WHEN you live in one the most beautiful place in the world, it’s not surprising thousands of others are going to want to join you there.
Fitting in all the extra people in south-east Queensland – estimated to be about two million in the next 25 years – and maintaining the beautiful environment is a challenge the State Government has to carefully balance.
The South East Queensland Regional Plan has been the guiding document for development across the region since it was first introduced in 2005.
This week Deputy Premier and Minister for Infrastructure, Local Government and Planning Jackie Trad unveiled its latest update: Shaping SEQ.
This draft plan will guide growth until 2041 and provide a vision for the next 50 years for the south-east corner.
Ms Trad said the new planned addressed “one of the most important issues facing SEQ: this is the provision of diverse and affordable housing”.
The Sunshine Coast, as the third-largest region, will have to accommodate an extra 197,000 people by 2031.
The 160-page draft SEQ Regional Plan has outlined exactly how this will happen.
And unlike previous plans which have focussed on greenfield development, the majority of future growth will take place via infill.
The Sunshine Coast will have an extra 64,200 homes from infill by 2041 and an extra 35,100 from greenfield sites.
Noosa, in comparison, will have an extra 4600 homes from infill and 3500 dwellings from greenfield sites.
The draft document showed “Fonzie flats” – a small flat on top of the roof of a garage similar to those attached to homes in the Town of Seaside, plus small multiple dwellings such as townhouses and triplexes and medium-rise apartments will form part of the future.
House lot sizes would also continue to decrease.
Between 1995 and 2015, the median size of a new lot reduced from 675sq m to 475sq m. Some of the new lots in Aura at Caloundra South are less than 300sq m.
Only one new site, Beerwah East, has been earmarked to accommodate an extra 15,000 homes on the Sunshine Coast.
Halls Creek, the Stockland-owned area near Caloundra South, has been identified as “potential future growth” in case housing supply runs out.
Sunshine Coast Mayor Mark Jamieson welcomed the draft SEQ Regional Plan and said it reflected the council’s vision for the future.
“As part of the SEQ Regional Plan review to accommodate that population growth, the State Government has estimated that the Sunshine Coast will need an additional 99,300 dwellings by 2041,” Cr Jamieson said.
“Council and our community have consistently outlined a preferred settlement pattern for the region to 2031 as outlined in the Sunshine Coast Planning Scheme.
“Our population modelling shows the region can ably accommodate more than the required number of dwellings by 2031 including the 27,600 dwellings planned in Palmview and Caloundra South.
“Between 2031 and 2041, the State Government estimates that another 40,000 dwellings will be required of which more than 25,000 will be provided at Maroochydore, Nambour and in the Sunshine Coast Enterprise Corridor.
Cr Jamieson said the council’s planning for the region, in partnership with the Queensland Government, had produced some great results for the future of the Sunshine Coast community.
“Following strong and consistent advocacy by council, the draft SEQ Regional Plan identifies Beerwah East in the Urban Footprint – a preferred location for long-term growth,” he said.
“Beerwah East will provide public transport connections and routes and the additional 10,000 to 20,000 dwellings required to meet the predicted population growth to 2041 and beyond.
“The draft SEQ Regional Plan also provides for some growth in smaller townships such as Glasshouse Mountains, Landsborough, Palmwoods, Yandina and Bli Bli.
“For many of these towns, this recognises their suitability for urban growth, given they are located on the North Coast Rail Line transport corridor.
“As well as providing increased housing on the Sunshine Coast, it allows these townships to continue to grow.”
Future developments in these sites would be through “infill opportunities with a focus on unit development”.
Barely any future growth has been identified for the Noosa Council area.
The draft SEQ Regional Plan also supports the council’s efforts to achieve an offshore cable protection zone and landing point for an international broadband submarine cable connection, which would make the Sunshine Coast the first regional centre in Australia to provide direct broadband connectivity to global markets.
The Sunshine Coast Airport was also recognised as an area of regional economic significance in the draft plan.
“Another important first step is the mapping and clear identification of a large part of the regional inter-urban break straddling the Moreton Bay and the Sunshine Coast local government areas,” Mayor Jamieson said.
“Council welcomes an action item in the draft SEQ Regional Plan that indicates the State Government will work with Moreton Bay and Sunshine Coast councils to determine the extent of the northern inter-urban break and identify additional means to secure it for the long term.
“Our council and our community wants the inter-urban break preserved in its current scale in perpetuity.
“The inter-urban break helps define Sunshine Coast as distinct from, but connected to, the rest of south-east Queensland.
“It helps protect the Pumicestone Passage water quality, provides unique tourism and recreation opportunities for the whole of SEQ, and provides a significant contribution to our economy through valuable agricultural and forestry activities.
“This is too important an asset to see it further reduced, which is why council will not support Halls Creek, to the south of Aura, for future urban development.
