A local government planning scheme is a plan for the future development of a local government area. Every council in Queensland prepares and administers a planning scheme, along with other types of plans, to manage growth and change in their local government area in an orderly manner.
City Plan sets out Council's plan for the future direction of Redlands Coast until 2041. The planning scheme is the main tool guiding Council in its everyday land use decision-making, balancing competing interests between the built and natural environment, State Government requirements, community needs and expectations, cultural significance and economic sustainability. It is a statutory document that guides Council on land use and development, including how land may be used, developed or protected.
City Plan is an important statutory document that will assist in shaping the future of Redlands Coast. It regulates the use and development of land through planning provisions and influences what you can do on your property, and what others around you can do. Access City Plan to find out what the planning scheme means for you. You can also view information about any amendments proposed to City Plan on the City Plan amendments portal.
Using the online mapping tool, you will be able to locate your property and find out the zone(s) and overlay(s) that apply to your land. The zone and overlay codes of City Plan will be relevant if you are planning to make changes to your home, land or site.
While there may be changes to proposed zoning and/or relevant assessment provisions in City Plan, these do not affect existing lawful uses and lawfully constructed buildings. Existing lawful development may continue to operate indefinitely in accordance with the conditions of the original approval.
Despite the above, an application may be required if there is a material change of use (MCU) of premises. Under the Planning Act 2016, a MCU is defined as:
- the start of a new use of the premises;
- the re-establishment on the premises of a use that has been abandoned;
- a material change in the intensity or scale of the use of the premises.
City Plan does not affect existing development approvals or approved plans of development, which continue to run with the land and may be acted upon at any time within their currency period. However, a proposed change to the development approval or plan of development may need to be assessed against City Plan, depending on the nature and scale of the change.
Planning schemes are 'living' documents and are constantly being reviewed and updated to ensure they remain current. For example, the superseded Redlands Planning Scheme 2006 was amended 16 times over a period of 12 years. Amendments can be undertaken for a number of reasons, including reflecting new Council policies and priorities.
Under the Planning Act 2016 (section 25), a local government is required to formally review a planning scheme every 10 years and review its Local Government Infrastructure Plan (LGIP) every five (5) years.
Since the superseded planning scheme was first adopted in March 2006, the State government has established new planning policies and priorities for the State and region through new planning legislation, a new comprehensive State Planning Policy and a new Regional Plan. Additional direction has also been provided to Councils on matters such as climate change and sea level rise.
The planning scheme allocates land into different zones, including residential, centres, open space and industry, and coordinates the location of new infrastructure to service growth. It also identifies areas for protection, or limited development, because of their environmental, cultural or resource significance. Each zone outlines the preferred uses and any codes (assessment provisions) for development in the zone.
An overlay map identifies different features that need to be considered when developing land. Overlays generally represent areas that are subject to physical constraints or contain valuable features, for example flooding and bushfire risk or values such as matters of environmental significance. When a site is affected by an overlay, additional assessment provisions, may apply to development on the site.
The Tables of Assessment in Part 5 of City Plan identify the categories of development (i.e. accepted development and assessable development). The Tables of Assessment also identify what assessment criteria are relevant for your proposed development.
City Plan represents an evolution and refinement of the previous planning scheme rather than a wholesale change. The most obvious change is that the format of City Plan conforms to that prescribed by the Queensland Planning Provisions. This should make the planning scheme much clearer and easier to use. In addition, City Plan incorporates:
- new overlay mapping and revised codes for bushfire, coastal erosion, flood and storm tide hazards
- new codes for environmental significance and waterway corridors and wetlands
- new levels of assessment to avoid the need to obtain a planning approval for houses and domestic outbuildings, such as sheds, in existing urban areas
- a new Local Government Infrastructure Plan (LGIP) to support population and employment growth
- new Planning Scheme Policies to support City Plan and provide guidance on ways to achieve the acceptable outcomes set out in the planning scheme codes.
The population of the South East Queensland (SEQ) region is expected to grow over the coming decades. This is because SEQ is recognised as a good place to live and work and benefits from unique natural assets, a strong economy and established infrastructure. The SEQ Regional Plan estimates expected population growth and sets dwelling supply targets for each Local Government Area. Redlands Coast is expected to experience much less growth than other Councils in SEQ but is still expected to accommodate 36,000 additional residents and 17,200 new dwellings by 2041. City Plan takes a balanced approach to accommodate this growth while at the same time, preserving the quality of life that residents enjoy.
