consolidated development with 4,800 new ‘infill’ units, and 1,600 new ‘greenfield’ houses over the next 25 years. Equivalent to 192 new units & 64 new detached houses per year.

Opinion – These are fairly low and unambitious targets for growth in Noosa. Even with many sites being zoned for higher densities it is the individual landowner who is deciding whether it is worth building another 10 bedroom house on their unit zoned land near the river/beach.

What does it mean for Gympie?

  • Despite having a new 4 lane highway connecting Gympie to Brisbane making travel times less than 2 hours, there are no State urban footprint restrictions.
  • Gympie Council is planning for the overflow of South East Queensland and recently endorsed the Southside Local Development Area Structure Plan to accommodate a further 1,200 dwellings in an emerging uan area.

Opinion – Considering the greater connection with Brisbane and the Sunshine Coast, as well as the cheap cost of land in the area it will be interesting to watch Gympie’s growth over the coming years.

Regional plans are reviewed generally every five to seven years. Feel free to come in and speak to our qualified and experienced planners, who can provide greater insights into the opportunities and constraints for appropriate land development within the region.

 seq plan southseq plan north

legend seq

All Aboard the Cross River Rail Project! What about the North Coast Rail Line?

By Jack Lewis

The South East QLD transport network connects the region from Gympie to the Gold Coast. As a sometimes user of the network, I can attest to the fact that the network is pretty efficient, air conditioned and modern compared with other regions and countries.

transport

However in South East Queensland the car is still the dominant form of travel, and while I can get a train from Gympie to Varsity Lakes that takes just under 5 hours, I predominantly choose to drive the 3½ hours, endure the tolls, roadworks and the overcrowded Nudgee service centre toilets.

Brian Feeney from the University of Queensland recently commented that the push by the QLD State government for the Cross River Project (reinforced by the Shaping SEQ plan) provides for a second railway connection through the Brisbane CBD, but at the expense of decentralisation. He argues this large infrastructure spending will serve areas that already have comparatively good public transport services, whereas the suburban and coastal areas where most people live would continue to have limited transport options.

Give most people a proper rational choice between driving and catching good public transport, and the decision will be between what is cheaper, more efficient and more environmentally sensible. If driving to Brisbane from the coast for and having to be somewhere by a certain time, most still choose driving.

The big growth for the coast in the Shaping SEQ plan document is to open up the southern end of the coast with new Stockland houses. Isn’t it time the State also pushed for a large infrastructure announcement for the North Coast Rail Line?

Fire Noosa North Shore

Fire Noosa North Shore – August 2017

Summer Bushfire Hazard

Spring is bushfire season in our region. We have already had some intense bushfire’s early in the season with houses being lost on the Noosa North Shore and evacuations at the southern end of the coast. Bushfire hazard planning is of critical importance to any new development.

Noosa Council recently refused an aged care facility on part of the Noosa Civic site, with the bushfire hazard risk likely to unduly burden disaster management response and recovery capacity and capabilities. New developments on the south end of the coast also forced residents to flee from their new estate houses.

Come and speak to our experienced and qualified planners who can assist in providing you the upfront information to avoid a costly Council refusal, or appropriate design responses to help manage bushfire risk.

Be Warned! Check how Existing Planning Schemes Have Been Amended To Align with New Planning Act

The new Planning Act commenced in July and introduces new terminology, processes and procedures.  Most local governments have also amended their plans to align with the new Planning Act.  However, there is no need for local governments to advertise or identify the amendments made to the plan.

Certain local governments have taken this opportunity to improve and clarify their previous local planning instrument/scheme without the need to undergo public consultation.  It has been discovered that one such Council has amended the following requirements:

  • Reducing the number of lots that can be developed for dual occupancy by over 50% (not allowing them to be located next to one another);
  • Introduced a maximum height in metres across all zones, rather than the previous and admittedly vague reference to height in storeys; and
  • Further restrictions on the subdivision of rural land for primary production (which is undefined).

Anyone who was considering to proceed with a development application under the previous Sustainable Planning Act is advised to check with a consulting planner to clarify the changes which may have resulted with the introduction of the new Planning Act.

