FAQs
About the Draft Planning Scheme
what development should occur where - by including every property in a zone
what assessment process is required - by stating whether a development application is required and, if so, the process to be followed
how development should occur - by outlining the rules (codes) against which development is assessed.
Changes to zoning to reflect updated land use plans and future goals, including a new industrial estate planned for Massie
Low density residential zone: density increased to one dwelling per 300m²
Medium density residential zone: density increased to one dwelling per 150m²
Increased opportunities for subdividing residential zoned land
Introduction of an Open space zone, primarily for Council owned parkland
Rural Residential subdivisions no longer require reticulated water; with kerb and channel only required for stormwater management
Minimum lot sizes increased in Township zones without sewer connections to help manage wastewater more effectively
Setback for dwelling houses in Rural zone reduced from 60 to 20 metres
Increased protection of intensive animal industries across the region
Sandy Creek and Carnell Raceways now included in the Motor sport environs overlay with surrounding properties of Sandy Creek included in a buffer area.
If there’s a legal winery, micro-brewery or micro-distillery already on the site, a food and drink outlet can now be approved through a simpler code assessable application
Heritage overlay updated to include adjoining properties and clearly map State heritage locations
Local Government Infrastructure Plan amended and schedule of works updated across each infrastructure network.
What is a Planning Scheme?
A planning scheme is a document that the community, businesses and government agencies all use to understand the local government’s plan for managing growth and change, including what sort of development can be expected in a local area.
A planning scheme sets out the future vision for a local government area. A planning scheme includes a vision which is the ‘big picture’ part that maps out the land use intentions for the area in 20 to 30 years’ time, providing a series of strategies to manage future growth and development. A planning scheme also includes specific details around built form, design, infrastructure standards and other important issues.
To help achieve the vision, a planning scheme regulates:
Why has Council prepared a new Planning Scheme?
It is a requirement of the Planning Act 2016 (QLD) that Planning Schemes are regularly reviewed and updated to reflect changing community needs, state planning policies, and regional planning priorities. The current planning scheme was adopted in 2012 and last amended in 2018 and since that time the region has continued to grow. As a planning scheme review takes a number of years, a Council Resolution was made in 2021 to review and update the Southern Downs Planning Scheme. There are a number of steps that are required in preparing a planning scheme including consideration of issues raised by the Qld government called State Interests. The Qld government reviews the draft Planning Scheme and authorises the Local government to proceed to formal public notification of the draft scheme. It is this step that the Council will be undertaking from 28 July through to 19 September 2025.
Where can I view the draft Planning Scheme?
The draft Planning Scheme can be viewed online at https://haveyoursay.sdrc.qld.gov.au/draft-southern-downs-planning-scheme.
Hard copies of the scheme are also available to view in office at Council’s Administration Buildings, or residents can purchase a physical copy of their own for a cost recovery fee of $350 for the Draft Planning Scheme booklet and $1000 for a booklet of the associated maps.
What are the key changes with the draft scheme?
What overlays are changing?
Most of the existing overlays within the planning scheme are not changing. However, there are three overlays where changes are proposed, the Heritage overlay and the Morgan Park environs overlay.
Heritage overlay
Across the region, there are various locally heritage listed properties with a portion that are also state listed. No changes are proposed to the actual heritage properties themselves as part of this draft planning scheme. However, like many other councils across Qld, what is proposed to change is to recognise nearby land by including them in the Heritage Overlay and identify them as Area adjoining heritage place. This Overlay is focused on protecting the listed heritage property and therefore is looking to ensure that any development on adjacent lands is respectful and sympathetic to the adjoining local heritage place. If you are on land that adjoins a Heritage place, and you are considering developing your property you may have some additional criteria to consider that ensures your development respects the Heritage place. Owners of properties proposed to be included in the Heritage overlay have been directly notified.
Morgan Park environs overlay
Our raceways are an important part of our region and our proud sporting and racing history. Morgan Park and surrounding properties are already identified within an overlay under the current scheme. Under the draft planning scheme it is proposed to include Sandy Creek and Carnell Raceways and change the overlay name from Morgan Park environs overlay to the Motor sport environs overlay. Like properties nearby to Morgan Park, properties nearby Sandy Creek Raceway are also proposed to be included in a buffer area under the overlay.
