Development Applications

Dillon Folker Stephens specialises in development applications, whether it's:

• Material Change of Use (MCU)
• Reconfiguration of a Lot (subdivision)
• Operational Works (landscaping or engineering)
• Calculating infrastructure charges, or
• Discharging conditions of approval

If it involves a development approval of any kind, then we have a service to help you make it happen.

The following projects are indicative of the range and breadth of developments we have been involved with all over Queensland.  Big or small, retail, industrial or residential, single storey or high-rise, we have the experience and the knowledge to ensure your development application achieves the best possible outcome.

Residential Unit Developments

From two storeys to 14 storeys, DFS has a vast amount of experience in approvals for multi-unit residential and mix-use projects, including resorts, motels and affordable housing.   The following are examples of some of our recent projects:

• The Johnstone Motel, Innisfail - this motel approval was for 40 units over six storeys including a breakfast bar.  The site adjoins a heritage-listed building and heritage issues were dealt with as part of the application.
• Cilento at Mooloolaba - this 12-storey building includes 46 units over 11 levels plus 770m² of ground floor retail and cafes. The small site area required a 3-level basement car park and extensive streetscape treatments.
• Cotton Tree Hi-Rise - the DA for this amalgamated site was lodged under the provisions of the Superseded Planning Scheme which allowed a building height of 14 storeys. The approval included ground floor retail, first floor office and commercial space, with 12 storeys of residential units above.
• Townhouse development in Lawrence Street Bundaberg – this approval was for 28 community title town houses located next to the river.   Issues included buffers and revegetation to riparian corridors.
• Platinum on the Maroochy River - the 12-storey Platinum approval included one luxury unit per floor, each with sweeping river and coastal views.  Key issues included design, shadowing, access to the Maroochy River and “active uses” at ground level.
• Crowne Plaza Pelican Waters Resort and Spa - located next to the Pelican Waters Golf Course, this 5-star hotel complex also included 90 residential units and 40 duplexes. Increased densities and height were achieved based on sound planning arguments and specific circumstances.  

Duplexes, Housing Relations and Small Subdivisions

Just because it's small, doesn't mean it's not important.  Many of our most successful projects are duplexes and 2 lot subdivisions, and we love them.  For these projects, we organise a reliable team of experts who put together economical solutions for layout, electrical design and stormwater.  We have a conception to the grave approach with these projects, starting with feasibility, to approvals (including operational works) and right through to construction and sealing of the Survey Plan.

Subdivisions and Master Planned Communities

At DFS we specialise in masterplanning of new estates and subdivision (big or small) including:

• Master-planned residential subdivisions at Dundowran Beach and Burrum Heads (Fraser Coast).
• Kunapipi Springs, Proserpine. A master-planned residential community involving several stages.  The project involved a planning scheme amendment process and issues with cane land (good quality agricultural land) and need.
• Park Lakes Estate, Bli Bli.  This large, multi-staged residential development included up to 450 traditional detached lots.  Planning issues included sequenced development, extension of infrastructure, parkland, stormwater detention and providing for slope through sensitive allotment design.
• Little Mountain, five lot rural-residential subdivision.

 Retirement Villages & Aged Care

Dillon Folker Stephens have been the town planners for a number of retirement villages all over Queensland including:

• Toowoomba – a 200 site relocatable home park targeting affordable housing and early retirees
• Hervey Bay – a 180 unit development with on-site facilities.  Issues included access and stormwater management
• Nambour – a 175 unit retirement village on the outskirts of Nambour, where the issues included the proximity to town centre facilities, demonstration that no other sites were available and access to transport.
• Chancellor Park – the Oasis and Hibiscus resorts with a combined total of 900 units over both sites
• Redcliffe (extension of BallyCara Aged Care Complex) - 60 two-bedroom independent living units, a 40 bed nursing home and a four-bedroom group accommodation house.