Other News

The Sunshine Coast Council just can’t catch a ‘break’. With the Halls Creek expansion included within the Shaping SEQ Plan, despite Mayor Jamieson being vehemently opposed to Halls Creek being a potential Growth Area. Considering the break is currently approximately 20km wide, at least it’s not as narrow as the 2km between Ormeau and North Coomera on the Gold Coast.

Gympie is still on track to utilise more ‘Sun’ than the ‘Sunshine’ Coast, as a massive $2 Billion dollar solar farm on the outskirts of Gympie is in the approval process. If completed, the solar farm will power over 315,000 homes.

All the good weather has resulted in Section C of the Bruce Highway upgrade nearing completion, with the real possibility of the highway being opened before Christmas.

Note: If you’re having trouble downloading the links – Right Click the link and ‘Open in Incognito Button’ (Google Chrome) or Right Click the link and ‘Open in New Window” (Internet Explorer).

Contributors:
Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Greg Martoo, B App Sc (Surv), Dip URP, M App SC (Urban Design), MPIA, MSIA
Certified Practising Planner, Registered Cadastral Surveyor
Nadine Gorton  BRTP, Grad Cert. Mgmt
Sarah Cole  BA (Pol Sci), LLB, L5B (Grad Cert Legal Prac)

 

e-Newsletter

Winter 2017

Welcome to our winter newsletter providing insights into local planning and development happenings in and around the Sunshine Coast and Wide Bay Regions.  Topics for review include:Rainbow Beach

  • Opinion Piece – The Upside of the Housing Bubble
  • New Planning Act for QLD
  • De-mystifying Duplex Developments
  • Unit Titling Explained
  • Rejuvenation for The Parkyn Brothers Jetty

We would love to hear any feedback about the articles and any suggestions you may have for future articles.

 

THE UP-SIDE OF THE HOUSING BUBBLE

Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO  

While the media focuses in on the negatives of the dreaded ‘housing bubble’ in terms of high house prices and home ownership becoming more out of reach for younger generations in capital cities, perhaps this ‘bubble’ can bring opportunities for the Sunshine and Cooloola Coasts?

The 1980s and 1990s was a time of significant growth here on the Sunshine Coast, with internal migration from Sydney and Melbourne at its peak. This was largely a reflection of the cheaper housing market (not having to pay such a high interest rate) and the ‘ideal’ of a better lifestyle. Are there parallels to today’s internal migration patterns?

Id. released an article last week about the release of the ABS Internal Migration Estimates titled What’s driving Sydney’s population exodus, which suggests a strong correlation between Sydney’s housing bubble and the current internal migration patterns. While not as pronounced as the ‘sea change’ migration of thirty years ago – many are leaving the city again.

As previous migrants moved to the Coast for a cheaper and better lifestyle, they changed once small country towns to suit their needs, what will the next generation of ‘sea changers’ bring with them? And how will they further change the landscape of the different communities of the Sunshine and Cooloola Coasts?

Even with new suburbs being created and old towns changing, let’s not forget why this place is still so desirable – our beautiful environment and National Parks – where one can cheaply enjoy the ‘bubbles’. I personally love the ‘bubbles’ of the Noosa National Park point breaks – even makes me jump in when the temperatures start to drop.

 

Change is Coming – New Planning Act for Queensland

actsThe new Planning Act 2016 (commencing mid-2017) establishes the overarching framework for Queensland’s planning system and provides the foundation for various elements of this system, including compiling new planning schemes, development assessment and dispute resolution. The new state legislation also establishes the rights, roles and responsibilities necessary for the system to work effectively.

The new development assessment process retains a performance based approach and is underpinned by a set of guiding principles. These principles are intended to guide the way that all parties to a development application approach the development assessment process, and set the tone for expected behaviours throughout the process.

  • Applicant-driven process – Reinforce the role that the applicant plays in streamlining the development assessment process.
  • Process efficiencies – Emphasis on undertaking pre-application discussions with the assessment manager and with each referral agency to create process efficiencies.
  • Holistic assessment – Enable a holistic assessment to be undertaken of the development application.
  • Open communications – Encourage and facilitate open communications between the assessment manager, referral agencies and the applicant.
  • Public notification – Facilitate effective public notification in the development assessment process for development applications that require public notification.
  •  User friendly – A more user friendly, navigable and transparent system that facilitates quality development outcomes.

