by Julie Gatehouse MPP finds out how the Coast’s first amalgamated planning scheme could affect our lifestyles, property market and regional development.

There’s no catch. The opportunity to redefine and reinforce a new Sunshine Coast has arisen for numerous reasons. These include the March 2008 amalgamation of Noosa and Maroochy shires and Caloundra City; the ageing of previous town plans including Maroochy’s, which was signed off back in 2000; and changes under Queensland’s new Sustainable Planning Act. It feeds off extensive public consultation the council has already done for new strategies ranging from biodiversity and  economic sustainability to structure plans for centres at Palmview and Maroochydore.

“People interested in property  also may not realise that most local government planning schemes are reviewed every eight or so years,” says the council’s regional strategy and planning executive director Warren Bunker,    “so they should be aware of what’s occurring, especially if there are changes of use.”

Warren likens the process to owners of shares regularly monitoring for adjustments in financial markets or tax laws. “If I was buying a property, the planning scheme would be the first thing I’d check out, especially in an area that’s growing so fast,” he says.

The new scheme is no small feat, considering the amalgamated Sunshine Coast now has  about 150,000 rateable properties serving the residential, business and community needs of 330,000 people. “As our population grows, the number of properties could double in 20 years,” says Warren. “If everyone has a different view, there could be thousands of options on what  to do with each lot.”

That’s why the council was delighted on  July 29, when it wrapped up two years of investigation and sent a draft scheme to the  State Government. “I think property owners  may be surprised how hard the council has worked to get this document right,” says councillor Russell Green, who holds the  statutory and regional planning portfolio.

Russell explains that the planning scheme assigns a zone to every parcel of land in the region, along the coastline or in the hinterland,  in industrial or business areas. “It defines  preferred land use and building outcomes  and types of applications, the processes to go through, the constraints or other elements associated with that land,” he says. “That’s what people want to know – how the scheme will affect the land they own or the land near  where they live or want to live.”

The next steps are for the State Government to consider its interests and the council to revise the draft. Then all will be revealed in a two-month public display. “That’s when property owners,  the development industry, everyone, can run  a fine-tooth comb over it and help make the document even better,” Russell says. The earliest this could happen is October and the expectation is before the end of the year.

After public consultation, the council will begin to give regard to the new scheme in its decisions on development applications. (Keep  an eye on MPP and the council’s website at  www.sunshinecoast.qld.gov.au for updates.)

Any new planning scheme has the potential  to change not only lifestyles, but also the values  of investments. A family may want to add a granny flat to a $450,000 home in Caloundra.  A small investor may want to knock down  a Maroochydore shack to build units to rent  out. A retired couple may want to buy into a street where no noisy businesses are allowed.  A large-scale developer may want to subdivide  a multimillion-dollar greenfield or infill land  parcel. What’s permissible and what’s not?

While Russell emphasises the significance of the new Sunshine Coast scheme in terms of its power to change the lay of the land, he says there are no big shocks in store. Overall it’s more  a refinement and merger of three schemes into  one. For example, it eliminates confusion about whether two townhouses on one block are defined as a duplex or dual occupancy, which  can affect approvals.

“Where possible, we’ve tried to be specific and show what sort of applications may be self-assessable, code assessable or impact assessable  in a particular location,” Russell says. Building  a duplex in a residential zone may face relatively simple criteria (self-assessable), whereas an application for a panel-beating business on the same block could face many hurdles because of expected community concern (impact assessable).

Maps overlaid on the scheme show building heights, flood-prone areas, fire risks and other issues. Thirty-six communities have been identified, each with their own look and feel. “What the community and council want to  allow in Mooloolah is going to be different  to Tewantin or Bulcock Beach,” Russell says.

In terms of generating economic prosperity and jobs, he says, “The new scheme will help anyone who wants to develop understand the ease with which it can be done – as long as they have the right application in the right location. We’ve thought about the residential choices to make available and where industry is best placed.  When the economy [frees up] more funding, more development will be able to occur.”

What the community and council want to allow in Mooloolah is going to be different to Tewantin or Bulcock Beach

Warren says the new planning scheme strives to balance “no-fuss certainty” with flexibility,  and consistency with local flavour. “It will give people a degree of certainty about what can happen on their block or surrounding blocks,  but it also provides some flexibility for new uses as they arise,” he says. “For example, it can guide  you on the acceptable scale of a home-based business in a particular street, to ensure it doesn’t impact on the amenity of your neighbours.  There are big differences between a child-care provider with a few clients and a child-care centre, or one holiday cabin and a holiday  park for dozens of guests.”

When it comes to the property market, the scheme will also help people who are seeking suitable locations for specific purposes. “They  can search the criteria to find an area where their business fits, whether it needs infrastructure, high exposure on a main road or to be situated among similar businesses,” Warren says.

On a broader level, it’s hoped the new  planning scheme fosters confidence and diversity among investors at a time when the Coast sorely needs a healthier bottom line. “The scheme  both facilitates development and provides opportunities for it to occur,” says Warren. “If  a type of development is considered desirable in  a certain location, it should progress fairly easily. If it’s something neither the council nor the community desires in that area, that will be  made clear too.”