The urban footprint is set by the State Government in the South East Queensland (SEQ) Regional Plan. The urban footprint is a mechanism used to ensure that urban development is suitably located in proximity to established infrastructure while also ensuring that supply constraints do not place unnecessary upward pressure on housing prices. The new version of the SEQ Regional Plan released in 2017 added an additional 19,980 hectares to the urban footprint in SEQ. Within Redlands Coast, two (2) new areas now form part of the urban footprint: Victoria Point (between Bunker Road and Double Jump Road) and Southern Redland Bay. While the urban footprint is established by the State in the Regional Plan, Council is required to reflect it in City Plan.
Development in Redlands Coast will continue to be predominantly low density detached housing. As with previous planning schemes, high rise buildings will be permitted in principal centres such as Cleveland (up to 29m) and Capalaba (up to 41m) so that more people can benefit from the amenities, lifestyle opportunities and transport connections these locations provide. Enabling the provision of higher density housing will also ensure that a range of housing types are available to suit the differing needs of the community.
City Plan strengthens the minimum lot size provisions that apply to traditional residential areas. It seeks to achieve a minimum lot size of 400m2 in both the Low Density and Low-medium Density Residential zones. Despite this, City Plan was approved for adoption subject to Ministerial conditions, which required Council to make amendments to the overall outcomes in these zones prior to commencement. The changes required by the Ministerial conditions provide scope for some lots less than 400m2 to be created where the lot size is consistent with the density and character of the surrounding established neighbourhood. This is considered to be a high assessment benchmark that will limit the establishment of lots less than 400m2 in traditional residential areas where the predominant lot sizes are more than 400m2.
Yes, the extensive recreation and open space network is preserved in City Plan. To inform the development of City Plan, Council prepared the Redlands Open Space Strategy 2026. This reviewed the existing network of open spaces throughout the city and recommended how they can be enhanced to improve the health and well-being of the community. The Recreation and Open Space Zone code preserves open space areas to provide for a range of sporting, recreation, leisure, cultural and educational activities and to protect ecological, drainage and flood related functions. Within this zone, sport and recreation areas will be planned and delivered to enhance community liveability.
Under the provisions of the Planning Act 2016, a person may request that a proposed development application be assessed and decided under the superseded planning scheme (Redlands Planning Scheme 2006). This request can only be made within one (1) year of City Plan taking effect and may be agreed to, or refused by Council.
A planning scheme policy is a planning instrument made under the Planning Act 2016. Planning scheme policies support the implementation of the planning scheme and may apply to all or only part of a planning scheme area. The policies specify information that Council may require for a development application, the standards called up in a code, or provide guidance or advice about satisfying assessment benchmarks or requirements in the planning scheme.
City Plan was originally drafted and approved under the Sustainable Planning Act 2009. However, on 3 July 2016, the Planning Act 2016 replaced the Sustainable Planning Act 2009. The new legislation includes various changes that impact upon the operation of City Plan. The key changes of the new framework include:
- New terminology relating to types of assessment, including accepted development, assessable development and prohibited development.
- Other changes in terminology including 'assessment benchmarks' (the codes or provisions within codes) and 'requirements for accepted development' (acceptable outcomes previously applicable to self-assessable development).
- New assessment rules for assessable development requiring code assessment called 'bounded assessment', meaning that the assessment manager must determine the application solely on the basis of the assessment benchmarks and other limited considerations allowed under the Planning Act 2016 and Planning Regulation 2017.
- New 'regulated requirements' (including zone purpose statements, use definitions and administrative definitions) that replace the Queensland Planning Provisions as the basis for drafting planning schemes.
As City Plan was drafted under the Sustainable Planning Act 2009, the previous public consultation documents reflected the terminology and provisions of superseded legislation. However, during the State Interest Review, City Plan was updated to align with the Planning Act 2016. It is important to note that aligning City Plan with the new planning legislation does not change the provisions within City Plan, such as zoning and assessment benchmarks, and still ensured a smooth transition upon implementation. This was undertaken to ensure that any development applications lodged with Council after the commencement of City Plan would be assessed in accordance with the Planning Act 2016 and Planning Regulation 2017, creating consistency between City Plan and current planning legislation.
