Further details have been revealed for a planned community that would bring 832 homes to a large site beside an established coastal suburb.
Plans for the Coolum Beach retirement village show residences would be delivered across two stages, with 415 in the first and 417 in the second.
The application is impact assessable because the site is in a Rural Zone, where a retirement facility is not an envisaged use under the Sunshine Coast Planning Scheme.
However, the applicant states the land is within the state government’s urban footprint and directly adjoins existing residential development, arguing the site is suitable for an urban outcome despite its current zoning.
Halpin Property Group has promoted the proposal and director Darren Halpin has spoken publicly on its behalf, while the planning documents name Qtopia Developments Pty Ltd and Coolum Property Pty Ltd, as trustee for Coolum Property, as the applicants, with Urbis preparing the town planning report on their behalf.
The 43.37ha site, at 150, 162 and 164 South Coolum Road, is on the western edge of Coolum Beach beside the Sunshine Motorway.
The proposed land lease community would feature eight types of detached, single-storey homes, ranging from two-bedroom designs with a study or multipurpose room to three-bedroom residences, along with three community hubs and extensive open space.
The hubs are proposed to include facilities such as cafes, meeting spaces, pickleball courts, a library, theatre, gym, yoga space, bar and swimming pool, while about 9.25ha of the site would be set aside as communal open space with walking paths, boardwalks and nature-based recreation areas.
The planning report states the proposal “responds to widespread and established housing supply issues” and increasing demand for retirement and over-50s accommodation on the Sunshine Coast.
It states the development would “assist in freeing up traditional housing stock through the provision of downsizing opportunities within proximity to existing services and infrastructure”.
A housing needs assessment, submitted as part of the proposal, estimates the Sunshine Coast could face a shortfall of about 2700 seniors-living dwellings by 2041 under current and planned supply.
Mr Halpin said earlier this month that the proposal was intended to create more housing choice for older residents who wanted to remain in their local community.
“This proposal is about creating genuine housing choice for people who want to right size as they get older, while allowing them to remain connected to the community, family, friends and services they know,” he said.
“When someone can move into a home that better suits their stage of life, it can also free up a larger established home for another family. That creates a positive housing chain and helps make better use of the homes we already have.”
The report acknowledged the site is in a Rural Zone but states it “does not form part of a productive rural use” and is not considered suitable for “meaningful agricultural activities” because of its proximity to existing residential areas.
It states the proposal represents the “highest and best use of the land” and points to the site’s inclusion in the state government’s Urban Footprint as support for an urban development outcome.
The site is affected by flood hazards and can be subject to inundation during flood events. But the proposal would involve filling the main development area, while retaining about 9.25ha for flood storage, stormwater management and open space.
The planning report states modelling found the development would not cause “unacceptable impacts” to adjoining properties or the wider flood catchment.
Primary vehicle access would be provided via a new road connecting to South Coolum Road at Warrack Street, supported by two emergency access points.
Traffic modelling identifies two upgrades: a new single-lane roundabout at the South Coolum Road-Warrack Street-site access intersection and works at the Yandina-Coolum Road-South Coolum Road-School Road intersection.
The report states the development could be serviced by the surrounding transport network “without resulting in unacceptable impacts on the safety or operation of the state and local road network”.
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The proposal provides fewer visitor and recreational vehicle spaces than called for under the planning scheme. It includes 104 visitor spaces, compared with a benchmark of 167, and 102 caravan, boat and RV spaces, also against a benchmark of 167.
The planning report identifies both as departures from the planning scheme benchmarks, meaning council would likely need to accept the lower parking provision as part of its assessment.
The applicant has already undertaken voluntary community consultation, including two information sessions attended by about 88 people, with traffic, flooding, infrastructure, vegetation and the scale of development among the issues raised.
Mr Halpin said the project team had heard “a really diverse range of views” during its engagement with neighbours and the broader community.
“We’ve listened carefully to the issues people believe are important,” he said.
The application will also be referred to the State Assessment and Referral Agency because of its scale and proximity to the Sunshine Motorway, with state transport impacts among the matters to be assessed.
