The State Government’s draft changes to planning rules, as well as a potential Bruce Highway duplication proposed to run through Elimbah will likely change the shape of the greater Elimbah region in the coming decade.
The two specific Government review processes currently impacting your region are:
1. Inclusion of Elimbah in the SEQ Regional Plan as a “Major Development Area”
2. The Stage 4 path options of the Bruce Highway Western Alternative
It can be difficult to wade through the flood of information and speculation to determine what the true implications are for you and your property. We have prepared the following guide and associated website to help you:
Understand the two state government processes under way
Know how to stay informed throughout the journey
Know how to ask for advice on maximising your potential benefit
Visit elimbahnorth.com.au for more information, register for updates or to arrange a call from our team
Chris
Massie Director
| RWC Northern Corridor Group 0412 490 840
chris.massie@raywhite.com
Ashley Rees Director RWC Northern Corridor Group
STAGE 1
Moodlu to Moorina
Corridor Protected 2 STAGE 2
Moorina to Narangba Corridor Protected 3 STAGE 3
Narangba to Bald Hills
Indicative Study Area 4 STAGE 4
Beerburrum to Moodlu
Possible Corridor Options
Brisbane CBD
Bruce Highway
What is the Draft Shaping SEQ 2023 Update?
A 1,600ha portion of Elimbah North has been identified by State Government as a potential “Major Development Area” in the South East Queensland Regional Plan (the Plan). This is a similar process that to the one we helped the residents of Caboolture West navigate a decade ago.
Under the current Plan, the ability for owners to develop for residential or commercial uses are very limited. Inclusion in the Plan as a Major Development Area will allow owners to make applications to council that open up potential options for more intense uses like residential estates, business parks and shopping centres.
The bureaucracy layers for planning and infrastructure policies can be difficult to navigate between Local, State and Federal Governments. This is a State Government driven process and has generated some push back from local Council, who released a statement saying “Council does not support the inclusion of Elimbah in the Urban Footprint at this stage.” (See elimbahnorth.com.au for link to full council response).
From what we have seen so far, local Councillors and the Council Planning department are taking a firm position to ensure any changes forced on the region by State Government come with the financial support necessary to ensure the appropriate infrastructure is funded so residents are not unfairly impacted.
It’s important to note that, even if the proposed change goes through, this doesn’t open the free-for-all floodgates of unrestrained development. Each project will be required to satisfy extensive requirements through a Council development application process. This requires detailed reports relating to traffic, stormwater, environmental protection, noise, scenic amenity, services and many more to ensure neighbours are not impacted by the development.
Visit elimbahnorth.com.au for links to the following resources:
SEQ 2023 Update | What will happen next?
There are no certainties in predicting the outcome of either of these processes, but some are more likely than others. Based on our experience guiding owners through these same processes in Caboolture West and other areas, here are some of the key outcomes and timelines we predict to see in the coming months and years:
Dates are indicative only
2024
The Elimbah North Major Development Area will be included in the revised South East QLD Regional Plan
The housing crisis is at the top of the Qld Government’s priority list and Elimbah provides a logical solution. The large areas of unconstrained land, as well as good access to road and rail mean we see no reason why the State will not proceed quickly with adding this area into the revised Regional Plan.
Timing: No timeline is set for confirmation of this, but we expect this will occur in 2024.
2027-2028
Elimbah North Structure Plan will be designed
Once included in the Plan by the State, work will likely then begin work on a structure plan or master plan. This is the same process we saw completed for Caboolture West. It is an extremely detailed, multi-year process that will first explore all the environmental, flooding, servicing and transport infrastructure constraints, before then modelling the number of new residents the area has the capacity to accommodate and what amenities these residents will need (schools, shopping centres, parks, business parks).
Timing: We have not seen this process take less than five years before, but political pressure driven by the housing crisis could surprise us.
2028-2029
The new Structure Plan will be included in the Moreton City Planning Scheme
Once the plan is complete and singed off by State Government, it will be included in the local council Planning Scheme. It will be the rulebook that defines what types of developments and densities are permitted in which areas (residential, commercial, light industrial, etc).
Timing: This step should follow closely after the completion of the Structure Plan
The first development applications will be lodged with council
Inclusion in the Planning Scheme is the key checkpoint that opens the way for owners and developers to start making development applications to council for specific uses. It is common that the plan will be released in stages, with the southern areas closer to sewer and water infrastructure the most likely areas of initial interest.
