U R BA N SPRING 2012 BENCHMARK ESTATE RECOGNISED “PIONEER LAKES”
PLANNING - THE REFORMATION BCC DRAFT CITY PLAN 2012 ECONOMIC DEVELOPMENT FRONT AND CENTRE ALSO IN THIS ISSUE:
-AVERAGE DEVELOPMENT COSTS
An Urban Development focussed e-newsletter from
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The Pace of Planning Reform Gathers Speed 3 Proposed State Interest List SPOLA Legislative Review of QLD Planning System New Draft Gympie Regional Council Planning Scheme
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Economic Development Front and Centre
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Redlands Incentives for Development of Cleveland CBD
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Average Development Costs
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BCC Draft City Plan
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Benchmark Estate Recognised
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Draft Sunshine Coast Planning Scheme
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Rugby Brothers Thankful for Help
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Draft Coastal Protection State Planning Regulatory Feature Project Gladstone Murri Centre EDITORIAL TEAM Editor John Pappas Graphic Design Emma Jane Deacon/ Tenille Learmonth IT Support Tony Barr Subscriptions Tamara Drake Copy Editors Thierry Marot Leanne Schokman
CON TAC T U S BRI SBANE JFP House - 76 Ernest Street, South Brisbane PO Box 3634 South Brisbane Qld 4101 P 07 3012 0100 F 07 3846 1959
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CENTRAL QUEENSLAND 59 Goondoon Street, Gladstone PO Box 172 Gladstone Qld 4680 P 07 4839 4100 F 07 4972 5444
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Welcome to the Spring 2012 edition of URBANe, JFP’s quarterly e-newsletter. In the last edition of URBANe we mentioned some of the reforms that were trickling out from the State Government to the regulatory landscape governing Urban Development across Queensland. Since then the volume of reforms has increased substantially to what could be described as a torrent. The latest stream of reforms announced to the Planning System is the major focus of this edition of URBANe due to the impact that it will have. Encouragingly, further reforms are planned to continue flowing from the State Government well into 2013. To plot a course through the reformation being made to planning practice across Queensland we have explored the details of the changes proposed through a convoy of articles which includes: The Pace of Planning Reform Gathers Speed, Proposed State Interests List, Economic Development Front and Centre and SPOLA- Legislative Review of QLD Planning System. Reforms to the Urban Planning System have not been restricted to the State level. Details for the New Planning Schemes proposed for Brisbane City, the Sunshine Coast and the Gympie Region have been published and we review the opportunities presented by the new schemes in the articles; Draft BCC City Plan 2012, Draft Sunshine Coast Planning Scheme and New Draft Gympie Regional Council Planning Scheme. Keeping the focus on Coastal Issues we advise on the welcome changes made to the Coastal Protection State Planning Regulatory Provisions. URBANe congratulates Mike Coleman and his team from Pioneer Lakes Pty Ltd on being recognised as a finalist in the Residential Subdivision Category at the recent UDIA Awards night for the excellent Pioneer Lakes Development located at Mirani, near Mackay in Central Queensland. Also in Central Queensland, URBANe tells the story of the culturally significant Gladstone Murri Centre which is to be located on Police Creek. The Centre, which is backed by some of the largest corporations operating in Central Queensland, will celebrate the indigenous history of the Gladstone Region in a setting designed by JFP’s Landscape Architects. The development is likely to be a landmark feature in the booming Central Queensland city. As usual, useful regular features such as Average Development Costs can also be found in this edition of URBANe.