Martoo Consulting has been actively involved with the Industry briefings and ongoing Council advice before the commencement on the 3 July 2017 (less than a month).

Come in and talk to our experienced planners that help explain the changes and how they impact your development interests or visit betterplanning.qld.gov.au/planning-reform

 

De-mystifying Duplex Developments

‘Duplex’ or ‘Dual Occupancy’ are terms to describe two dwelling units on a single lot. Martoo Consulting staff has been involved with the design and approval process for numerous duplex developments over the last 2 decades on the Sunshine and Cooloola Coasts. The following provides a summary of Council’s approval process and common issues.

Noosa Council

Duplexes are allowed in the Semi Attached and Attached Housing Zones (usually areas near town centres). A planning application is required (Operational Works application free if lodged with the planning application). Common issues encountered during the design stage are:Lake Weyba Duplex

  • Interpretation of bedroom / media rooms;
  • Overlooking and screening;
  • Earthworks, drainage and landscaping of the frontage;
  • Parking and Maneuvering to leave site in forward gear.

Sunshine Coast Regional Council

Unlike Noosa, Dual Occupancy units are allowed in all residential zones (including Low Density Residential). They are Self-Assessable in Low Density Residential zone, where not adjoining another duplex and on a site >800m2. A planning application is required for dual occupancy developments on sites <800m2 and are regularly approved if the design meets the site cover, open space, landscaping and parking provisions. Common Issues encountered during the design stage are:Tim Ditchfield Duplex

  • Providing 50m2 of private open space for each unit at ground level;
  • Earthworks and drainage;
  • All development works need to be signed off by a registered engineer.

Gympie Regional Council

Duplexes are supported in both the urban residential zones, being the Residential Living Zone and Residential Choice Zone.  A planning application (material change of use) is also required for dual occupancies in both zones.  The minimum preferred lot size for this development is 500m2 in the Residential Choice Zone and 750m2 in the Residential Living Zone within Gympie’s urban area.  Gympie Regional Council support dual occupancy proposals when compliant with the design preferences in the relevant zone code in relation to maximum building height, the provision of private open space, boundary set-backs etc.

 

Would you like an Outdoor Area with your unit?

SFP/GTP or BFP/BUP – Unit Titling Explained

When commencing any multi-unit development, an important aspect which is often an afterthought in the titling process is the legislative requirements for the boundaries of lots and common property. This is an important issue which should be discussed at the start of the development process, and can assist to reduce delays in the issue of tile deeds. The right titling could potentially add significant value to the unit price, and minimise the potential for related body corporate disputes later on.

 

Building Format Plan (BFP)

The most common form of unit titling is a Building Format Plan (previously known as a Building Unit Plan (BUP)) and defines the unit areas by the structural elements of a building (e.g. the centre of walls). This titling applies to multi-storey unit complexes and is often referred to as strata titling.

BUP 
An example of a Building Format Plan defining the building and the Exclusive Use Areas.

The lot owner is generally responsible for the inside of the walls, and the body corporate is responsible for maintaining the outside of the building, foundations, roof, and essential structural elements of the building even if they are not on common property, roads, gardens and lawns on common property.

Exclusive Use Areas are usually drawn up to demarcate the area the owner has the benefit of, unless the ‘exclusive use’ provisions in the Community Management Statement (i.e. Body Corporate By-Laws) state otherwise.  This form of community titling does not require a subdivision approval.

However, the local government does not need to issue a certificate for the survey plan and the Community Management Statement to confirm that these comply with state planning legislation.

Standard Format Plan (SFP)

SFP

An example of a Standard Format Plan defining the individual lots and the common property along the driveway.

A Standard Format Plan in a community titles scheme (previously known as a Group Title Plan (GTP)), defines land using marks on the ground or the outside of the building. This titling can apply to townhouse complexes where each lot owns the building and a ‘yard’.