For further information in relation to the Planning Act and Regulation, contact the Department of State Development, Manufacturing Infrastructure and Planning or visit their website here.
City Plan was prepared under, and assessed against, the South East Queensland (SEQ) Regional Plan 2009 - 2031 and the State Planning Policy April 2016. These documents have since been superseded with the SEQ Regional Plan 2017 (the 'Regional Plan') and State Planning Policy July 2017 (SPP). While City Plan does not align with these new documents currently, in the event of an inconsistency, the:
- Regional Plan prevails over City Plan to the extent of any inconsistency;
- SPP prevails over City Plan to the extent of any inconsistency;
- SPP prevails over both the Regional Plan and City Plan to the extent of any inconsistency.
Council will investigate incorporating provisions from these documents through a future amendment to City Plan.
The public consultation period for the draft Redland City Plan took place between 14 September 2015 and 27 November 2015.
The consultation period involved significant community engagement via a number of different mediums, including the following:
- City Plan website updated with interactive mapping tool for property based inquiries
- 13,800 website visits.
- 8 columns on the draft Redland City Plan appeared in the Redland City Bulletin.
- 246 inbound Customer Service Centre phone calls
- 280 Customer Service Centre enquiries, such as emails.
Brochures and exhibits
- 25 fact sheets made available in web and printed form
- 20 background studies made available.
Face to Face
- Approximately 2,000 event attendees
- 13 open house forums, with 866 attendees
- 13 key stakeholder briefings, with 662 attendees
- 13 pop-up displays at markets, parks and shopping centres, with 487 attendees.
- 56,000 (all of Redlands Coast) households were mailed division specific draft Redland City Plan information
- 7,500 (all) private and business PO Box owners were sent a draft Redland City Plan information pack
- 11,300 (all) out-of-city property owners were sent a draft Redland City Plan information pack.
The process for making or amending a planning scheme has to follow the steps set by the relevant State legislation . This process includes public notification and State interest review periods. Following the public notification period, which finished in November 2015, Council undertook an extensive review of over 5,000 individual City Plan submissions. Once changes were made in response to these submissions, City Plan was sent to the State Planning Minister for approval to proceed to adoption. The Minister approved City Plan for adoption in June 2018. Following Ministerial approval, Council at a special meeting on 6 July 2018 adopted City Plan and set 8 October 2018 as the commencement date.
At the end of the public consultation period, over 5,000 properly made submissions were received by Council. Council developed a database to register and categorise all submissions to ensure that the issues raised in these submissions were properly categorised and considered. A submission report on each of the issue-categories was prepared and extensively workshopped with Council. The Draft Redland City Plan - submission report [PDF, 5.0MB] is available to download. Many of the submissions led to changes being incorporated into the final version of City Plan that commenced on 8 October 2018, as discussed below.
Taking into consideration the issues raised in submissions, Council made a number of changes. These included:
- changes to some of the overlay maps to account for new information and data
- changes to some of the design and layout provisions in the residential zone codes to strengthen provisions relating to minimum lot sizes and design outcomes
- further tightening the new provisions for vegetation clearing, especially in and around our important waterways
- increasing the spatial extent of the Environmental Significance overlay
- reinstating the existing zoning of 15 Council owned properties (adjusted to the zone names in accordance with the State Queensland Planning Provisions) to ensure they remain as open space, environmental management or conservation land
- other case-by-case zoning adjustments across Redlands Coast (for example in neighbourhoods where local residents expressed a preference to maintain existing residential lot sizes)
- other editorial changes to ensure consistency and clarity.
If you made a submission on the draft City Plan and would like to see how the issues you raised were addressed, this information is available in the Draft Redland City Plan - submission report [PDF, 5.0MB]. Provided that your submission was properly made, you will also have been notified, via the email address or postal address you supplied with your submission, with information detailing how you can access the report.
Most notably, the structure and form of the planning scheme has changed, as a result of the State's legislative and policy requirements. However, Council has focused on maintaining the existing policy intent of the previous planning scheme (i.e. the Redlands Planning Scheme 2006).
For example, the urban boundaries of Redlands Coast have changed very little between the previous planning scheme and City Plan. The centres and areas identified for higher density development remain the same.