“We have a comprehensive plan to accommodate growth and ensure the inter-urban break is protected.
“We have had that plan for some time and now we need our residents’ support to ensure that plan becomes a reality – not just for everyone today, but for future generations that come after us.
“Planning for our growth is critical to protecting our coastal lifestyle, our outstanding natural assets, character and identity, ensuring we have employment and economic opportunities for our residents in the future.”
Ms Trad said the the 160-page document, which would now go out for community consultation, had been developed with “extensive consultation with the region’s 12 councils, industry and the community”.
“It’s vital t the SEQ Regional Plan reflects the values, needs and great ideas of the community which is why we worked in close partnership with the region’s 12 mayors and consulted with south-east Queenslanders to develop this draft plan,” Ms Trad said.
“The population of south-east Queensland is expected to grow to over 5.3 million people in the next 25 years and the draft SEQ Regional Plan is all about catering for this growth sustainably.
“We are looking, for the first time, beyond the boundary of a 25-year plan and have developed a 50-year vision that looks ahead to the region’s longer-term future and how SEQ responds to global changes.
“Throughout the state, we are seeing innovative new industries emerge, the delivery of exciting urban renewal precincts and more and more people choosing to call Queensland home.
“Through smart planning, we can ensure that we are ready to capitalise on the transition to a services and knowledge-driven economy. That means a lift in economic growth and more jobs for Queenslanders.”
Ms Trad said one of the important features of the draft SEQ Regional Plan was a focus on unlocking land that had been identified for urban development but had so far been underutilised.
“The draft plan focuses on affordable living – not just affordable housing – and looks at the way that people interact with their community and the services around them,” she said.
“We have identified areas of regional economic significance throughout the south-east to facilitate economic growth outside the major employment hubs and enable people to work and live closer to home.
“Unlocking land already within the urban footprint is critical, ensuring that there is less demand for expanding into our natural environment.
“We want the SEQ Regional Plan to be shaped by south-east Queenslanders and I encourage the community to have their say.”
Urban Development Institute Australia Sunshine Coast president Andrew Stevens said Beerwah East had been included within the urban footprint to accommodate an extra 15,000 homes.
He said, however, he was unaware of any council detailed investigations into the suitability of the site.
“It is state-owned land with a 99-year lease from forestry at the moment,” Mr Stevens said.
Mr Stevens identified no opportunity for further development in the northern part of the Sunshine Coast.
“There is an unbalanced distribution of future growth areas to the south of the Coast and limited opportunities for expansion of urban areas in central and northern portions of the Coast,” he said.
Original article published at www.chinchillanews.com.au by Kathy Sundstrom 25/10/16
Top 68 suburbs for growth in Queensland revealed. New data has shown the top 68 suburbs in Queensland for capital growth over the last 12 months to June, with the number one spot reaching triple digits.
Top 68 suburbs for growth in Queensland revealed
Outlined in the Real Estate Institute of Queensland’s Queensland Market Monitor report, REIQ CEO Antonia Mercorella said despite the ‘doom and gloom’ of the property market, there are still locations that are seeing large gains in profitability.
“A total of 68 suburbs throughout Queensland have delivered double-digit growth over 12 months, which is a really strong result,” Ms Mercorella said.
“And there are many more suburbs delivering strong single-digit growth. It’s a great market to be in at the moment.”
While south-east Queensland saw a lot of attention, there were some high growth suburbs found in central and northern Queensland.
The area with the strongest growth was Blackwater, which saw a rise of 151 per cent growth, which Ms Mercorella attributed to the resurgence of coal prices.
Aside from Blackwater, 10 other suburbs saw growth over 20 percent. These included:
Spring Mountain with growth of 103.6 per cent;
Collinsville with growth of 46.2 per cent;
Minyama with growth of 45.8 per cent;
Hamilton with growth of 32.9 per cent;
Hollywell with growth of 30.5 per cent;
Miles with growth of 23.5 per cent;
Mount Coolum with growth of 21.9 per cent;
Dundowran beach with growth of 21.5 per cent;
Boonah with growth of 21.3 per cent; and
Idalia with growth of 21.3 per cent.
Ms Mercorella said the top 11 suburbs were indicative of steady growth across the state, but warned against calling it a ‘boom’.
“While we’re definitely seeing prices come back in western Queensland mining towns, such as Blackwater, these prices are still below their peak,” she said.
It’s unlikely we’ll see a return to pre-2013 prices in those areas anytime soon.”
While the top 11 suburbs show a spread of high growth suburbs through the state, 41 suburbs out of the 68 are located in the ever-popular south east corner of Queensland.
Of these, 15 suburbs were located in the Sunshine Coast region, with the highest growing being Minyama, which ranked fourth overall.
The Brisbane region also saw a large number of high performing suburbs at 13. Hamilton was the region’s best performer and fifth overall.
