Navigating the Logan Planning Scheme: Essential Advice for Accountants and Their Clients

For accountants advising clients on property developments in Logan, Beenleigh, or the Gold Coast, understanding the Logan Planning Scheme is just as crucial as the balance sheet. While it may seem like a town planner's job, the scheme directly impacts a project’s financial viability, from upfront costs to long-term investment potential.

At Ferns Finance Brokers, we see firsthand how planning-related issues can affect a client's ability to secure a loan and successfully complete a project. By being aware of these key factors, accountants can provide more comprehensive, value-added advice, helping their clients navigate the complex world of new builds and subdivisions in our community.

This article provides a detailed overview of what accountants need to know about the Logan Planning Scheme and how to proactively advise clients on new construction projects.

What is the Logan Planning Scheme?

The Logan Planning Scheme is the "book of rules" for land use and development in the City of Logan. It's a legally binding document that guides what can be built, where it can be built, and how it should be done. It's designed to manage the city's rapid growth, provide housing choice, and protect the environment and community values.

The current scheme (Logan Planning Scheme 2015) is undergoing a major review, with a new draft plan ("Logan Plan") currently open for public feedback. This new plan will shape the city's growth for the next 10-20 years and is essential for anyone considering a new build or development.

The Financial Impacts of the Planning Scheme for New Builds

For a property investor, first home buyer, or small business owner, the Logan Planning Scheme isn't just a regulatory document—it’s a financial one. Here’s how it affects new construction projects:

• Zoning and Permitted Use: The zoning of a property dictates its primary purpose. Is it for residential, commercial, or industrial use? The zone will determine what a client can legally build, whether it’s a standard detached house, a multi-unit complex, or a new business premises. Attempting to build a project that is not permitted under the zone can result in costly development application fees, lengthy delays, or outright rejection, all of which impact a client’s budget and profitability.

• Overlays and Constraints: Many properties in Logan have "overlays" that add a layer of complexity. These can include:
  • Flood and Bushfire Hazard Overlays: These are particularly important in a region with diverse landscapes like Logan and Tamborine. Building in a flood-prone area requires specific, often expensive, construction methods and approvals.
  • Biodiversity and Waterway Overlays: These can restrict where and how a new build can be positioned, sometimes reducing the usable area of a block.
  • Slope and Geotechnical Overlays: Steep or unstable land requires specialised engineering and foundations, significantly increasing construction costs.
• Infrastructure Charges: The scheme includes provisions for infrastructure charges, which are fees paid to the council to contribute to essential services like roads, parks, water, and sewerage. These charges are often a substantial and non-negotiable cost for new builds and subdivisions. They are calculated based on the project type and location, and an accountant should factor these into the total project cost to avoid unexpected expenses.
• Design and Amenity: The scheme sets out rules for building height, setbacks from boundaries, and the overall design of a new build. Non-compliance can lead to a refusal of the development application, forcing a client to go back to the drawing board and incur more design costs and project delays.

Key Questions Accountants Should Ask Their Clients

When a client approaches an accountant with a new build or property development idea, a simple checklist can save them a world of trouble and expense. Here are the key questions to ask:

• "Have you checked the property's zoning and overlays?"This is the first and most critical step. The client or their town planner must verify that their proposed project aligns with the Logan Planning Scheme's zoning and can comply with any overlays. The Logan City Council's online interactive mapping tool is a great resource for this.

• "What is the intended use of the property?"This goes beyond just "residential." Is it for a family home, a dual occupancy, or a multi-dwelling unit (e.g., townhouses)? Each has different planning requirements, and a client’s vision must match what is permitted on the land.

• "Have you budgeted for potential infrastructure charges?"As an accountant, it's vital to ensure these charges are included in the client's financial model. For many projects, especially subdivisions, these can amount to tens of thousands of dollars.
• "Are there any special design requirements or restrictions?"This includes things like building height, landscaping, and waste management, all of which are governed by the planning scheme. These can influence the final design and cost of a build.

The Role of a Mortgage Broker in This Process

As a local mortgage and finance specialist, Ferns Finance Brokers works closely with accountants, town planners, and builders to ensure our clients' projects are financially sound from the outset. We understand the unique challenges of building in areas like Logan, Beenleigh, and the Gold Coast.

When a client is seeking finance for a new build, a lender's primary concern is risk. A project with unresolved planning issues—or one where key costs like infrastructure charges haven't been factored in—is a significant red flag. By working with an accountant who has a clear understanding of the planning scheme, we can present a more robust and bankable application to lenders.

A Community-Focused Approach to Finance and Property

At Ferns Finance, we believe in a community-first approach. We're not just about transactions; we're about helping local people in Logan, Beenleigh, and the Gold Coast build their wealth and achieve their dreams. Whether it's a first home, a property investment, or a development for a self-employed client, our goal is to provide the empathetic, knowledgeable, and reliable advice that builds trust.

By staying informed on critical local issues like the Logan Planning Scheme, accountants and finance brokers can work together to provide a seamless, holistic service that protects clients from financial surprises and sets their projects up for success.

Looking to finance a new build or property development in Logan? Contact the team at Ferns Finance Brokers today for a no-obligation chat. We can help you understand your borrowing capacity and find the right loan for your project, working alongside your accountant and other professionals to ensure a smooth journey from blueprint to reality.

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