Think of it as a rulebook - it sets out zones, building heights, design standards and much more. It ensures we have enough land set aside for homes, green spaces, community facilities and business, while planning for a climate-resilient future.

Sunshine Coast Council is preparing a new planning scheme to replace the current one.

The proposed planning scheme is important to everyone. It may impact anyone who lives or visits the Sunshine Coast, including people who own a business or a property, both now and in the future.

The proposed planning scheme covers many things relevant to your home and neighbourhood, including what uses can be expected in a particular area, building heights, car parking, and design principles.

It ensures sufficient land is available across the region for housing, lifestyle activities, business and industry, community facilities and greenspaces, whilst also planning for our changing climate.

Explore the proposed planning scheme and find out what is planned for your local area and our region.

Council encourages everyone to get to know the detail of the proposed planning scheme. Take the time to find out how Council is responding to important planning issues for our region and then explore what is proposed to change for your local area.

• Review a summary of proposed changes for your local area
• Use the swipe tool to see proposed changes to zoning and building height near you
• Generate a site report to find out proposed planning scheme mapping for your property
• Explore more detailed planning provisions like requirements for a particular local plan area, land affected by overlays, such as flooding or local heritage, and much more using the new interactive on-line planning scheme system called ePlan.

Council welcomes all feedback and invites you make a submission using the online submission form. You can comment on some or all of the elements of the proposed planning scheme.

Developing a planning scheme is a complex, multi-year process involving many stages.

In 2021, Council resolved to prepare a new planning scheme for the Sunshine Coast.

Preliminary consultation was undertaken in 2022, and Council received more than 8,000 pieces of feedback. The community indicated overall support for the vision and planning directions, and this process informed drafting of the proposed planning scheme.

Council has carefully drafted the proposed planning scheme to ensure it is appropriate for our local area, but the State Government also has a direct say in how the Sunshine Coast plans for the future.

This includes ensuring that the requirements of its State Planning Policy and Shaping SEQ - South East Queensland Regional Plan 2023 are addressed in the proposed planning scheme.

The planning scheme can only deal with activities that are defined as ‘development’ under the Planning Act 2016, namely: 

• Material change of use (e.g. establishing a new house, shop or office building or increasing the scale of an existing use); 
• Reconfiguring a lot (e.g. subdivision of land or moving lot boundaries); 
• Operational work (e.g. landscaping works, engineering works, placing an advertising device on premises or vegetation clearing); 
• Building work (including building, altering, moving or demolishing a building or other structure) or 
• Plumbing and drainage work. 

The planning scheme only regulates new development and does not affect existing development and approvals.  

The provisions of the planning scheme are only triggered where the tables of assessment indicate the proposed development is to be assessed against the planning scheme.  

The planning scheme does not: 

• override legislation or State planning instruments; 
• apply to development that is prevented from being made assessable development under State legislation (such as a community residence or a rooming accommodation where it meets certain criteria); 
• prevent a development application from being made to Council; 
• make development happen ‘on the ground’; 
• address issues covered by other legislation, such as building codes; 
• apply to certain parts of the region identified as Priority Development Areas, such as Caloundra South (Aura), Maroochydore City Centre or the Sunshine Coast Airport, which are subject to their own development schemes.  

The planning scheme has a specific role to manage growth and regulate new development. It is only one of many tools available to Council to achieve its outcomes for the future of the Sunshine Coast. 

Council is balancing different interests to protect the Sunshine Coast character, identity and natural environment.

The Sunshine Coast has many projects to protect the environment, improve transport, develop new workplaces and housing. These projects help to support a strong economy, provide essential infrastructure and reduce the pressure of more growth and development on our natural environment.

Council has taken a strong stance on the protection of green spaces, limiting building heights and setting growth limits as key elements of a long-term growth management strategy.

The proposed planning scheme will guide new development based on an overarching vision for the Sunshine Coast and detailed assessment provisions associated with zones, local plans, and overlays. It is a long-term plan, looking ahead to 2046.

Over time, you may see more building and development depending on where you live. While the zoning for most properties will not change under the proposed planning scheme, some targeted zone and building height changes are proposed.

The proposed planning scheme’s responsible settlement pattern means most of our region’s landscape remains preserved for rural activity and environmental conservation, protecting the greenspace our community values so highly. This approach means more housing can be delivered in areas close to centres of activity for jobs, services, and leisure and where it can be serviced by existing and proposed high frequency public transport.

The State Government estimates that the population on the Sunshine Coast will increase by 219,000 residents between 2021 and 2046, requiring at least 84,800 new homes. Council has worked hard to balance local needs with regional planning requirements.

The proposed planning scheme contains urban development within our planned growth boundaries so we can maintain our identity as a ‘community of communities,’ ensure infrastructure to serve our communities can be delivered more efficiently to benefit those communities and sets up our rural areas for productivity success.

The Sunshine Coast has become one of Australia’s most desirable places to live and work. The historic growth of the Sunshine Coast is continuing, with more people coming here for work and business, as well as to enjoy the climate, beaches, waterways, hinterland and rainforests.