By John Pappas Editor
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TH E PAC E O F P LANNING REFORM GATHERS SP E E D The reformation of the Queensland Planning System is forging ahead at full speed. Current planning reforms announced by the State Government include; • The temporary SPP 2/12 Planning for Prosperity: o u t l i n e s the general direction that the Government is heading towards (i.e. p ro - e co n o m i c development). • The Sustainable P l a n n i n g and Other Legislation Amendment (SPOLA) Bill – introducing a variety of first stage legislative planning reforms to improve the Planning System as outlined in the article SPOLA - Legistative Review of QLD Planning System on page 4. • The Draft Coastal State Planning Regulatory Provision – reverses the effects of the draconian Coastal Plan introduced earlier this year. Details of this turnaround are outlined in an article on page 9. • The Economic Development Bill – creates a new Minister for Economic Development and a Board which is now in charge of the ULDA and the Government’s Industrial Development Arm. The Bill
also allows proponents/Council’s to ask for the State to introduce fast-track approval mechanisms to bring areas forward as described in the article Economic Development Front and Centre on page 6. State • Single Planning Policy (SPP) – aims to consolidate the 14 different existing SPP’s into a single, consistent form while reducing the number of referral triggers • A m e n d e d Queensland Planning Provisions – giving Councils greater flexibility and also removing the 2nd State Interest check from the Plan Making Process. Not to be outdone, the SEQ Council of Mayors has also lodged a Planning Reform Agenda which looks at reducing DA timeframes by 25%. JFP is participating in, and keeping track of, these major changes in Queensland’s Planning System. If you have any queries in relation to these reforms and how they may affect your development opportunities feel free to contact John Pappas to discuss them further.
P ROPOS ED STAT E INT EREST L I ST The Newman Government is proposing to consolidate the myriad of existing State Planning Policies (SPPs) into a single policy document. The policy is proposed to consist of ten elements which will headline the State’s Interests in the Planning System. The ten elements proposed are;
• Providing housing choices and liveable communities
• Maintaining agricultural production
• Protecting the community’s safety
• Promoting the tourism industry
• Delivering necessary infrastructure
• Enabling the productive use of mining resources
A consultation document has been released for comment. The document is available for viewing and comment on the DSDIP website at www.dsdip.qld.gov.au/spp. The final version of the single State Planning Policy is set to be introduced around March next year.
• Supporting the construction industry • Ensuring planning enables economic growth
• Protecting the environment and the State’s heritage • Securing transport networks and facilities
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S P OLA- LEGI S LAT I V E R E V I EW O F Q L D P L ANNI NG SYSTE M By Shane Talty Manager - Planning & Urban Design - Brisbane
As part of its wider planning reform process, the State Government passed the Sustainable Planning and Other Legislation Amendment Bill 2012 on the 13 November 2012. The Bill includes a number of key legislative amendments aimed at improving the Planning System in Queensland. The amendments include measures aimed at achieving the following: • Improving the coordination and responsiveness of State Government in dealing with particular development applications (proposing development within or partially within state jurisdiction); • Removing ineffective Master Planning and Structure Planning arrangements; • Reducing the regulatory ‘‘red tape’’ for development applications involving a State Resource; • Providing some flexibility in the requirements for supporting information accompanying a Development Application; • Ensuring that certain provisions within the Queensland Planning Provisions also apply to Local Government Planning Schemes made under the Integrated Planning Act 1997 (Repealed); • Giving the Planning and Environment Court some discretion in relation to awarding costs in P&E Appeals; and • Introducing an Alternative Dispute Resolution (ADR) Process in the Planning and Environment Court for minor disputes. JFP’s assessment of the new provisions thus far is that they are positive and will provide the mechanisms to address a number of “process” orientated issues which have hampered both the preparation and assessment of a range of recent Development Applications.
The creation of a single State Assessment and Referral Agency is aimed at streamlining the assessment of Development Applications and is certainly welcome. This Amendment seeks to improve the coordination and responsiveness of State Government Agencies in dealing with particular development applications which may have multiple Referral Agencies and Policies against which they are assessed. It is envisaged that once fully implemented, any inconsistencies between statewide policies will be resolved via this process.
... JFP’s assessment of the new provisions thus far is that they are positive and will ... address a number of “process” orientated issues which have hampered... a range of recent Development Applications... One of the key changes which has been made includes the abolition of the previous requirement to obtain State Resource Entitlements prior to lodging a Development Application. Experience has shown that previous requirement added little up front value to the DA Process. Any reduction in the upfront costs and timeframes associated with the preparation and lodgement of a DA is certainly welcome. We should point out that Entitlements will still be required at a later date and Owners Consent still needs to be obtained prior to lodging a Development Application.
