Court says no to Samford Village shopping centre revised plans

A court has dismissed a revised shopping centre proposal in Samford Village, finding design changes too substantial to qualify as ‘minor’ under Queensland’s planning laws.

Samford Village is known for its quaint rural atmosphere. Picture: Samford Valley Hotel

A controversial shopping centre proposal in Samford Village has been rejected by the Planning and Environment Court of Queensland, which ruled that recent design amendments went beyond what could be considered a “minor change” under state planning laws.

The development, proposed by SVMJ 1234 Pty Ltd, for Main and Junction streets, was originally lodged in October 2022 and featured plans for a multistorey complex with shops, offices, food and drink outlets, health care services and parking.

However, the plan quickly drew community backlash, with more than 300 public submissions and fierce opposition from the Samford and Districts Progress and Protection Association, which labelled the project an “oversized metal and concrete eye sore”.

One of the plans to develop 2-4 Main Street at Samford Village. Picture: Moreton Bay City Council

Speaking at a Moreton Bay Regional Council meeting in June 2023, association spokesperson Don Cousins said the project would “dominate the entrance to Samford Village and Main Street” and clash with the township’s rural character.

“It exceeds 8.5 metres above natural ground level and will present as a large box abutting Junction S and Samford Rd,” he said.

“It’s significantly larger and more imposing than all other buildings in the village.”

The developer argued the proposal would enhance local amenity by creating a “high quality and detailed civic corner”, while offering more business opportunities for the community.

But the council issued a request for further information in June 2023, and the project’s future remained uncertain until this year’s court decision.

On March 31, 2025, Judge William Everson handed down a decision dismissing SVMJ 1234 Pty Ltd’s application to amend its development plans.

An artist impression of some of the designs for the site. Picture: Moreton Bay City Council

The company had sought to make changes it believed were minor in the Planning and Environment Court Act.

The changes included reducing the gross floor area by 15.5 per cent, dropping from three to two storeys in parts, removing a third-storey frontage on Samford Rd, and replacing flat roofing with gabled structures.

The court’s primary assessment centred on whether the proposed amendments met the criteria for a “minor change” as defined in the planning legislation.

The court acknowledged some improvements in terms of noise and traffic outcomes, and noted that neither Moreton Bay Regional Council nor the Department of State Development, Infrastructure, Local Government and Planning objected to the changes.

However, in its judgment, the court stated that the proposed changes would result in a development that was “materially different in terms of architectural design and its impact on the streetscape”.

“Perhaps the most stark differences are to be seen in the Junction Street elevation,” Judge Everson said, pointing to a significantly more prominent and elaborate frontage than what was initially proposed.

The Main St intersection into Samford Village. Picture: Contributed

Judge Everson reaffirmed that the test for a “minor change” included an objective assessment of the development’s scale, bulk, and appearance.

Despite being potentially beneficial in some respects, he concluded the changes would significantly alter how the building presented to the public and officially dismissed the application.

The developer must now either proceed with the original proposal or submit a completely new development application, a process that could trigger renewed community consultation and extend the approval timeline.

Local residents and planning advocates have welcomed the decision, viewing it as a win for community engagement and the preservation of Samford Village’s rural identity.