Council blasted by state government for poor planning as smaller lots, less red tape urged to cope with population boom
By Mitch Gaynor
THE Sunshine Coast Council has been slammed by the State Government over “significant concerns” that the local authority can meet housing targets to support the region’s booming population.
In a scathing letter dated June 26, 2024 and addressed to acting SCC Chief Executive, Debra Robinson, the state government admonished the council for failing to provide adequate or appropriate information about its housing targets in its ‘Planning Scheme 2024’.
The council’s planning scheme is supposed to work in alignment with the state government’s ‘ShapingSEQ 2023’ policy to ensure dwelling and infrastructure targets can support population growth across the south east. Serious doubt about the council’s ability to meet these targets has now been raised. Just months after receiving the council’s draft plan the Department issued a ‘Notice to Pause’ and following an extensive review, the council was issued with a demand for more information.
The state said it required significantly more planning detail and the introduction of policies that slashed red tape for some developments and allowed the development of smaller lots (300sqm) in low residential zones.
“This review has identified significant concerns with the planning scheme drafting and integration of the State Planning Policy for Housing Supply and Diversity and ShapingSEQ 2023,” the letter, obtained by GC&M News last week, stated. “The latest data and information provided does not give the state appropriate or adequate information to be confident that the draft planning scheme includes adequate planning measures to achieve the dwelling supply targets under ShapingSEQ 2023.”
The Sunshine Coast is under particular pressure with forecast population growth requiring about 80,000 new dwellings, or 4000 annually, between 2021 and 2041. Despite this, Australian Bureau of Statistics data showed that just 3290 dwellings were approved on the Sunshine Coast in 2023/24 and 3457 in 2022/23.
The ABS data shows a steady decline in approvals since 2020 when 4378 were recorded. In the letter to Ms Robinson, the State Government insisted the council implement the following into its planning scheme:
* Remove dispersal provisions for dual occupancies throughout the Sunshine Coast;
* Lower the level of assessment for dual occupancies to accepted developments;
* Support small lots (down to 300sqm) in the low density residential zone;
* Remove minimum lot size requirements for secondary dwellings;
* Review and amend the proposed zoning throughout the Sunshine Coast to provide greater residential density of land in proximity to high amenity areas and district, local and neighbourhood centres.
Although the state had flagged its concerns earlier this year, the council last month trumpeted its development achievements, saying construction approvals had hit $2.3 billion in 2023/24. This was up $100m from 2022/23. Mayor Rosanna Natoli said the figures “reflected the strong development industry appetite to continue with small scale development in the region”. “This is exactly what we want to see, it reflects our region’s future needs,” Mayor Natoli said.
“Population growth will continue to place significant pressure on housing and it is a challenge we continue to tackle.” Small developers, who wished to remain anonymous given they need to continue to work with council officers, say they simply can’t deliver affordable housing because of the seemingly arbitrary demands of bureaucrats.
“We understand that you need to follow due process, but these officers are looking for any reason not to approve projects,” one developer said. “In this environment a project goes from viable to completely unaffordable on the stroke of a pen from officers. “We keep hearing rumours they are anti-small developers. If it’s not true they’re doing a terrible job of showing it.”
A Sunshine Coast Council spokesperson said a proposed new Sunshine Coast Planning Scheme was formally submitted to the Queensland Government for a State Interest Review in December 2023. “As part of the usual process the State Government has issued a notice to Council requesting further information and changes to the proposed Sunshine Coast Planning Scheme to address state interests,” the Council spokesperson said. “Council is continuing to work collaboratively with the Queensland Government to discuss and, where possible, resolve feedback, including with respect to housing supply and availability.
We will continue to work … to prepare a balanced and locally tailored planning scheme that appropriately accommodates projected growth while protecting the liveability and identity of our region.”
mitch@gcnews.com.au