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co nti n u e d . . . . . The provision of greater flexibility in determining the extent and type of supporting/mandatory information required to make an application ‘‘Properly Made’’ is also well overdue. The amendments relating to this issue will provide the Assessment Manager greater discretion to accept an application as ‘‘Properly Made’’, effectively reinstating rules which previously applied under the former Integrated Planning Act. These changes will assist in reducing confusion at the lodgement stage of an application and hopefully limit the ability for Third Party Appeals challenging whether an application was properly made.
Overall the measures passed under the Sustainable Planning and Other Legislation Amendment Bill 2012 are considered extremely welcome and deal with a number of concerns raised by the Development Industry over recent years. It will be interesting to see over the coming months whether their implementation improves the Queensland Planning Process as intended. Should you have any queries in relation to the proposed changes please don’t hesitate to contact Shane Talty in our Brisbane Office or Graeme Bews for projects located in Central Queensland or on the Sunshine Coast.
The Bill includes a number of new measures relating to Planning and Environment Court Appeals. Measures such as providing the Court with some discretion to award costs, along with a greater focus on utilizing the ADR Registrar Dispute Resolution Process, are considered positive and build on the work already achieved in this part of the planning process in recent years. There will be ability for the ADR Registrar to hear and decide minor matters, potentially reducing costs and improving decision timeframes.
New Draf t Gympie Regional C o u n c il P l a n n i n g S c h e m e The Draft Planning Scheme for Gympie Regional Council has been released for public display. The Planning Scheme is a consolidation of the former Council Areas which include Gympie, Kilkivan and Goomeri. It adopts the State Government’s Queensland Planning Provisions (QPP) which mandate consistency in format and definitions for all new planning schemes across Queensland. The draft provisions have introduced a variety of code assessable uses in some zones (eg retirement village in
Residential Living Areas) which is to be applauded as it will potentially reduce assessment timeframes and remove the prospect of Submitter Appeals. A new Limited Development (Constrained Land) Zone is used extensively across the Region, largely to address flooding, vegetation or topographical constraints. Any development within this zone is subject to Impact Assessment, and will generally not be supported by Council. Please contact Graeme Bews if you require any advice on how the Draft Planning Scheme provisions or zonings affect your land.
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ECONOMIC D E VE LO PM ENT F RONT A ND CE NT R E By John Pappas Business Development Manager
The Newman Government has unapologetically put Economic Development front and centre in its plan to restart Queensland’s languishing finances. The Economic Development Bill 2012, which was introduced into parliament on the 2nd November, creates a specific role for a Minister of Economic Development and an Economic Development Board which is charged with fast-tracking and delivering projects to stimulate the State’s Economy. The Economic Development Board (EDB) will combine the existing Urban Land Development Authority (ULDA) - the State’s Residential Development Arm - with the Property Services Group (PSG), which has often had an Industrial Development focus in the past. The EDB will have the power to take projects of economic significance through its fast track Planning and Approvals Process to facilitate their delivery. The Board is also able to declare large areas of development land as Priority Development Areas (PDAs) and to create Local Representative Committees to manage the delivery of these. These Local Representative Committees will consist of a member of the EDB and up to 4 other persons who can “appropriately represent the interests of entities affected by development in the PDA, including for example, a Councillor of a Local Government”.
The EDB’s fast track Planning and Approvals Process is similar to that which exists for the ULDA at present. In declared PDA’s, the EDB can introduce an Interim Land Use Plan which is in force until the Development Scheme for the Area has been created by the EDB or 12 months; whichever is the sooner. Public Consultation is required during the Development Scheme making phase but no appeal rights exist relating to Development Applications once the Development Scheme is in place. Development Applications should receive Information Requests within 20 business days of Lodgement and be decided within 40 business days of any Information Response/ Public Notification (no appeal rights) being finalised. Overall the Bill combines a fast track Planning and Approvals System with specific funding, human resources and local representation to concentrate on stimulating the economy by facilitating the delivery of Urban Development Projects. The Bill is expected to come into force before the end of the year.