The purpose of the Overlay is to support and protect regionally, State and nationally significant motor sport facilities by ensuring that future development on nearby land does not adversely impact their operation. The Overlay may only be relevant if you are looking to undertake any future development or change the intended use of your land where consideration to the Sandy Creek Raceway will need to be made. Owners of properties proposed to be included in the Motor sport environs overlay have been directly notified.
Biodiversity overlay
The Biodiversity overlay is proposed to change to reflect updated Matters of State Environmental Significance (MSES). Matters of State Environmental Significance (MSES) are layers directly taken from the State Government. The purpose of the Biodiversity overlay code is to regulate development in environmentally significant areas to:
1. protect and improve ecosystem resilience;
2. improve ecological connectivity;
3. improve ecological processes; and
4. restore matters of environmental significance.
MSES mapping is produced specifically to support implementation of the biodiversity state interest of the State Planning Policy 2017 (SPP). To support the appropriate reflection of the State interest, MSES is included into local planning schemes. At present the Biodiversity overlay in the current (version 5) and also the draft scheme only reflect Matters of State Environment Significance.
How does the draft Scheme support housing security and affordability?
The draft Planning Scheme considers how our region is growing and the types of residential outcomes we need now and into the future. To support this growth, Council has transitioned and expanded some areas for residential purposes that can provide more housing or increase the number of dwellings that can be achieved. Council is also proposing to increase residential density in areas that are well serviced - this might mean instead of 2 dwellings being possible it could be 3 dwellings. These types of infill opportunities help to deliver more affordable housing and different housing options for different people. Whilst we are a regional area, we do need to see more diverse range of housing options from rural residential through to smaller dwellings in the heart of our major towns. The draft scheme also looks to reduce red tape - making it easier to seek approval and more attractive to invest and deliver housing where it's needed most.
Is the flood mapping changing?
No. This draft scheme does not include any updates to the Flood hazard overlay and therefore the mapping as per the current scheme will continue. Council understands that flooding remains a complex issue across the region and that our flood mapping does need to be updated. We have secured funding from the State to update our flood studies which will enable us to update the mapping within our scheme and determine any changes required to better manage our floodplains. We want to ensure we are supporting the right development whilst also managing the risk associated with people and property. This work is a focus for 2026 and prior to any changes being made to the mapping and the scheme as it relates to flooding, significant community consultation will occur.
Will the proposed changes impact me and my property?
Restriction of certain types of development (e.g., no further subdivision, residential care facilities, relocatable home parks, and retirement facilities).
Requirement for noise attenuation measures in any future development (such as acoustic-grade windows and mechanical ventilation).
Protection of the raceway from incompatible land uses that could threaten its ongoing operation.
How do I know if my property is affected by the changes?
Directly affected landholders will receive personalised letters from Council outlining specific property changes. This may include a transition of land zoning or a change to an overlay map. You can also check by using Council’s interactive online mapping tool. You can enter your address and view your current and proposed zoning, as well as any overlays that may apply.
Access the online mapping tool on Council’s website at https://haveyoursay.sdrc.qld.gov.au/draft-southern-downs-planning-scheme.
I received a letter that my property is in the Heritage overlay as I adjoin an existing heritage listed property. What does this mean?
You’ve received this letter because Council is proposing a change to the Heritage overlay as part of the draft Planning Scheme, which is currently open for public consultation through to 19 September 2025. While the current Heritage overlay only applies to heritage-listed properties themselves, the proposed change extends the overlay to include land that adjoins these places.
This change doesn’t affect how you currently use or maintain your property — you can still garden, paint, or carry out normal activities as you always have. The overlay would only be relevant if you plan to develop your property in the future, such as building a new dwelling or extension. In those cases, certain design requirements (like building height or setbacks) may apply to ensure new development respects the character of the nearby heritage place.
I was not aware that I adjoin a heritage-listed property. Where can I find out more on the heritage-listing?