As people continue to be attracted to the Sunshine Coast, our population will continue to grow. Our population is forecast to grow from approximately 375,300 residents in 2024 to 565,700 residents by 2046. This represents about 10% of South East Queensland’s total population growth that is forecast to 2046.

Council can’t stop people moving to the Sunshine Coast, but we can balance the need for new housing and workplaces by protecting what we love about the region.

The State Government, through the South East Queensland Regional Plan 2023 (SEQ Regional Plan), sets the region-wide policy framework for managing forecast population growth. This includes forecast growth of 219,100 additional residents between 2021 and 2046 for the Sunshine Coast.

Council has a clear vision for growing sustainably, reflected in our corporate plan, regional strategies and current planning scheme.

The proposed planning scheme builds on this strong policy position, sets the vision for the Sunshine Coast to 2046 and will guide the way we grow and develop as a region.

By planning well, we can protect the places we love, preserve our natural environment, maintain the lifestyle we enjoy and shape the built environment to support our vision for the region’s future.

Under Shaping SEQ - South East Queensland Regional Plan 2023, Sunshine Coast Council must plan for an additional 84,800 dwellings (from 2021), to accommodate a total of 232,000 dwellings by 2046 on the Sunshine Coast.  

ShapingSEQ 2023 also sets dwelling supply benchmarks, which aims for 60% of the total dwellings to be provided in existing urban areas (via consolidation), with the remaining 40% in new urban expansion areas while moving towards a ratio of 70% via consolidation and 30% via expansion. 

‘Consolidation’ refers to the process of focussing new development, particularly housing, on land inside existing urban areas (also known as ‘infill development’) rather than expanding into undeveloped land. Consolidation areas are identified around the mixed-use activity centres of Maroochydore, Mooloolaba, Kawana, Caloundra and Sippy Downs, and in other identified nodes within the Maroochydore to Caloundra Coastal Corridor. It aims to make better use of existing infrastructure, reduce urban sprawl and support more sustainable compact communities.  

Expansion refers to the form of development on land outside the existing urban area. Also known as ‘greenfield development’. Expansion areas are primarily accommodated in the planned new communities at Palmview, Caloundra South and Beerwah East. Smaller urban expansion areas are provided in the hinterland living area at Nambour, Palmwoods and Yandina.  

Transport keeps our community of communities connected both within and beyond the Sunshine Coast region.

State Government public transport planning is underway for improved rail and bus rapid transport systems for the Sunshine Coast.

The proposed planning scheme creates more housing opportunities near existing and planned high frequency public transport, employment hubs, essential services, and recreational areas. This approach supports the development of vibrant, walkable communities and helps reduce reliance on cars.

Over time, these measures will contribute to a healthier environment and a more sustainable future for the Sunshine Coast.

Local government is responsible for preparing a planning scheme to guide growth and development in their local government area.  

The state government plays a key role in the preparation of a proposed planning scheme as the approving authority, ensuring that the proposed planning scheme is consistent with the Planning Act 2016 and appropriately integrates and advances the state interests and policies (including the State Planning Policy and Shaping SEQ - South East Queensland Regional Plan 2023).  

The State must approve the proposed planning scheme before it goes to public consultation and again before it is finalised.  

A draft version of the proposed planning scheme was submitted to the State Government for State Interest Review in December 2023 and completed in February 2025.

Advice received from the State Government confirmed that Council could proceed to formal public consultation on the proposed planning scheme, subject to 11 conditions.

The conditions imposed broadly related to the following matters:

• the zoning of the Beerwah East SEQ Development Area;
• zone purpose statement for the Community Facilities Zone;
• levels of assessment for home-based business;
• the proposed zoning of the Bli Bli Caravan Park;
• the administrative definition for ‘exempt vegetation clearing’;
• the proposed zoning of three lots with mapped Matters of State Environmental Significance (MSES);
• requirements for small scale rooming accommodation;
• site cover and rear setbacks in the Low-Medium Density Residential Zone;
• acceptable solutions in erosion prone areas; and
• reflecting the proposed Temporary Local Planning Instrument for Accommodation Hotels in the proposed planning scheme.

For further details on the State Interest Review Conditions, refer to the State Interest Review outcome and conditions.

There are several transport and public transport corridors being planned for and constructed on the Sunshine Coast over the coming years. The Queensland Government has outlined future plans in the Southern Sunshine Coast Public Transport Strategy.

The ‘Sunshine Coast Public Transport’ (SCPT) project focuses on improving local, high-frequency services along key coastal roads from Maroochydore to Caloundra, including Nicklin Way. This corridor is already served by the Translink 600 route - the most frequent public transport service in the region - which will require upgrades to meet future demand, even without additional housing.

‘The Wave’ is a separate State Government public transport project (mixed passenger rail and bus metro) that provides for fast public transport between the major coastal towns on the Sunshine Coast with limited stops and connectivity to Brisbane.

The SCPT and The Wave projects serve different but complementary roles (local trips verses cross-region travel) and are both essential to managing growth and reducing car dependency on the Sunshine Coast.

For more details on State Government public transport plans for the region, please contact the Department of Transport and Main Roads on 13 74 68 or visit their website.