What City Plan does do, is fix some of the known issues with the previous planning scheme by reducing its size, removing inconsistencies and making it easier to use. Changes include providing improvements to building design outcomes and clearly articulating how vegetation clearing is regulated. City Plan was designed to be easier to navigate, understand and use.
You can access City Plan and its maps, and any of the supporting information here.
You can also visit one of Council's Customer Service Centres or your local library for more information, or call our Contact Centre on (07) 3829 8999.
City Plan was originally drafted in accordance with the Queensland Planning Provisions made under the Sustainable Planning Act 2009. The Queensland Planning Provisions introduced a standardised planning scheme format for councils across Queensland to use when preparing a new planning scheme. City Plan conforms to the mandatory parts of the Queensland Planning Provisions.
City Plan also had to appropriately reflect the State planning interests outlined in the Queensland State Planning Policy April 2016 and South East Queensland (SEQ) Regional Plan 2009-2031 (the documents in effect at the time City Plan was originally drafted). As these documents have now been superseded, Council may need to update City Plan through a future amendment package. Both the superseded and current versions of the SEQ Regional Plan and State Planning Policy are available from the Department of State Development, Manufacturing, Infrastructure and Planning website. Some examples of the State requirements that Council must consider and reflect in City Plan include the urban footprint boundary, coastal hazard mapping and dwelling supply targets.
In addition, when issuing an approval to adopt City Plan, the Minister imposed statutory conditions that Council had to incorporate into City Plan before commencement. These are outlined in further detail below.
The conditions imposed by the Minister required the following changes:
- Amending provisions in the Low Density Residential, Low-Medium Density Residential and Medium Density Residential zone codes to allow for the creation of new lots that are consistent with the density and character of the surrounding established neighbourhood;
- Making minor amendments to the Waterway Corridors and Wetlands Overlay map, Transport Noise Corridors Overlay map, Regional Infrastructure Corridors and Substations Overlay map and Coastal Protection (Erosion Prone Areas) Overlay map to reflect new or updated information;
- Amending the zoning of a number of lots on North Stradbroke Island to reflect the outcomes of the Indigenous Land Use Agreement (ILUA) between the State Government and the Quandamooka people. Further information on the ILUA can be found here;
- Replacing a diagram in the Airport Environs Overlay code;
- Providing additional explanatory and editor's notes;
- Incorporating additional assessment criteria within the Medium Impact Industry Zone to manage impacts associated with the handling and storage of hazardous chemicals;
- Including additional provisions and assessment benchmarks for dwelling houses and dual occupancies adjoining a revetment wall to ensure that development does not cause adverse impacts and facilitates access for maintenance and repair works;
- Adding text to the Strategic Framework to state that future development on North Stradbroke Island should recognise and reflect indigenous land use values and the economic and social need of the indigenous community; and
- Clarifying that operational work involving the clearing of native vegetation is accepted subject to requirements (formally 'self assessable' development under the Sustainable Planning Act 2009) where the land contains a dwelling house and clearing is between 500- 2,500m2).
Read a copy of the Minister's conditions, Minister Cameron Dick - Letter and enclosures - Redland City Plan, 9 June 2018 [PDF, 3.0MB].
Under the superseded planning scheme, a number of privately owned allotments on the Southern Moreton Bay Islands (SMBI) were zoned Conservation sub-area CN1. Properties within the CN1 sub-area were identified as being subject to significant environmental and drainage constraints, and subsequently the development of a dwelling house in these areas was an inconsistent use that was not supported by Council.
Under City Plan, privately owned allotments on the SMBI that were located in sub-area CN1 retain a Conservation zoning and the level of assessment for dwelling houses is impact assessment. Under the provisions of the Planning Act 2016, an application for a dwelling house is still able to be lodged.
Such an application will be considered on its merits and assessed against the provisions of City Plan. As was the case under the superseded Redlands Planning Scheme 2006, such an application remains extremely unlikely to be approved.
Should a property owner wish to pursue an application, it will need to demonstrate that the proposal is consistent with the purpose of the Conservation zone code and that sufficient land free of drainage constraints is available to accommodate a dwelling house and its servicing requirements (i.e. on-site wastewater treatment/disposal). This would need to be demonstrated through engaging a Registered Professional Engineer Queensland (RPEQ) to independently survey the subject property and assess the drainage constraints. In addition, an ecological assessment of the land would be required to demonstrate that a dwelling house and its servicing requirements would not have an adverse impact on environmental values on the land or its surrounds.