The benefit of this form of titling is there is usually less common property and as a result there is less body corporate maintenance. Each lot owner is responsible for the inside and outside of their building, foundations, utility infrastructure, lawns, gardens and driveways inside their lot.

However, because this titling involves the subdivision of land, a subdivision application is required with Council. The subdivision is usually undertaken at the same time as the planning approval (i.e. Material Change of Use) for the building/s as a combined application, as the resultant lot sizes are usually smaller than a lot subdivision that is not in a standard format Community Titles Scheme.

 

Rejuvenation for The Parkyn Brothers Jetty

Martoo Consulting is pleased to report that The Parkyn Brothers Jetty in Tewantin has been approved for upgrading to provide a contemporary jetty and floating pontoon facility.Parkyn Brothers Jetty

In place since 1951, the jetty has been used for transport, fishing and houseboat hire. Martoo Consulting has worked closely with Noosa Council and State Government over the last 18 months to secure the extension to the lease and planning approvals for the jetty redevelopment.

The redevelopment includes the addition of a new storage building designed to be sympathetic to the existing uses on the Noosa River; relocation of the reception and storage area will improve public safety and security by locating it closer to the jetty entry; and the replacement of the existing jetty with a wider jetty with hand rails to comply with current anti-discrimination (disability access) and building standards.
Works are set to commence in the coming weeks ahead of the jetty’s reopening for another busy Spring/Summer in Noosa.

 

Other Recent Successes for Our Clients

Other approvals this year in which Martoo Consulting has collaborated with our valued clients in delivering successful approvals include:

Commercial / Resort

  • Changes to Viridian Resort, Noosa Heads
  • Restaurant, Noosa Junction
  • Changes to Units and Shops, Noosaville
  • Changes to Settlers Cove Resort, Noosa Heads
  • Office, Imbil
  • Shops, O’Connell Street, Gympie

Subdivisions

  • Subdivision, Doonan
  • Subdivision, Dulong
  • Subdivision, Pie Creek
  • 14 lot Subdivision, Imbil
  • Subdivision, Glastonbury
  • Subdivision, Cootharaba Rd Gympie
  • Subdivision, Chatsworth
  • Subdivision, Imbil
  • Subdivision, Myall St Gympie

Residential

  • 15 Residential Units, Gympie
  • Units Crank Street,  Sunshine Beach
  • House, James Street, Noosaville
  • Duplex, George Street, Noosaville
  • Duplex, Werin Street, Tewantin
  • Residential Units, James St Noosaville
  • Residential, Imbil
  • House within the Coastal Building line, The Esplanade Teewah

Other

  • Macadamia Nut Production, Monkland
  • St John’s College Nambour Extension
  • Agricultural Glasshouses, Caboolture
  • Industrial, Rene Street, Noosaville
  • Industrial, Yandina
  • Industry, Fairview Road, Monkland
  • Commercial Jetty Redevelopment, Tewantin
  • Extensions to Surf Club, Rainbow Beach
  • Extractive Industry, Kybong
  • Extensions to Church, Southside Gympie
  • School extensions, Southside Gympie

 

“Growth is inevitable and desirable, but destruction of community character is not. The question is not whether your part of the world is going to change. The question is how.”

Edward T. McMahon, The Conservation Fund

Feedback requested by Gympie Regional Council on Final draft of Structure Plan for Southside LDA

Feedback requested by Gympie Regional Council on Final Draft of Structure Plan for Southside Local Development Area

160923_Draft Local Development Area Structure Plan 160923_draft-southside-lda

 

When the current planning Scheme over the Gympie Regional Council area first came into force in July, 2013, it limited future subdivision and land use development in three precincts around the city of Gympie until structure plans were adopted for each respective area by the Gympie Regional Council.  These three precincts are defined as local development areas in the planning scheme and within the localities of Southside, East Deep Creek and Victory Heights https://www.gympie.qld.gov.au/planning-scheme