RE D L A N D S INCENT I V ES FOR D E VE LO P M E N T O F C L E VE L AN D CBD A number of incentives to encourage Developers to complete projects within the Cleveland CBD have been recently announced by Redland City Council. Newly elected Mayor, Karen Williams, promoted the Developer incentives by explaining that “Our incentive package clearly states our commitment to support the growth of the Master Planned Cleveland CBD as a lifestyle, employment and business centre, by addressing frustration with many of the current planning provisions that have seen growth and investment in Cleveland stall.”
Projects undertaken within the Cleveland CBD area between March 2013 and June 2015 may be eligible to benefit from the following incentives; • financial incentives such as the waiving of Fees and Infrastructure Charges; • fast-track assessment of Material Change of Use Applications within 20 days; • Car Parking Concessions The welcome move to introduce Developer incentives signals a change in direction for Redland City Council; towards an approach which elevates the importance of economic development. To learn more about the development opportunities within Redland City contact Shane Talty.
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B C C DRA F T CITY P LAN 2 0 1 2 By Shane Talty Manager - Planning & Urban Design - Brisbane
Brisbane City Council is well into the process of preparing its new Planning Scheme, City Plan 2012. The new document once adopted will replace Brisbane City Plan 2000, which is currently in force.
Based on its current status, we understand that the formal Public Notification/Consultation of the document will commence in February/March next year. Written submissions can be made at that stage.
After much analysis, preparation and drafting, the Draft Scheme has been prepared and is currently being debated by full Council. Once endorsed, the resultant draft will then be issued to the State Government for its first State Interest Check before being placed on Public Notification.
JFP will continue to monitor of the Draft Scheme as its progresses through the statutory process. Some minor details of the Draft Scheme are starting to leak into the public realm and we will provide further updates on the content of the document as they are released. Should you have any queries in relation to the Scheme please do not hesitate to contact Shane Talty in our Brisbane Office.
AVE RAGE DE V E LO PM E NT CO STS Median Cost per Lot (2012 to date)
~ $104,565 Construction Materials Cost Rates Continue To Rise Regardless Of Soft Market Conditions The median cost to develop residential allotments during 2012 has been calculated at $104,565. This represents a 3.7% increase in the median cost to develop residential allotments in South East Queensland during 2012.
The cost of concrete seems to be the primary factor for a range of essential items for which costs have increased including kerbs, pipes, manholes, paths, driveways, pram ramps etc. Similarly it seems that there has been an increase in the cost of uPVC, the material used for Sewer JFP keeps records of construction cost rates in a database & Water pipes and fittings. built from the rates found in the winning tenders for all of its projects. This database is then used to determine Although there seems to be a significant amount of the most appropriate, current rates to adopt for our competition between civil contractors to secure projects Development Cost Estimates. An analysis of difference at present, this has not necessarily translated to lower between the construction cost rates in JFP’s databases for construction costs on average due to the impact of 2010 and 2012 indicate that rates have risen on average by materials cost increases noted above. approximately 9% between these dates. Interestingly, further analysis of the increase in rates reveals that the costs for a majority of construction items have not moved much during the last two years but that a few key items have increased in costs significantly and are largely responsible for the average cost increase.
These average costs are derived from development cost estimates completed by JFP on actual urban development proposals during 2012. The costs cover the following items; Civil Works, Electrical/Telecommunications services, Landscape Works, Contingencies, Council fees, Infrastructure Charges, Consultant fees, GST on above items. The figures do not include any purchase costs, sales and marketing costs, land taxes, rates or any holding or financing related costs incurred in relation to urban development. Each project is unique so these figures should be viewed as a general guide only. To obtain accurate figures relevant to your own site contact JFP.
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DR A FT S U NS H I NE COAST PL ANNING SC HEME By Graeme Bews Manager - Planning & Urban Design - Sunshine Coast and Central Queensland
The Draft Planning Scheme for the Sunshine Coast is now on public display. It represents an amalgamation of the three planning schemes covering the Sunshine Coast ie. Caloundra City Plan 2004, Maroochy Plan 2000 and Noosa Plan 2006 and aims to provide a more consistent approach to growth management and regulation of development across the Coast. The Draft Planning Scheme follows the structure and format of the Queensland Planning Provisions, which will ultimately ensure consistency of Planning Schemes across the State. Council has advised that there are no major policy changes within the Draft Scheme, with the primary focus instead being the merging of the three existing Planning Schemes to provide a single regulatory document. However, there are some welcome additions to the Draft Scheme, with one example being the new Design Criteria for Small Lots and Laneway Housing which now form part of the Reconfiguring a Lot Code.