The Queensland Heritage Act 1992 requires Council to have and maintain a Local Heritage Register. The Register is a list of places within the Southern Downs that are considered to be of cultural heritage significance. The Register includes details of the location of each place and provides a statement describing the cultural heritage significance of the place. Under the draft planning scheme there is no proposed changes to these existing listed heritage places. Any changes to the register are required to follow a specific process and would include direct engagement with those property owners. The Local Heritage Register can be found here. Council also has a dedicated webpage that includes lots of information and background on our local heritage.
Will this affect how I currently use my land?
There are no changes to current use rights—if your land is being used lawfully now, the draft scheme will not affect your current use. However, if you’re considering subdividing, building, or
developing in the future, now is the time to review the draft Planning Scheme and provide any feedback.
Will I be able to subdivide my land?
The ability to subdivide your land will be dependent on a range factors such as zoning, lot sizes, serviceability and overlays. Minimum lot sizes and density requirements will be part of the assessment consideration. At its highest level:-
ZONING | SUBDIVISION POTENTIAL (CURRENT) | SUBDIVISION POTENTIAL (DRAFT) |
Low density residential and Medium Density Residential | 600m2 | Unchanged however more land has been included within the Low density residential zone. |
Township | Varies by village but minimum 1,000m2 | Varies by village but minimum 1,200m2 |
Rural residential | 4,000m2 except in specified areas of Stanthorpe and Warwick where 2ha | Changes to specified areas in Stanthorpe and Warwick |
Rural | Varies by precinct however minimum 100 hectares | Unchanged |
I have an application in with council now will the draft affect that application?
No. Your current development application will continue to be assessed and decided under the Planning scheme in effect at the time of lodgement. The draft scheme has only been approved to be placed on public notification and as such is not being considered for development applications that are currently being assessed by Council.
In some circumstances the time between when a new scheme or amendment is approved is different to when it actually commences and in sometimes this can be several months. If this does occur, then there is case law that enables weight to be given to the approved new scheme /amendment in the assessment of development applications. If you have questions regarding live development applications, you are encouraged to contact the planning team.
Why are the lands surrounding Sandy Creek proposed to be included in the Motorsport Environs Overlay?
The lands surrounding Sandy Creek are proposed for inclusion in the Motor sport environs overlay in response to a formal request made by the Sandy Creek Raceway Club during the first phase of consultation. The club sought protection measures similar to those applied at Morgan Park to help safeguard the long-term operation of the facility and manage potential land use conflicts.
To support this, Acoustic Consultants, MWA Environmental prepared a suitable buffer area around the raceway. This buffer aligns with the existing approval conditions for the raceway, which currently allows up to 35 go-karts to operate simultaneously, with the possibility of an increase for major events through written approval from Council (Conditions 5 and 7).
Councillors were briefed on the matter on 29 May 2024, and at the Ordinary Council Meeting on 19 June 2024, Council resolved to apply the Motorsport Environs Overlay to reflect the 35-kart scenario for Sandy Creek Raceway.
The inclusion of this buffer brings Sandy Creek Raceway under the same planning provisions as the Morgan Park Environs Overlay. These provisions include:
It is important to note that while a number of existing dwelling houses are already located within the proposed buffer area, these are not required to be retrofitted. The lands surrounding the raceway are included within the Rural zone where further development such as subdivision is already limited regardless of the proximity to the raceway. Any new dwelling constructed in the area will need to comply with the overlay requirements. Additionally, some of the land within the proposed buffer is subject to flooding and may not be suitable for future development regardless.
The overall aim of this overlay is to provide a balanced planning framework that supports the economic and recreational value of Sandy Creek Raceway while managing future development in its vicinity.
Understanding the Scheme
Low density residential zone
District centre zone
Rural zone
Industry zone
Open space zone
Trigger additional assessment requirements
Require technical reports (e.g. flood modelling or bushfire risk assessment)
Influence how or where you can build
Flood Hazard Overlay
Bushfire Hazard Overlay
Heritage Overlay
Biodiversity Overlay
water supply;
wastewater;
stormwater drainage;
transport;
parks and land for community facilities.
national parks, private protected areas and marine parks
protected species and their habitat
fish habitat areas and marine plants
important wetlands and waterways
regulated vegetation that may include ‘endangered’ and ‘of concern’ regional ecosystems, riparian vegetation and essential habitat for threatened species.
