A developer’s attempt to secure Commonwealth environmental approval for a 1231-hectare (3041-acre) mega-development on the southern end of the Sunshine Coast has been branded as unlawful and premature by council.
But the developer has hit back, saying its submission meets all legislative requirements and puts protection of the environment first when it comes to the future of the site.
Earlier this month, Stockland revealed it had started the process of submitting Aura South, also known as Halls Creek, for independent review by the federal government as the first step in assessing the site’s environmental suitability for future development.
The site is located just south of Stockland’s Caloundra South/Aura development.
On Thursday, Sunshine Coast mayor Mark Jamieson said the referral under the Environmental Protection and Biodiversity Conservation (EPBC) Act was premature and inconsistent with the statutory planning framework.
“Stockland, in its referral to the EPBC, has also failed to mention that development in Halls Creek is prohibited,” Cr Jamieson said.
“I am writing to the Minister for Environment and Water, Tanya Plibersek, imploring her to reject the referral, as there is no lawful basis upon which Stockland’s referral can be properly assessed.
“As a result, the Commonwealth’s assessment of the referral will have to be based on Stockland’s ‘best guess’ scenario of the form of development it would like to see occur within Halls Creek.
“The first step should actually be the state government considering whether to include Halls Creek in the urban footprint under the South East Queensland Regional Plan.
“This looks like a purely speculative exercise by Stockland, one which is probably more about increasing the value of their land holding rather than genuinely addressing the current housing crisis.”
In response, Stockland senior environment and community development manager Mark Stephens refuted the claim that the submission was unlawful.
“The purpose of the EPBC submission is to have the Aura South proposal scientifically and independently assessed as a first step,” he said.
“Stockland has conducted more than a decade of environmental studies on this site, which is substantially low-quality grazing land, and ideal for housing that will help meet South-East Queensland’s future needs.
“The environmental studies are detailed in our submission for referral of Aura South under the EPBC Act. Stockland’s submission meets all legislative requirements and is a lawful application.
“It’s not uncommon for EPBC approvals to be sought early in the planning process. There’s no requirement under the EPBC Act to have either state or local planning approvals obtained first.
“We believe the EPBC process is a positive step for Aura South as it means protection of the environment comes first, and outcomes of the independent assessment by the Commonwealth are then able to inform future planning for the site.”
Cr Jamieson said Stockland should focus on completing Caloundra South, with only 6500 of the 13,000 housing lots already approved there constructed.
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“At this moment, the developer has approval to create lots that would provide homes which would accommodate another 15,000 people,” he said.
“As you travel on the Bruce Highway, between the Sunshine Coast and Moreton Bay council areas, look to the east and understand that Caloundra South will be more than three times the size it is now.
“That’s a lot of homes which would go a long way towards helping the housing crisis and should be Stockland’s priority.
“It is a huge development.
“However, Stockland’s focus is to pursue approvals to develop Halls Creek, which would not occur for many years and certainly not in time to alleviate the current housing crisis.
“They have purchased that land knowing it was, and remains, zoned for rural and conservation purposes.
“Sunshine Coast Council, and before that Caloundra City Council, and our community have always been opposed to this land being developed because we are focused on protecting the environment for future generations.
“Studies have shown that developing Halls Creek, located within the Glasshouse/Pumicestone Inter-Urban Break, would pose a high risk of unacceptable environmental impacts on the Pumicestone Passage and Ramsar Wetlands, which are already under pressure from urban development and at significant risk of further environmental decline.
“Many would not be aware that the Caloundra South development was originally supported by council on the basis that a substantive environmental rehabilitation program would be completed on the Halls Creek area to absorb the impacts of the Caloundra South development and to improve the condition of the lower Pumicestone Passage catchment.
“Further, any development in Halls Creek would fail to meet the State Government’s Urban Footprint Principles set by Shaping SEQ – the South East Queensland Regional Plan 2017.
“It appears now they want to change the rules, by trying to get environmental approvals without sufficient information upon which to assess such a referral.
“And to add insult to injury, they have also changed the name of Halls Creek to Aura South, in their referral.”
But Mr Stephens said the site was ideal to accommodate future development and help ease housing pressures.
“The well-documented housing crisis and compounding housing shortfall means the need to provide a continuity of quality and affordable housing solutions for Sunshine Coast families cannot be delayed,” he said.
“Sites such as Aura South present a great opportunity to meet some of the region’s future housing needs. Much of the site is elevated, already cleared and has easy access to Aura’s existing and committed infrastructure which includes its transport networks, cycleways, parks, schools and community facilities.”
Cr Jamieson repeated his view that that the nearby Beerwah East site would be more suitable for future development.
“There’s already a solution on the table. Beerwah East is more suited to future urban development because it would provide sufficient greenfield housing supply well beyond 2046, able to house more than 50,000 people,” he said.
“It is already in the Urban Footprint and is the only major development area designated in South-East Queensland.
“It will have better active, road and public transport than Halls Creek and the Sunshine Coast Direct Line rail corridor runs through Beerwah East, providing direct public transport access to the Maroochydore city centre and Brisbane.
“In contrast, the increased population at Halls Creek would put added pressure on the already congested Bruce Highway.
“Any proposal to build another road to accommodate Halls Creek traffic would further impact on the environment and cost billions – money which could be spent elsewhere such as on social housing or other public transport solutions.
“The loss of any part of the Glasshouse/Pumicestone Inter-Urban Break, which includes Halls Creek and associated transport infrastructure, would significantly reduce its overall environmental, social and economic values.
“That’s an outcome our Sunshine Coast residents, our council and, indeed, the rest of South-East Queensland would never wish to see.”
Mr Stephens said the proposed Aura South development would make environmental preservation a priority.
“We acknowledge the important role Beerwah East also has to play in accommodating future growth but are unable to comment on its timing and the status of resolving its planning and environmental constraints, which will also require approval from the Commonwealth,” he said.
“Stockland is a willing, expert partner in helping address the housing crisis. We have been transparent with all stakeholders, including making the Aura South site open and available for the Sunshine Coast Council, state government and community.
“Planning for the environment is central to our thinking. While there is no statutory requirement to rehabilitate Aura South, Stockland has proposed to rehabilitate 400 hectares (one third of the development) as part of the proposed development of Aura South, which will strengthen biodiversity values of the area and create a three-kilometre vegetated buffer to assist protect the Pumicestone Passage.”
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