Martoo Consulting has a long history and extensive experience in dealing with development proposals in and around each of these precincts.  Because of this Martoo Consulting has been liaising with Gympie Regional Council on Council’s proposal to adopt structure plans over these local development areas since before the current Gympie Regional Council planning scheme (2013) was introduced.  More recently Martoo Consulting has made submissions to Gympie Regional Council on behalf of several landowners on the preliminary Draft Structure Plan for the Southside Local Development Area.  Gympie Regional Council has recently released the final draft Structure Plan and has invited feedback from landowners and the broader community until 5pm on 23 December 2016.  Again Martoo Consulting is working with certain landowners and the general community to help ensure that their interests are better represent in the adopted Structure Plan for the Southside Local Development Area.    Martoo Consulting can be contacted if any assistance is required in providing feedback to Gympie Regional Council.

 

Changing land development scheme in the Gympie Region

3-02

Superseded Planning Scheme can no longer be requested after 1 July 2014

The Gympie Regional Council adopted the current 2013 Gympie Regional Planning Scheme on 1 July 2013, and as such, the one year anniversary for the take effect date is fast approaching – in less than a month from now.  Developments lodged to the Gympie Regional Council after 1 July 2014 will no longer be able to request assessment under the superseded 2005 Cooloola Scheme.

In some instances, this can significant affect the viability, profitability and design outcomes for the development of land.  It is suggested that even if you are considering developing land in the next 5-10 years time, that you urgently contact Martoo Consulting to conduct a due diligence exercise.

Our planners have the requisite experience to promptly provide advice on whether your approvals for possible future development should be started today – to avoid missing out.

Existing landholders, potential purchasers, and developers take note – this is an exercise which simply must be undertaken for anyone considering developing land in Gympie.

Infrastructure Charges for Developments to Change

State-wide framework to potentially alter local authorities’ infrastructure charges for new developments

3-01

New developments increase the demand on local infrastructure such as roads, water and sewerage. Developments can range from homeowners subdividing their block to major developers building a whole new community.

When local authorities approve a development application, the applicant may be required to pay an infrastructure charge to the local authority. Local authorities use this money to upgrade infrastructure and make sure neighbourhoods have the services they need.

Proposed Infrastructure Planning and Charging Framework

The Department of State Development, Infrastructure and Planning has produced an Infrastructure Planning and Charging Framework that is intended to be fair, clear and simple, striking a balance between local authority sustainability and development feasibility.

The draft framework incorporates four key elements:

A Fair Value Schedule of charges that encourages local authorities to apply fair infrastructure charges.

  • A Priority Development Infrastructure program that will see the state co-invest in development and economic growth in local communities.
  • An investigation into sensible infrastructure standards set by the state.
  • Transparent and consistent legislative changes.

The draft framework was presented to industry representatives and then presented to State Parliament in May.

Should you want to discuss what the change to infrastructure charges may bring for a development in a particular area, please do not hesitate to contact Martoo Consulting to have a planner assist with your development enquiry.

Regional and Rural Development focus of The Queensland Plan: a draft vision for the next 30 years

Shaping fundamental aspects of how our cities and regions might operate for the next few decades

The Queensland Plan

The Queensland Government has been busily and publicly active in the past twelve months, showcasing and shaping its new vision and strategy document;The Queensland Plan.  The widely-consulted strategy has just completed its community review stage.  The document largely centres on the State’s normative interests and portfolios, such as the economy, infrastructure, health and education.  This update focuses upon targets within The Queensland Plan relating to planning and development, giving an insight into how the Queensland Government is planning to shape our State’s built environment over the next few decades:

  • Regions – half of Queensland’s population lives outside South East Queensland.
  • Environment – Queensland has the best balance of environmental protection and economic development in Australia.
  • Infrastructure – the right infrastructure is delivered at the right place at the right time.

The balance of environmental protection and economic development is covered in greater detail in a previous post, and will not be discussed in any depth with this update.  The discussion of infrastructure delivery is indirectly given within this article’s focus upon the “Regions” element of the strategy directive.

Regions – half of Queensland’s population lives outside South East Queensland (by 2044).

