The proposed Stage 2 redevelopment of the Mapleton Lilyponds Tourist Park into a 55-home relocatable home park, marketed as an over 55s retirement village, is sparking concern among local residents and the Mapleton and District Community Association (MADCA). A public consultation process for Stage 2, which commenced on July 10th and closes on July 31st, 2025, provides a critical window for community input.
MADCA has voiced long-standing concerns about the project, which were first raised at a general meeting last November. While supportive of diverse residential accommodation in Mapleton, MADCA’s analysis of the Stage 2 development application indicates non-compliance with existing planning requirements and raises questions about its compatibility with the low-density, rural character of the village.
According to Max Standage, President of MADCA, “Our analysis shows that the proposed sewerage treatment system is significantly undersized, requiring approximately three times the proposed land application area for treated water dispersal, plus an additional reserve area to mitigate overflow risks.” This is particularly concerning given Mapleton’s lack of reticulated sewerage services and the environmental sensitivity of downstream waterways, including Lilyponds Park and Baxter Creek. The submission highlights that the sewerage volume calculations are inadequate and inconsistent with Australian standards , especially considering the proposed permanent residency of the homes rather than transient tourist use. MADCA’s submission to Council outlines that the design load for a one or two-bedroom home, as per Australian standards, is 600L per day, which is 2.67 times what the developer has proposed.
Stormwater management is another major point of contention. MADCA believes the plans are “inadequate, and that significant overflows into the Lilyponds Park will occur even for average thunderstorm events.” Mr. Standage points out, “No house rainwater tanks are planned, meaning all rainwater from roofs will enter the stormwater system.” The volume of the planned stormwater detention basin would need to be at least doubled to adequately contain stormwater, especially in a region prone to high rainfall and extreme events, such as the 365mm recorded on March 10, 2025. The association’s submission also notes a significant error in the developer’s reported mean annual rainfall for Mapleton, which is approximately 75% higher than stated, calling into question the validity of their stormwater modelling.
Concerns also extend to the provision of potable water supplies. The development plans to source all water from the current bore. “During the last drought, Tourist Park residents were asked to restrict their water use, and this development will result in a much higher load,” Mr. Standage explains. MADCA argues that all new private houses in Mapleton are required to have plumbed access to 45,000L rainwater tanks, and similar provision should be made for all homes in this development. There are also concerns about the bore’s capacity and quality, and its potential impact on the Lilyponds and other local bores, especially considering the Lilyponds nearly dried up in the last drought.
The proposed recreational space is also a significant shortfall. Planning provisions require 20% of the total site area for recreational use, yet the developers are claiming approximately 12% and suggest residents can use the Lilyponds Park instead. “Much of this area shown in the landscape plan actually comprises a stormwater detention basin and bio-retention basins,” Mr. Standage highlighted, adding, “Given the very high density of housing proposed, residents should have the benefit of the required green space, especially as Lilyponds is often waterlogged for significant periods.”
Furthermore, despite being marketed as an over 55s retirement village, the development falls short on recreational vehicle (RV) parking, providing only 2 spaces for 55 dwellings when 1 space per 5 dwellings (11 spaces) is required. “This is unacceptable as the only other area to park caravans, trailers, boats is on the surrounding streets,” notes Mr. Standage.
A critical issue, and one that resonates with ongoing community discussions about the Sunshine Coast Proposed Planning Scheme, is the bushfire hazard risk. “A new assessment of bushfire risk has identified a higher level of risk for the site,” says Mr. Standage. The recently released Draft Planning Scheme contains new mapping that classifies 60% to 70% of the site as “Very High or High bushfire hazard,” a significant increase from previous assessments. MADCA has formally requested that Council refer the development proposal back to the State Government for further input on this issue, aligning with the concerns raised in
Range Community News articles such as ‘Sunshine Coast Proposed Planning Scheme: Implications for the Blackall Range’ and ‘MADCA’s View of the Key Aspects of the Sunshine Coast Proposed Planning Scheme for the Blackall Range’ that have highlighted the importance of updated bushfire mapping and risk assessment requirements.
“MADCA considers that to achieve a design that is basically compliant with the Sunshine Coast Planning Scheme and the Blackall Range Local Plan, a significant reduction in the number of house lots is required,” states Mr. Standage. He emphasises that the high-density over 55s retirement village is “completely out of character with the surrounding village and the Local Area Plan,” and that “insufficient consideration has been given to the requirements of the proposed development in an area without reticulated sewerage and water services.”
The development also raises concerns about the displacement of current residents, mostly pensioners living in caravans and cabins, who face an increasingly challenging affordable accommodation market. MADCA suggests the developer engage with the Department of Housing to explore options for some of the proposed housing to become public housing.
The public consultation period for Stage 2 closes on July 31, 2025. MADCA strongly encourages all community members to have their say to the Council. Submissions can be posted, emailed to mail@sunshinecoast.qld.gov.au, or submitted via Development.i on the Council website. “You may wish to reference our submission in support of your submission,” adds Mr. Standage.
This is a critical moment for Mapleton. Your voice can help ensure that new developments are respectful of our unique rural character and comply with essential planning and environmental standards.
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