Shopping Centres, Retail and Office

Dillon Folker Stephens have coordinated, planned and achieved approvals for  all kinds of shopping, retail and office developments.  From small resturants and retailers, to office developments, stand alone hardware stores and “big box” Homemaker Centres, we have a broad range of experience across all types of commercial development.

Some of our project include:

• Super Cheap Auto Showroom, Mt Isa
• Mitre 10 hardware super store, Bundaberg
• Toyota dealership, Currimundi
• redevelopment of Kawana Shopping Centre 
• IGA anchored Farm Street Centre, Rockhampton 
• Coles anchored shopping centre at Peregian Springs
• Mountain Creek Woolworths, specialty stores, service station and tavern
• Glasshouse Mountains shopping centre with 2500m² of GFA including a 1500m² IGA anchor
• Nambour Mill site, Coles supermarket, mixed use commercial, offices and entertainment.

DFS have also achieved a number of approvals for bulk chemists (generally over 1000m² in gross floor area) in Strathpine, Caloundra, Maryborough, Toowoomba, Gladstone and Maroochydore. Typically, the primary issue relates to Council's (and more recently the Court's) interpretation of the appropriate definition: “is it a showroom, or is it a shop?”  Negotiation of appropriate car parking rates is also a primary consideration.

Industrial Developments

Industrial developments are the backbone of employment and manufacture, and we're proud to have been town planners for the following projects:

• Water Depot for Unity Water (previously Sunshine Coast Water) 4000m² of workshops, administration buildings, storage areas and maintenance facilities.
• Service station and car wash facility, Ningi.  Located on a triangular shaped site and with two road frontages, this approval also includes 300m² of floor area for shops and restaurants.
• Garry Crick Car Yard, Maroochydore.  Constructed over two levels, with 37 service vehicle bays on the lower level, and with a gross floor area of 7,500m², this application dealt with issues including built form, advertising signage, environmental licenses and stormwater quality.
• Heavy industrial at Nebo.  Proposed extension to an existing approval for heavy industrial uses. 
• A 22 lot core industry subdivision at Caloundra as part of the Regional Business Centre
• Yandina – approvals for a CCA treatment plant, sawmill and industrial buildings.
• Various landscape supply and garden centres in a number of locations.

 Educational Facilities and Child Care Centres

Dillon Folker Stephens have extensive experience in child care centres and other educational facilities. Issues generally revolve around noise, traffic, parking, and impacts on neighbourhood amenity. We have obtained approvals for child care centres, dance / swim schools, heavy machinery driver-training, English language college, TAFE building extensions and Preschool-to-year 12 schools.

Gymnasiums and Indoor Sport

Gymnasiums and personal training studios are increasingly popular, and we have helped clients all over Queensland with their approvals.  Car parking (in terms of peak demand times) is always the most critical issues, and we have achieved approvals for gyms in Rockhampton, Maryborough, Bundaberg, Maroochydore, Gladstone and Sippy Downs.  We have also worked with large indoor sports centres (beach volleyball, indoor cricket, netball and soccer) in Brisbane and on the Sunshine Coast.

Tourist & Marine Facilities

In a state where tourism is one of the key income generators, and with plenty of coastline and riverine environment, we have plenty of experience with a range of tourism ventures and marine based development, including:

• Wineries and cellar door sales and tastings – boutique winery approvals incorporating cellar door sales
• Kabi Farm golf – a 9-hole golf course located amidst an organic orchard.  The club house includes a public restaurant and facilities for weddings and other functions.
• Urban and sophisticated to rural and rustic; bed and breakfasts, mountain-side cabins, rainforest retreats and rural home stays.  We are experts in this form of development.
• Town of 1770 marina redevelopment - proposed to include a 160 berth marina, backpacker hostel, marine-related retail and industrial, restaurants and residential units.
• Stackable boat dry-storage, Mooloolaba – a facility on the Mooloolaba River with 2000m² of floor area capable of storing 255 boats in stackable formations.
• Mary Harbour Project – a master-planned harbour-side development on the river at Maryborough with 2500m² of commercial, 3500 mixed-density residential dwellings, a marine precinct and a hotel.