Council is to be commended on its recognition of this alternative housing product, which is currently experiencing a high level of demand in several locations across the Coast. We are also aware of a number of sites that have been “downzoned� under the Draft Planning Scheme. We therefore recommend that you check the Draft Planning Scheme to ensure it does not adversely affect your interests. Submissions on the Draft Planning Scheme must be made before 14 December 2012. If you would like more information on the Draft Planning Scheme, or need assistance with preparing a Submission, please contact Graeme Bews or Leanne Simpson at our Sunshine Coast Office.
BE N CHM A R K ESTAT E RECOGN I S E D JFP wishes to congratulate Pioneer Lakes, the Estate being developed by Sunshine Coast construction identity Mike Coleman, for being named as a finalist in the Residential Estate Category at the 2012 Urban Development Institute of Australia (Queensland) Awards. Pioneer Lakes is a high quality residential estate ideally located a short walk from the heart of the Mirani Urban Township, which is about 25 minutes drive west of Mackay. It is an urban oasis nestled among a scenic rural backdrop of canelands and framed by the mountains which form the edge of the Pioneer Valley.
The mining boom has been a significant factor in driving demand for the project. However, the residential lifestyle choice offered at Pioneer Lakes has also been a major catalyst in its success. In particular, Pioneer Lakes has been a great success because it provides an enviable mix of residential homesites at various price points.
The Pioneer Lakes Estate includes a total of 790 residential lots focused around a series of lakes, wetlands and parklands. The Estate sets a high benchmark in environmental design and sustainability. The lakes and wetlands embrace and enhance the semi-rural open character of the broader locality and provide a wetland refuge for water birds during the drier winter months. Pioneer Lakes has been universally accepted by the market. In a time where the Development Industry in many parts of Queensland is struggling, Pioneer Lakes has been a real success story.
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RUGBY BROT H E RS THANKFUL FO R HE L P The Brothers Junior Rugby Club on the Sunshine Coast have recently moved into their new clubhouse located at Stockland Stadium on Nicklin Way at Kawana. The Club, which is only 2 years old, has been able to build its new clubhouse as a result of grants from the State Government and Council and the dedication of sponsors and members. The result has been an almost fourfold increase in junior player numbers and praise from rugby legend John Eales.
JFP wishes the Brothers Junior Rugby Club every success with encouraging Sunshine Coast kids to take up an active, team based sport and with developing future Reds and Wallabies.
JFP’s Engineering Design Manager, Dion Cosgrave, provided advice to the Club on Civil Engineering issues and assisted with drafting some of the plans for the clubhouse. Dion’s efforts were appreciated by the Club, with JFP receiving recognition on the Clubhouse Supporters Board. Brothers Rugby Sunshine Coast spokesman Clayton Williams said: “Dion was great, he worked through sewage issues with SCRC and Stockland Park getting the Club the best commercial outcome and saving the club over $50,000. We can’t thank Dion enough...”
DRAFT COASTAL PROTEC TION STATE PLANNING REGULATORY PROVISION The State Government recently released the Draft Coastal Protection State Planning Regulatory Provision (SPRP). The SPRP commenced on 8 October 2012 and suspends the operation of the controversial Coastal Plan State Planning Policy while the Government undertakes a full review of the Coastal Plan. The Draft SPRP represents a significant winding back of the previous Coastal Plan provisions to align with the Government’s commitment to economic growth. Importantly, the SPRP states that: • It applies to the assessment of all Impact Assessable Development within the Coastal Management District; • Development with a high risk of being affected by coastal hazards should “wherever possible, be retained undeveloped”. Where such land is to be developed, proposals need to address vulnerability to sea level rise and storm tide inundation and access to and protection of evacuation routes. • Erosion prone areas are, “to the extent practicable”, to remain undeveloped apart from some temporary structures.
