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This summary is intended to be a neutral and unbiased interpretation of the contents of the Draft Ferny Hills Precinct Planning Future Directions Report.

Key documents

• Draft Ferny Hills Precinct Planning Future Directions Report

• Ferny Hills Precinct Planning Engagement Summary No. 1

• ShapingSEQ: South East Queensland Regional Plan 2023

• Ferny Hills Precinct Planning project

1. Purpose and scope

• The Draft Ferny Hills Precinct Planning Future Directions Report  outlines a framework to guide future development in selected parts of Ferny Hills.

• Its focus is on land use, built form, movement networks, environmental interfaces, and potential Planning Scheme changes.

• It responds to regional population and housing requirements established by ShapingSEQ 2023.

2. Planning context

• The City of Moreton Bay is expected to experience significant population growth.

• State planning policies require increased housing supply and diversity, particularly in areas with existing services, transport, and infrastructure.

• Ferny Hills has been identified as an area with conditions suitable for accommodating additional housing forms.

3. Existing conditions

• The project area includes established residential neighbourhoods, local shops, parks, schools, and access to Ferny Grove train station.

• Natural assets include Kedron Brook and surrounding bushland.

• The area contains a mix of housing types but is predominantly low-density detached housing.

4. Community input

• Between 19 May and 16 June 2025, Moreton Bay Council invited the community to tell them what makes Ferny Hills special via a pin map and vision wall. They also held a pop-up at the Hills Carnivale to hear from community members wishing to share their views in person. 

• Community members identified green space, tree cover, proximity to services, access to public transport, safety, and walkability as valued characteristics.

• Feedback also noted concerns about traffic congestion, school access, bus frequency, and the condition or role of neighbourhood shopping strips.

• A majority of survey participants preferred concentrating new development within existing urban areas rather than expanding into rural or natural areas.

• Council considers this engagement the first phase of consultation for this planning proposal. 

• A summary of what people heard can be found in Engagement Summary No.1

5. Vision for Ferny Hills

• The report defines an intended future state in which residential areas retain strong connections to natural features.

• Housing supply becomes more varied in dwelling type and location.

• Active transport and local movement networks are improved to better connect key destinations.

• Public spaces and neighbourhood centres function as focal points for everyday activity.

6. Types of housing proposed

The report identifies several housing categories and where they may apply:

• Detached living: Low-rise detached houses; existing areas outside the project boundary remain unchanged.

• Diverse living: Low-rise, mixed housing types; minimum 25 dwellings/ha proposed in some locations.

• Mid-rise living: Medium-rise apartments (generally up to 8 storeys); minimum 100 dwellings/ha near transport and activity nodes.

• Elevated living: Higher-rise apartments (generally up to 12 storeys); minimum 150 dwellings/ha near the Ferny Grove train station.

• Centre living: Mixed-use buildings within neighbourhood centres, with heights aligned to surrounding zones.

7. Spatial changes proposed

• Rezoning is recommended in several parts of the project area to facilitate higher-density or more diverse housing.

• Neighbourhood centres on Ferny Way are identified for different building heights and density settings depending on location (north vs south of the road).

• Specific lots (e.g., 20 Mawarra Crescent, 146 Ferny Way, 144 Samford Road) are identified for particular design or zoning outcomes.

8. Environmental considerations

• Properties adjacent to Kedron Brook are designated as “environmental edges,” requiring tailored design responses to address environmental sensitivities and minimise edge effects.

• Measures such as increased setbacks, use of native vegetation, and reduced light spill are listed as potential design tools.

9. Movement and transport

• The report identifies the need for improved walking and cycling connections between key destinations including Ferny Grove Station, Ferny Hills State School, and George Willmore Park.

• Some locations require design responses to improve pedestrian safety and street activation.

• Potential adjustments to local street layouts may be needed to support future residential densities.

10. Car parking and built form controls

• Reduced and “unbundled” parking rates are proposed for higher-density housing areas near public transport. Unbundled parking allows residents to choose whether they want to pay for a parking space rather than having the cost built into every dwelling by default.

• Built form requirements include rooftop design standards, screening of podium-level parking, increased setbacks, and streetscape considerations.

• Lot fragmentation is discouraged in areas intended for higher-density development.

11. Planning scheme implementation

• Recommendations in the report would require future amendments to the Planning Scheme.

• Planning scheme updates follow statutory processes and may be staged or adjusted depending on other concurrent work (e.g. biodiversity planning, natural hazard assessments).

12. Related ongoing council work

• Natural hazard risk assessments (landslide, bushfire, flood) are underway and may influence recommendations.

• A Biodiversity Plan is being prepared and may also lead to changes in long-term planning settings.