Development that is made assessable against the Flood and Storm Tide Hazard Overlay area may be permitted, subject to a proposal meeting the requirements of the Flood and Storm Tide Hazard Overlay code. This includes not creating adverse impacts on other properties, not increasing the cost to the public of hazard mitigation measures and supporting emergency and disaster management. Any proposal made assessable against the overlay code must demonstrate compliance with the relevant assessment criteria.
The new planning scheme considers and plans for the projected impacts of climate change, including a 0.8m sea level rise by 2100. Responding to climate change is a requirement of the State Planning Policy. For example, these changes are reflected in the Flood and Storm Tide Hazard and Coastal Protection (Erosion Prone Areas) Overlay mapping and associated codes.
City Plan, like the superseded Redlands Planning Scheme 2006, contains provisions to ensure that development does not have an adverse impact on the structural integrity of revetment walls in Raby Bay, Aquatic Paradise and Sovereign Waters Lakeside Estate. Development proposed within 9m from a property boundary adjoining the revetment wall must demonstrate that it:
- reduces the risk of structural deterioration or failure;
- maintains the structural stability of the wall; and
- does not impede access for maintenance and repair works.
In addition to the planning scheme provisions, all structural elements of a building or structure must comply with the Building Code of Australia (BCA). The BCA requires all buildings and structures to be structurally sound. Where necessary, a building certifier will generally require a building or structure to be certified by a Registered Professional Engineer (RPEQ) to confirm that it meets BCA standards.
Native vegetation clearing up to 500m2 is permitted as accepted development (i.e. it does not require a planning approval) on land in the Rural Zone that contains a dwelling house. If the land is vacant, you may clear up to 2,500m2 as long as compensatory planting is undertaken as well. This means, you must replant native species to compensate for what is cleared. City Plan Planning Scheme Policy 1 - Environmental Significance explains how to do this. Some exceptions to this rule apply, for example, planning approval will be required if the clearing is proposed to be undertaken in an area that is also covered by the Waterway Corridors and Wetlands Overlay.
This is a cumulative total (i.e. it cannot be undertaken repeatedly) and any clearing exceeding this amount since commencement of the first version of the planning scheme will require a planning approval.
In all other zones, including the Environmental Management and Conservation Zones, a planning approval will be required regardless of the amount of native vegetation clearing that is proposed.
All parties seeking to undertake native vegetation clearing are strongly encouraged to obtain further advice from Council before commencing works, as serious financial and civil penalties may apply for illegal clearing activities.
If a development has addressed all of the Performance outcomes of the Environmental Significance overlay code, to avoid, minimise, and mitigate impacts on Matters of Local and State Environmental Significance, and there is still a significant residual impact, then the development may still be approved, by providing an environmental offset. These offsets may be provided as financial offsets, or land based offsets.
Guidance on how to determine whether or not there is a significant residual impact, and how to calculate financial offsets or quantify land based offsets is provided in City Plan Planning Scheme Policy 1 - Environmental Significance.
Vegetation Protection Orders (VPO) will continue to apply. VPO protect significant trees across Redland City, including trees of cultural, amenity or historic significance under Local Law 6. Local Law 6 will continue to apply now that City Plan is in effect. Local Law 6 works in combination with the Environmental Significance Overlay of City Plan, which seeks to manage the impacts of development on matters of national, state and local environmental significance.
City Plan identifies conceptual high order corridors in its Strategic Framework mapping.
In implementing these corridors, City Plan relies on the combination of Environmental Management, Conservation and Recreation and Open Space zones as well as the environmental significance overlay and waterway corridors and wetlands overlay. These map where habitat values are, but also include provisions within their respective codes to ensure that assessable development does not prevent wildlife movement across the landscape.