At first glance, it may seem that this statement is easily achievable without much direct policy intervention.   However, for a population estimated at 4.66 million at the June Quarter of 2013, South East Queensland makes up approximately 70% of Queensland’s entire residential population.   Further, an assessment of Queensland’s broad hectare land supply, which is greenfield and brownfield land suitable for residential development greater than 2,500m2 in size, provides that South East Queensland holds an expected future dwelling yield of 450,000; accounting for 75% of dwelling yield across the entire State.

So, with a large population base, strong recent population growth, and the potential for a significant amount of future dwellings to be sited within the region, it stands to reason that it may be difficult redirect the inertia behind the steady trend of population growth within South East Queensland.  Once the logistics and cost that would underpin the sufficient and timely construction of public and community infrastructure is taken into account, which would be provided against the current trend of population growth, the scale of the commitment behind this strategy statement becomes more fully realized.

This strategy direction, if carried to fruition, would likely stimulate a large number of infrastructure upgrade projects across the State to support this growth.  Without already large rate bases, these infrastructure investments are not likely to be able to come from smaller Councils outside South East Queensland; limiting significant growth to areas within the larger regional areas of Mackay, Rockhampton, Cairns and Townsville, and undoubtedly with the added help of significant State or Federal regional infrastructure funding.

The far more difficult query relates is how the Government plans to stem the tide of greenfield, and indeed brownfield or infill development, in the burgeoning South East Queensland region, against the apparent momentum of this popular region?

Or is the plan to outstrip the long-standing growth trend in SEQ, with astronomical injections of funds to stimulate growth and infrastructure development in regional and rural areas of Queensland?  Will this come at the cost of those in the State who choose to settle in well-serviced and affordable areas of SEQ?  The finer points of this rural and regional revitalization are not known, and it is impossible to say how exactly such a plan would be delivered at this point in time.

The move by the Queensland Government to focus population growth, and hence economic growth, outside SEQ is a significant undertaking.  To limit impacts upon fringe agricultural lands in SEQ from our ever-expanding city centres, it could be a welcome development.  And so too for towns across Queensland which have been struggling in recent times with the pressures of metropolitan-focused population and societal growth, the “two-state” economy problem introduced by regional mining and gas projects, and fluctuating weather and commodities prices.  The growth would not come without the announcement of many and varied infrastructure projects across the State, which could be a welcome move for the construction and manufacturing sectors.

And it certainly would mean that developers looking to capitulate on this focus should start looking far and wide for opportunities to develop land across Queensland; as the growth in population in these areas will not occur entirely off the State’s back; and not without a concerted push from the urban development industry.

The Mary Valley – Growth and Strategy for revitalisation

Mary Valley

The Department of State Development, Infrastructure and Planning (DSDIP) have been focusing their efforts on growing the economy of the MaryValley, linked with the State’s sale of property in the region, centred around the potential for;

  • Growing agribusiness;
  • Growing small business; and
  • Growing tourism.

The economic development strategy for the MaryValley region, as developed by DSDIP, can be viewed here.  Further, properties for sale through the State are available for viewing here.  It is also possible to submit proposals or register interest in developing land to the Mary Valley Economic Development Office at 46 Main Street, Kandanga.

As specialists in land development for particularly the Gympie and SunshineCoast regions, contact us to find out if your designs on a MaryValley life or business are compatible with the planning schemes and other development constraints regulating land development in Queensland.

Our services may include assisting with site due diligence, co-ordinating the preparation of economic development proposals, and regular town planning, environmental approvals, or surveying work for inclusion in development applications for Council and the State Government.  For a full list of our services, please see our website or contact us.

 

Planning reform in Queensland

Updates on the Newman Government’s State planning reforms

If you’ve been active in the development space over the last few years, you may have noticed the incremental roll-out of the Newman Government’s policy and planning legislation reform, significantly changing the game for developers in Queensland.

This newsletter will chronicle the release of reforms as they are announced and as they come into force, helping distil what the changes mean for those in the industry, and what could arise out of the various shifts in focus which have been set in motion by the Newman Government.