What is the difference between a zone and an overlay?
A zone applies to all land and sets out the primary intended use and character of an area. Put simply, a zone represents the broad planning intent for a parcel of land — it tells you the main purpose the land is intended to serve such as housing, commercial activity, or agriculture.
Examples of zones include:
An overlay identifies areas of land with particular characteristics that need to be considered when development is planned in those areas. These characteristics may relate to a natural hazard such as bushfire, flooding or biodiversity, a value such as good quality agricultural land or heritage, or a constraint such as proximity to an airport or a raceway.
The Planning Scheme outlines when a development has additional requirements to consider when it is proposed in an overlay area. If your land is affected by an overlay, it may:
Examples of overlays include:
For ease, think of an overlay as a planning ‘flag’ — it highlights important site-specific matters that need to be considered, regardless of the zone.
Can a property have both a zone and an overlay?
Yes. Every property has a zone, and some properties also have one or more overlays. The zone guides the general use of the land, while the overlay identifies additional factors that may impact how development should occur on that land.
What is an investigation precinct or area?
As a planning scheme is required to be prepared with a vision towards 20 years from now, there will be areas identified that require further investigation to determine whether they could transition to different uses over time. Within the draft planning scheme some investigation precincts and areas have been identified. This includes a potential Future industrial estate at Massie
Future industrial estate at Massie
As our region continues to grow, demand for land to support our growing businesses and industries are also needed. Under the draft scheme, an area within Massie has been identified as a potential Future industrial estate. It’s important to recognise that this Investigation Area does not change the Zoning of the land. The Investigation Area is identified within the Strategic Framework of the draft Planning Scheme, meaning that a general high-level area has been shown rather than specific property boundaries. This high-level identification recognises the need for more detailed work and investigation to determine whether a longer-term transition could be viable.
Owners of land within or nearby these areas have been directly notified.
What is a Local Government Infrastructure Plan and what changes are being made?
To understand the future infrastructure needs of our community, we forecast future housing and employment growth and compare it with actual development. This helps to make sure infrastructure is planned and delivered in the right place at the right time. A Local Government Infrastructure Plan (LGIP) identifies the trunk infrastructure necessary to service urban development at the desired standard of service (DSS). The new draft LGIP is proposed to amend the Priority Infrastructure Area, Schedule of Works and Desired Standards of Service. The draft Planning Scheme and LGIP will apply to the whole of the Southern Downs Regional Council local government area.
The Council has undertaken a formal review of the LGIP and prepared a new LGIP. The proposed new LGIP amends the Priority Infrastructure Area, updates the Schedule of Works for each trunk infrastructure network and has revised Desired Standards of Service. Importantly the LGIP considers the financial impact and therefore what trunk infrastructure can be reasonably and sustainably delivered across the next ten-year period.
What is trunk infrastructure?
Trunk infrastructure is higher order infrastructure that supports large areas or catchments. It includes things like water or sewerage treatment facilities, parks and main roads.
Our trunk infrastructure is classified into these networks:
Non-trunk infrastructure is internal to a development and may connect a development to an external infrastructure network.
What is a Priority infrastructure area?
The Priority Infrastructure Area (PIA) identifies the area prioritised for the provision of trunk infrastructure to service the existing and assumed future urban development up to 2036.
What does Desired Standard of Service mean?
Desired standards of service (DSS) are established benchmarks that define the expected quality and performance of infrastructure networks, like water, transport, or parks. For example, a desired standard of service will determine the minimum elements you would expect in a Local park such as playground, shelter, water, bin and barbeque.
These standards are used in local government planning to ensure infrastructure development meets community needs efficiently and sustainably.
What is the Biodiversity overlay and whis is it important?
What is the Biodiversity Overlay?
The Biodiversity overlay designates areas of environmental significance. The Biodiversity overlay includes Matters of State Environmental Significance (MSES) which are layers directly taken from the State Government. The purpose of the Biodiversity overlay code is to regulate development in environmentally significant areas to:
1. protect and improve ecosystem resilience;
2. improve ecological connectivity;
3. improve ecological processes; and
4. restore matters of environmental significance.
What are Matters of State Environmental Significance (MSES)?