Performance Outcomes PO13-PO17 of the Environmental Significance overlay code also include provisions that address ecological corridors. It is also noted that on 21 February 2018, Council resolved to adopt the Wildlife Connections Plan 2018, Wildlife Connections Action Plan 2018-2023 and Wildlife Connections Plan - Descriptions and Locations 2018. The Wildlife Connections Plan 2018-2028 aims to identify and provide priority actions for the management, protection and enhancement of a network of core wildlife habitat and connecting corridors at a city wide scale. Five (5) categories of wildlife habitat corridors have been defined and include established corridors, regional riparian corridors, coastal foreshore corridors, enhancement corridors and stepping stone corridors. The priority objectives and outcomes for each corridor are to improve corridor habitat, prevent wildlife deaths, reduce impacts on corridors and protect corridor habitat.
In order to achieve the objectives of the plan, Council will consider undertaking a major amendment to City Plan, most likely through changes to the Environmental Significance Overlay code. As per the minutes from the 21 February 2018 meeting, this will be the first major amendment to City Plan considered by Council.
The new overlay provides a more up to date consideration of important values, is mapped based on the requirements of the State Planning Policy and shows matters of both state and local environmental significance.
One particular change is that the Matters of Local Environmental Significance category of the Environmental Significance Overlay has been removed from lots that are:
- less than 1,000m2;
- within the urban footprint; and
- not within an Open Space, Conservation or Environmental Protection Zone.
This approach was taken to reduce barriers to development on land that is already zoned for urban purposes.
The assessment triggers are identified in the Tables of Assessment (Part 5) of City Plan. A proposed development is assessable against the Environmental Significance Overlay code if it is:
- an assessable material change of use that is in an area identified on the overlay map; or
- an assessable reconfiguration of a lot that covers an area identified on the overlay map; or
- in the Rural zone and the clearing exceeds 2,500m2; or
- in any zone other than the Rural zone.
The overall outcomes within the new Environmental Significance Overlay code are similar to those contained in the Habitat Protection Overlay code of the superseded planning scheme (Redlands Planning Scheme 2006). Many of the performance outcomes of the new code reflect the specific outcomes of the previous code. These include retaining biodiversity and ecological functions, minimising fragmentation, preserving connections, minimising edge effects, restricting barriers to movement, removing weeds and pests, avoiding alterations to natural landforms and drainage, as well as providing for revegetation, landscaping and offsets.
The new Environmental Significance Overlay is based on up to date environmental data, and the code was drafted to be clearer and less complex, and to ensure consistency with other parts of City Plan.
Council has had new research undertaken on the location and extent of different regional ecosystems, koala habitat and waterways. We have used this updated mapping to develop City Plan. Council has also been required to integrate the protection of all matters of state and national environmental significance. This is primarily through mapping areas of environmental value in the Environmental significance overlay and the Waterway corridors wetlands overlay, and through new provisions that require planning approval to clear vegetation in these important areas.
City Plan uses a combination of zones and overlays to protect environmental values, including trees, across the City. The primary overlay that performs this function is the Environmental Significance overlay. The overlay seeks to protect strategic areas and core functions of habitat, rather than individual significant trees on an individual basis. This relates to the data that underpins the overlay, which maps Matters of State and Local Environmental Significance, in accordance with the State Planning Policy.
With specific regard to significant and urban koala trees, these are captured in the different layers of the overlay as follows:
- Koala habitat mapping - based on State koala habitat mapping
- Koala habitat trees are identified and reflected in the MLES layer
City Plan includes an Environmental Significance overlay that seeks to manage development to avoid or minimise and mitigate impacts on land that is identified as having environmental significance. The overlay includes provisions to protect native vegetation and other habitat features including areas of koala habitat. The State government determined that the new planning scheme adequately reflects matters of state environmental significance including identifying and protecting koala habitat values.
In addition to the new planning scheme, which seeks to protect koala habitat, the Redlands Koala Conservation Strategy and Action Plan will guide the implementation of specific koala conservation actions. The Redlands Koala Conservation Strategy and Action Plan is available on Council's website.
Local laws play an important role in Council's day-to-day operations by helping set rules and regulations for a broad range of activities in Redland City. Local laws do not form part of the planning scheme and are a separate mechanism to regulate public activities, and that can play an associated role in land use and development planning. Local laws control things like parking, alcohol in parks and fire regulations.
For convenience purposes, some low impact planning matters are regulated using local laws to make it simpler for people to gain approvals. For example, Council has a specific local law regulating advertising devices.
You can find out more about State Heritage listed places by searching the Queensland Heritage Register.