Timing: The first applications will likely need to overcome some major road and sewer infrastructure design hurdles. It is common for this application process to take multiple years.
The first development will begin construction and the first development applications will be lodged with council
The first developments to actually break ground in a new master planned area like this are normally large residential developments, due to the immense costs in bringing services (sewer, water, roads) to the area. You may not be aware that Council do not actually build new roads or infrastructure for developments like this.
Council dictates what needs to be built in the development approval, but It will be the cost and responsibility of the developers to actually construct the public infrastructure that lead to any new development.
Timing: When we factor in all the steps and reflect on the timelines achieved for areas like North Lakes, North Harbour, Elimbah East and Caboolture West, we would not expect to see any major development break ground within ten years.
2034+
2028-2030
Proposed crossing of
crossing of
crossing of
Corridor options have a common alignment that follow a section of the power easement
The Elimbah PFGA, identified in The South East Queensland Regional Plan 2017 is proposed to transition into the Urban Footprint as a Major Development Area (MDA)*.
* Source: Draft ShapingSEQ 2023 Update
Beerburrum Creek
Proposed
Six Mile Creek
Proposed
Six Mile Creek
PROCESS 2
Bruce Highway Western Alternative
The State Government Department of Transport and Main Roads (TMR), with funding support from the Federal Government, are currently assessing options to “address current and emerging transport issues in the Bruce Highway corridor.”
A part of this plan called the North Brisbane - Bruce Highway Western Alternative is likely to directly impact owners of property in the Elimbah region, as both rout options for stage 4 of the proposed highway pass through the Elimbah North Major Development Area.
The options have only just been released to the public and TMR are currently seeking feedback from property owners through a Community consultation process that is open until 5pm on Monday 22 January 2024.
We expect Council will release a formal response before this date confirming they do not support the proposed options.
Bruce Hwy Upgrade | What will happen next?
The planning work needed to define the two options would have been years in the making and traditionally means it is very unlikely that TMR will not follow through on choosing one of the two proposed options. We would expect an announcement in mid to late 2024, depending on the outcome of the community consultation process.
There is currently no budget allocated for the design and construction of the road. This current process is more designed to limit development in the short term that could impact the proposed future path of the highway.
We have seen this process completed with other Bruce Highway upgrades like Cooroy to Curra. The timeline from initial plan (our current situation with Elimbah) to physical construction was just over 20 years.
Visit elimbahnorth.com.au for links to the following resources:
TMR - North Brisbane Bruce Highway Project Summary
TMR – Stage 4 Plan PDF
Register to receive alerts and updates Links to key informationproject
Links to community groups & resources
Request a propertyappraisal
Request a call to have your questions answered
Disclaimer
(a) This information was not provided to suit any specific circumstances and is general in nature only. You acknowledge that you must make your own enquiries to determine the validity and appropriateness of information provided herein.
(b) The information provided herein has been complied from the information publicly available at the time of preparation.
(c) This information is not designed to provide and is not to be substituted for professional advice. You should do your own research and seek your own advice in relation to this information provided herein.
(d) Never disregard professional advice, because of the provision of this information. Never rely on any information we provide in place of seeking professional advice.
What should you do next?
The fact that this proposed expansion of Elimbah is being driven by State Government to address what they are calling a housing crisis means it is has strong momentum to proceed in some form.
There will inevitably be community pushback, which is understandable. Many residents moved to the area for the lifestyle and many more have had a generational presence on farms in the region. Still, development in the Elimbah area is inevitable and many owners are positioned to benefit greatly.
Regardless of whether you are supportive of the future development of Elimbah or opposed to it, the best thing you can do is stay informed and engaged. The process between Council and land owners can be surprisingly collaborative and there are key times when you can have your voice heard on what outcomes you want for your property.
We have helped many owners like you to navigate this process over the years. While our specialty is helping owners maximise property values and facilitate joint venture arrangements with land owners and developers, you will likely find our information useful regardless of your intentions.
By signing up to our newsletter, we will ensure you continue to receive the information you need to make better decisions throughout the process. You can also request a phone catch up or in person meeting with us to discuss the best way to achieve your desired outcomes.
Visit elimbahnorth.com.au
for more information, register for updates or to arrange a call from our team