Matters of state environmental significance (MSES) are state-significant environmental values that are identified by the Queensland Government to aid in the protection of biodiversity through the planning system and environmental offsets framework. These include certain values protected under Queensland legislation, such as:
Why does a local planning scheme map Matters of state environmental significance (MSES)?
MSES mapping is produced specifically to support implementation of the biodiversity state interest of the State Planning Policy 2017 (SPP). To support the appropriate reflection of the State interest, MSES is included into local planning schemes. At present the Biodiversity overlay in the current (version 5) and also the draft scheme only reflect Matters of State Environment Significance.
How can I challenge the State’s mapping for biodiversity?
The Method for Mapping MSES can be found here - Method for mapping matters of state environmental significance - Version 7 If you have enquiries regarding the MSES Mapping you can email - planning.support@des.qld.gov.au.
I don’t agree with how the MSES mapping is identified over my property can I make a properly made submission to the draft planning scheme?
Anyone can make a properly made submission to the draft planning scheme. In the case of matters that come from the State such as MSES mapping there is little to no influence that a Council can take to dispute or request changes as it is outside of our jurisdiction. If your concerns around the draft planning scheme are limited to the Biodiversity overlay than you are encouraged to raise these directly with the State via the provided email - planning.support@des.qld.gov.au rather than lodging a submission to the draft planning scheme.
Having Your Say and Next Steps
Call Council on 1300 697 372 during business hours
Ask for a one-on-one session with one of our planners.
Phone: 1300 697 372 during business hours
Email: planningscheme@sdrc.qld.gov.au
be received between Monday 28 July and midnight, Friday 19 September 2025
Clearly state your feedback, concerns, or suggestions
Include your name and contact details.
Where can I find out more information?
Throughout the consultation period there will be multiple opportunities for community members to find out more information and have their say. Community Information Sessions will be held across the region. Visit the Planning Scheme webpage at https://haveyoursay.sdrc.qld.gov.au/draft-southern-downs-planning-scheme to explore the draft, view mapping tools, check drop-in session details, and access information sheets. You can also:
I can’t make it to a community information session. Can I still get information?
Yes. If you’re unable to attend a scheduled drop-in session, you can still contact Council directly to speak with a planner as part of a one-on-one session. Our team is happy to walk you through the draft Scheme, help you understand how your property might be affected, and guide you through the submission process. To request a one-on-one please contact council by:
How can I submit my feedback?
There are several ways you can provide your feedback. Feedback can include support for changes, support in part or opposition to a proposed change. This feedback can be provided:-
Online:- Visit haveyoursay.sdrc.qld.gov.au/draft-southerndowns-
planning-scheme to access the online submission form.
Hardcopy:
1. Download and print a submission form from our webpage or collect a printed submission form from one of Council’s Administration buildings.
2. Fill out the form, or complete your own submission by either:
a. Email to planningscheme@sdrc.qld.gov.au.
b. Return to a Council Administration building.
c. Mail to Southern Downs Planning Scheme
– PO Box 26, Warwick QLD 4370.
All submissions must:-
What happens with my submission?
Council is required to review, consider and respond to every properly made submission received. Council may decide to make a change to the draft scheme if the change is considered valid and would not constitute a significant change that may require further consultation. Like many drafts, errors and inconsistencies can be found and this is why Council itself will also be completing its own submission to ensure any of these types of changes can be rectified prior to completing a final draft.
What happens after the consultation period?
Firstly, Council will consider any submissions received. Any relevant amendments would then be made to a final draft. The final draft Southern Downs Planning Scheme is then issued to the Minister for final approval. Once the Minister has approved, the Council would then resolve to adopt the new scheme and nominate a commencement date for when the new scheme (version 6) would take effect. Council anticipates being able to respond individually to all submissions early in 2026.
What happens to the current Southern Downs Planning Scheme (version 5)?
When a new scheme is adopted or an amendment to a scheme is made that previous version is called a superseded planning scheme. When version 6 is approved and commenced, any person may within 12 months lodge a request for a development application to be considered under a superseded planning scheme, in this case version 5. After the 12-month period the scheme version 5 transitions to be called a historic planning scheme or put simply is retired.