So far we’ve seen significant changes from 2013, including the following:

  • Installment of the State Assessment and Referral Agency (SARA) and online myDAS portal;
  • State Development Assessment Provisions (SDAPs)
  • Single State Planning Policy;
  • Queensland Planning Provisions;
  • Sustainable Planning Act and Other Legislation Ammendments (SPOLA) Act 2012;
  • Environmental Protection (Greentape Reduction) and Other Legislation Amendments Act 2012; and
  • Vegetation Management Amendment Act 2013 (and self-assessable codes)

With the following milestones yet to come in 2014 and 2015:

  • Changes to infrastructure charges framework – mid 2014
  • Planning for Queensland’s Development Act (to replace the Sustainable Planning Act) - late 2014-mid 2015
  • Updating regional plans - to the end of 2014
  • Updating of local planning schemes – ongoing

All of these changes have a significant impact upon the development application process involving almost every type of conceivable type of urban land development in Queensland.

Accordingly, certain types of development activity regulated under planning or environmental legislation, which was previously unviable, may now be achievable with the effects of the reform.  Conversely, these changes may impose different or further challenges or restrictions upon land use matters in Queensland.

Time is the critical element here, and finding out where your development stands sooner rather than later could add significant advantages and save you time and money through the concept design and assessment stages.

If you would like to discuss a particular development with us, and how it’s status may change with the roll out of State legislation or policy, get in contact with our Gympie or SunshineCoast office and one of our staff will assist with your enquiry.

 

 

Lord of the Regions: Queensland’s Single State Planning Policy

 

The Newman Queensland Government’s approach to the State’s planning policy has been revealed as one of consolidation; introducing a single state planning policy (SPP) to replace the multiple policies previously in existence.  The SPP has two important roles; in guiding local governments to identify and implement state interests, and also for applicants in formulating their development proposals.

Lord of the rings

Aside from governmental functions including making or amending planning schemes or regional plans, the SPP has two important applications being for:

  • the designation of land for community infrastructure (CID) for things such as:
    • hospitals;
    • educational facilities;
    • railway facilities;
    • parks and recreational facilities; and
    • government administrative offices and works depots.
  • Assessment of a development application according to the interim development assessment requirements until the SPP is integrated into planning schemes (any scheme made after the SPP came into effect on 2 December 2013)

Some state interests have supporting mapping to assist in spatially representing policies or requirements outlined in the SPP. There is mapping for both local government plan making and development assessment purposes. This mapping is contained in the SPP Interactive Mapping System.

The SPP is set out according to five core themes, under which sixteen (16) interests are grouped.  The themes and their respective interests are the following:

1.    Liveable communities and housing

1.1. Liveable communities

1.2. Housing supply and diversity

2.    Economic Growth

2.1. Agriculture

2.2. Development and Construction

2.3. Mining and Extractive Resources

2.4. Tourism

3.    Environment and Heritage

3.1. Biodiversity

3.2. Coastal environment

3.3. Cultural Heritage

3.4. Water Quality

4.    Hazards and safety

4.1. Emissions and hazardous activities

4.2. Natural hazards

5.    Infrastructure

5.1. Energy and water supply

5.2. State transport infrastructure

5.3. Strategic airports and aviation facilities

5.4. Strategic ports

Not all of the interests listed above are relevant to development assessment, even in the interim until the SPP can be integrated into planning schemes and the interim development assessment provisions apply.  Only the following interests apply, according to how they are set out in the new interim development assessment requirements in the SPP:

  • extractive resources;
  • biodiversity in relation to a matter of state environmental significance;
  • coastal environment where on land in a coastal management district;
  • water quality;
  • natural hazards;
  • emissions and hazardous activities;
  • state transport infrastructure; and
  • strategic airports and aviation facilities.

With a number of planning schemes under review, or scheduled for review in the near future, the Single SPP along with the ever-updating Queensland Planning Provisions, and other relevant planning instruments, are sure to be cornerstones of the Newman Government’s planning legacy, as it is constructed and unfolded before our very eyes.

It remains to be seen whether the level of change from a planning framework perspective is having an effect upon the simplicity and warranted success of development applications; it should be said though that the distinctive move from ad hoc and numerous, toward consistent, consolidated and duly iterative, is a welcome directive in spite of the short term complexity it presents.