• Development is to be located outside of and not significantly impact on areas of high ecological significance in any Coastal Management District, unless the development is for items including: Urban or Rural Residential purposes within an Urban Area; Tourism purposes; Any purposes within a Maritime Development Area; Port or Airport Canal or Dry Land Marina Development may be possible if it does not adversely affect coastal resources and their values. The SPRP is a major shift in Government Policy which recognises the importance of Coastal Zone Development for the State’s Economy. It is a welcome Interim Reform of Coastal Policy which potentially provides greater scope for approval of well designed Coastal Development where coastal hazards and erosion prone constraints have been properly considered. To find out more about how the new SPRP may affect your Development contact Graeme Bews.
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GLADSTONE MURRI CENTRE
Set on the culturally significant Police Creek Site, the Murri Centre will be a landmark project for Gladstone’s Indigenous Community and the City as a whole. The exciting MixedUse Development includes Performance Spaces, Offices, Convention Faciliites, Childcare, Restaurants and Cafes. Working with PW Architects, JFP’s Planners and Landscape Architects were able to further develop the Masterplan to achieve an environmentally and community focused Development. JFP’s Planners took on a guiding role throughout the project, leading and liaising with Clients and Stakeholders, as well as various Consultants, to drive the Project forward in an efficient manner. JFP’s experience in multi-use spaces has provided the knowledge to meet both Client and Council requirements, while still creating a useable and comfortable place. JFP’s
Landscape Architects were able to use their knowledge to propose an alternative carpark solution that allowed the inclusion of many more trees and planting areas. The Landscape Design looks to fragment and naturalise the development footprint, creating strong connections to the creek. The creek will be directly accessed via a network of paths, boardwalks and bridges, allowing visitors to safely experience the creek and its local flora and fauna. A palette of carefully selected native plants, feature shade trees and a variety of materials has been chosen to create an important visual link to the surrounding environment. The design outcome will respect the important history of the site, while providing a wide variety of services for the future growth of the community.
“A palette of carefully selected native plants, feature shade trees and a variety of materials has been chosen to create an important visual link to the surrounding environment. ”
The history of Police Creek Auckland Creek (or Police Creek as it is also known) has long been a place of significance in the history of the Indigenous Community in the Gladstone Region. While officially undocumented, Indigenous storytelling has passed on the details of a massacre of Aboriginal people on the banks of the creek by the Native Mounted Police - hence the name Police Creek. Under the command of three white officers, The Native Mounted Police were a group of Aboriginal men recruited from tribes in distant areas to become a troop responsible for dispersing the Local Aboriginal Tribes. They are said to be responsible for several massacres in the Gladstone Region. However, while the site has had a dark point in its history, the creek has also played an important part in the growth of the Gladstone Region, as well as being an important ecological and environmental area. JFP prides itself on the ability to see projects through from Concept to Completion. Throughout the Murri Centre Project, initial concepts and proposed changes were sketched by hand by the Landscape Team for coordination with other Consultants. Once finalised, the Design was technically drafted to allow for precise measurements and level analysis etc. JFP’s Landscape Team was then able to produce full coloured, photo-real renders for use in marketing material and storyboards used during community consultation and the Return of Country Ceremony.
The waterhole just upstream provided water supply for both Indigenous and Colonial Settlers in the Area until another water reservoir was completed in 1856. It was also a place of recreation, with fishing and swimming often taking place along the banks. The creek is home to numerous species of wildlife who find it an oasis within the dry environment of the Region. Frogs, eels, turtles and a variety of birdlife frequent the Area. The deed to the land was formally handed back to Traditional Owners during a Return of Country Ceremony held on 11 August 2012.
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UNSUBSCRIBE DISCLAIMER: The information contained in the JFP Urbane Newsletter is general advice and information relevant to the development industry, based on the latest information available at the time of preparation. JFP does not warrant the accuracy of information or comments contained therein and will not be responsible for any loss occasioned through reliance on information contained in Urbane.
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