The proposed planning scheme provides for modest and targeted increases for building heights in certain locations, while many other locations are proposed to remain unchanged.

The Height Overlay identifies the maximum height of new buildings and structures on all land covered by the proposed planning scheme.

Building heights will be limited by the maximum number of storeys rather than height alone, making it easier for the community to ‘read’ a new building when it is proposed. Greater building heights will also support improved design outcomes, for example, opportunities for increased internal ceiling heights, roofline articulation and roof top gardens.

Importantly, proposed changes to building heights have been carefully considered and continue to recognise the Sunshine Coast as its own place, different from other metropolitan areas. Careful calibration of building height helps us keep our local environment uniquely ‘Sunshine Coast’.

In limited circumstances, certain forms of development, including affordable build to rent and accommodation hotel projects, may be eligible for additional building height. These incentives have been carefully targeted to areas where higher buildings may already be expected to occur.

The Gold Coast and the Sunshine Coast are two popular coastal regions and, while they share similarities (e.g. coastal beaches and strong tourism appeal), their character, lifestyle and identity are quite different.  The differences are shaped by their histories, built form, tourism focus, population demographics and planning policy framework.    

The proposed planning scheme has a strong focus on protecting what makes the Sunshine Coast unique, including the region’s:   

• composition as a ‘community of communities’ with distinct and separate towns, suburbs and places;  
• predominantly lower rise-built form character and identity;  
• natural landscape and environment values; and   
• quality of life and current lifestyle.

Under the proposed planning scheme, in the Medium Density Residential Zone and High Density Residential Zone, small residential lots and lower density residential uses (like dwelling houses and duplexes) are not intended to be readily permissible. This is to help ensure that the limited supply of this zoned land, which is in locations with superior levels of access and existing or future services, is utilised for multiple dwelling uses and other higher density uses intended in this zone. This will provide more residents with convenient access to amenities and services, which has a range of traffic management, environment and lifestyle benefits. Detached houses are generally not consistent with this intent because they limit housing supply and diversity in these zones.

Under the proposed planning scheme, it may be possible to rebuild an existing house on land that is zoned for higher density purposes, provided that the proposed new house is not significantly larger than the existing house. Otherwise, replacing an existing house with a substantially larger house may be a ‘material change of use’, which would trigger an impact assessable development application under the proposed planning scheme.

Rates are based on land valuation and property use, not directly on zoning and building height allowances in a planning scheme. If a zoning change affects property value or use category, this may also affect rates, but there is no automatic increase just because a property is zoned for higher development potential.

The considerations for valuing land are detailed on the State Government website below and include the present use and zoning under the planning scheme.

What is considered when valuing land?

The South East Queensland Regional Plan 2023 (SEQ Regional Plan) and the Planning Regulation 2016 set limits on rural subdivision. These rules are reflected in the current and proposed planning schemes, where subdivision potential is based on zoning and minimum lot sizes to manage growth and protect rural character.

For further details, refer to the Subdivision and Reconfiguring a Lot information sheet and the Rural Land and Activities information sheet.

Read more about the SEQ Regional Plan.

Decisions should not be based on the proposed planning scheme at this stage, as it remains subject to community input and further approval processes.

Council may make changes to the scheme in response to submissions received during public consultation.

The consultation period will run for over two months, from Tuesday 15 July to Friday 19 September 2025.

We encourage you to share your thoughts - your feedback plays a vital role in shaping the future of the Sunshine Coast.

The new planning scheme will not apply to existing lawful land uses or development, but it will apply to any future new development on a site that does not have a current development approval and where one is required.

Visit the project page on Council’s Have Your Say site to explore the proposed planning scheme and find out what it means for you.

The proposed planning scheme will be open for consultation for more than two months from 15 July 2025 until 19 September 2025.

During this time, Council will be holding a series of information sessions and accepting written submissions online on the Have Your Say website (preferred), or via email or post.

Your feedback is important. Whether you support the plan or have some concerns, we want to hear from you.

Council will review all submissions received during the consultation period and, where necessary, make changes to the proposed planning scheme in response to this feedback.

Submissions made on the proposed planning scheme will not be made public.

Council will consider all properly made submissions and prepare a Consultation Report that summarises and outlines how the Council has responded to the issues raised in submissions.

Council will notify each person who made a properly made submission and provide a copy of the Consultation Report, which summarises and outlines how the Council has responded to the issues raised in submissions.

The Consultation Report may be given electronically or by providing a link to the location of the Consultation Report on Council’s website.

Preparing a planning scheme is a lengthy process involving many stages and follows a process set out by state legislation.

The proposed planning scheme will not come into effect until Council has carefully reviewed all submissions, made any necessary changes in response to community feedback, and sought final approval from the State Government.

It is difficult to predict with any certainty how long these steps will take.

Once approved, the planning scheme will be formally adopted and take effect as the new plan guiding land use and development across the Sunshine Coast.

The Sunshine Coast will be a key participant in the Brisbane 2032 Olympic and Paralympic Games, which will be a catalyst for increased investment and growth in the region. The proposed planning scheme sets a clear vision, strategies and policies to guide future development and seeks to leverage the opportunities presented by Games related investment in facilities and infrastructure.