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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

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Superseded Planning Scheme can no longer be requested after 1 July 2014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lodged to the Gympie Regional Council after 1 July 2014 will no longer be able to request assessment under the superseded 2005 Cooloola Scheme.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

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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.

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.

 

 

Noosa Council and Sunshine Coast Regional Council– what it means for the Sunshine Coast

Two new local governments, two distinct and fresh approaches -

Noosa

On January 1, 2014, the local government conglomerate of Maroochy Shire Council, Caloundra City Council, and Noosa Council, known since 2008 as the Sunshine Coast Regional Council, ceased to exist.  In its place rose two new Council configurations; a reinstatement of the Noosa Council, and the Sunshine Coast Regional Council comprised of the former Maroochy Shire Council and Caloundra City Council areas.  This change was one fought for a long time by residents of Noosa, seeking de-amalgamation from the broader local government of the SunshineCoast.  While the reformation will ultimately allow Noosa Shire residents to solely direct their Council’s future, both Councils have exciting new paths and challenges ahead of them, in order to select and set the scene for living and working on the SunshineCoast over the next decade and beyond.

The draft Sunshine Coast Regional Council planning scheme has gone through public consultation and review, with the scheme currently with the State government awaiting Ministerial sign-off for implementation.  The new scheme is expected to be endorsed around March 2014, according to the Sunshine Coast Regional Council’s (SCRC) website.  The new SCRC planning scheme has been drafted utilizing the Queensland Planning Provisions; the State’s template for local governments preparing planning schemes in order to encourage a consistent approach to scheme layouts, wording, and particularly land use definitions.

The new SCRC planning scheme, as a QPP plan, will look and feel like other new planning schemes in Queensland.  This means that zone types and land use definitions will be the same state-wide.  A number of facets of the new SCRC planning scheme are specific to the Sunshine Coast region, including a declared activity centre in Maroochydore (the Principal Regional Activity Centre – PRAC), a lenient change in residential dwelling density tests (“equivalent dwellings per hectare” as opposed to “dwelling unity factors”), and significant changes both encouraging and prohibiting duplex development in low density areas.  The introduction of the new scheme will inevitably change the direction of development in the SunshineCoast, regardless of what form it ultimately takes.

Noosa Council currently regulates development under the 2006 Noosa Planning Scheme (‘The Noosa Plan’), which was also the relevant document for the area while Noosa Shire was part of the Sunshine Coast Regional Council.  This 2006 scheme will remain in force until such a time that a new scheme takes effect.  Our planning team has been working with The Noosa Plan since its inception in 2006, and can accordingly provide an experienced service to those seeking advice on matters within the Shire of Noosa.  We look forward to helping our clients both presently with the current scheme, and also into the next phase of Noosa’s planning and development progression.

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.

New Gympie Regional Council Planning Scheme: six months on

Time running out for assessment under the old Cooloola Shire Planning Scheme

Gympie Town

The Gympie Regional Council adopted its new planning scheme a little over six months ago, on 1st July 2013.  The new planning scheme applies over areas under the old Cooloola Shire, Tiaro Shire, and Kilkivan Shire planning schemes, taking into account the Gympie Regional Council’s plan for development and the new requirements from the State with regards to land use planning.  Accordingly, the zones, levels of assessment, use definitions, infrastructure plans, and other key aspects of any planning scheme have been updated in the new scheme, meaning that a development can be considered differently between the old schemes and the new Gympie Regional Council planning scheme.

An application can be made under the old planning scheme for a period up until twelve months after the new scheme came into effect.  This means until the 1st July 2014, an applicant considering developing their land can still apply to have the application assessed under the old scheme.  This provision exists State-wide, and is intended to allow flexibility for landowners who may have their plans for development seriously affected or altered due to the effect of a new planning scheme.

It is essential to contact one of our experienced planners in order to determine whether there is any benefit in lodging your application for development under an old scheme.  The difference between schemes can be quite substantial, with changes to land zonings, minimum lot sizes for subdivision, levels of assessment for land use changes and other development, and use definitions being typically the key applicable changes.  This can have bearing upon any application, including primarily;

  • Subdividing small blocks or subdivision for an estate, or other reconfigurations of a lot; and
  • Changing the use for commercial, industrial or residential purposes (eg. Shop to factory, house to workshop, café or restaurant to tourist accommodation, etc.).

The new Gympie Regional Council Planning Scheme has also been extensively utilized in applications prepared by Martoo Consulting in the latter half of 2013, and in to 2014 as well.

For more information on our experience and capabilities in our Gympie region, please get in contact.  Our Gympie office is located in the centre of town, and we’d be only too happy to discuss your development opportunities.