Next was Ipswich with six suburbs, then the Gold Coast with four, Moreton Bay with three, while Redland and Logan suburbs did not rank.
Outside of south east Queensland, 27 regional suburbs ranked on the list, with the Townsville region recording four suburbs. Its highest performer was Idalia, which ranked 11th overall.
Next were the Cairns and Gympie regions, both recording three suburbs each. Cairns’ top performer was Palm Cove, which ranked 26th overall, while Cooloola Cove was Gympie’s top performer, which ranked 42nd overall.
While only recording one suburb, the Whitsunday region’s Collinsville ranked third overall.
The Bundaberg and Toowoomba regions both recorded two top suburbs, while the Banana, Charters Towers, Fraser Coast, Gladstone, Isaac, Livingstone, Mackay, Rocky, Scenic Rim, Somerset and Western Downs regions all had one top suburb each
The top 68 suburbs which experienced double digit growth over the last year to June 2018, according to the REIQ, are:
HOME values rose in seven of Queensland’s nine subregions in the past year, despite widespread fears of a cooling housing market.
It comes as Brisbane is ranked 20th on a global list of cities measuring residential property price growth over the past year, with the city recording above average 3.5 per cent growth.
Research from property data supplier CoreLogic reveals the Sunshine Coast recorded the biggest rise in home values over the past 12 months – increasing 6 per cent.
Homes in Brisbane’s western suburbs increased in value by 4.4 per cent in the same period, followed by Moreton Bay South, with a gain of 2.5 per cent and inner Brisbane with a rise of 2.1 per cent.
Home values in Logan, Brisbane’s eastern suburbs, Gold Coast, Wide Bay, Brisbane’s north and Moreton Bay North also rose marginally.
At the same time, only one of Sydney’s 15 subregions recorded an annual rise in home values.
CoreLogic head of research Tim Lawless said that with property values falling across four of the eight capital cities over the past twelve months, it was easy to forget some housing markets around the country were actually seeing relatively healthy and sustainable growth.
Almost half of Australia’s 88 SA4 subregions recorded a rise in dwelling values over the past twelve months.
Regional areas of the country are more likely to be showing positive growth conditions, with 57 per cent of all regional areas recording a rise in dwelling values over the year, compared to only 39 per cent of the capital city subregions.
Mr Lawless said the ‘healthier’ conditions across the regional markets could probably be attributed to more sustainable growth conditions during the growth phase, compared to the likes of Sydney and Melbourne.
“The more sustainable history of price growth has kept a lid on housing affordability and made these markets attractive to migrants, particularly those areas where economic conditions are buoyant,” Mr Lawless said.
“A ripple of demand has been emanating from the largest capitals towards the satellite cities where housing is generally more affordable and lifestyle factors can be appealing.
“Many coastal and lifestyle markets have benefited from a rise in buyer demand, either from those looking for a new residence, second home or investment option.”
Mr Lawless also said many of the hard hit mining regions had now levelled out and were starting to show growth.
He said the data highlighted the diversity across Australia’s housing markets.
“While conditions are broadly slowing, especially around Sydney and Melbourne, many areas of the country are benefiting from a history of more sustainable growth rates, improving demand and reasonably strong economic conditions,” Mr Lawless said.
It comes as Knight Frank ranked Brisbane 20th on its Prime Global Cities Index.
Sydney came in 17th place, Melbourne sits in 21st place and Perth sits in 24th place.
“Despite a cooling mainstream market off the back of tighter lending practices, Australian prime markets continue to experience growth with buyers less impacted by these measures,” Knight Frank’s head of residential research Australia Michelle Ciesielski said.
Experts are hailing the Sunshine Coast as Australia’s next property market hotspot, with the beachside suburb of Maroochydore set to reap the benefits.
According to Hotspotting.com.au, the Sunshine Coast is currently at the start of a long-term growth cycle.
“Momentum started building two years ago and has really been increasing over the past 12 months, and we’re now seeing that translate into solid growth,” founder Terry Ryder says.
In the housing market, many suburbs have had double-digit growth over the past year, with many others close to 10 per cent, he adds.
The growth is all due to the fundamental change that has taken place on the Sunshine Coast, with strong infrastructure spending and a broadening economy moving away from its reliance on tourism.
“It’s really all about infrastructure spending,” Ryder says. “The total list of projects recently completed or under construction is over $20 billion, which is huge for a city of this size.”
The $2 billion Sunshine Coast University Hospital, which opened in April 2017, was a significant project for the region, along with the $150 million private hospital built in association with it.
Current major projects include a $1 billion upgrade to the Bruce Highway, a $347 million expansion of the Sunshine Coast Airport and the creation of a new $430 million Maroochydore City Centre, which will include commercial, retail, entertainment and residential components.
“All of this brings new businesses into the Sunshine Coast, diversifies the economy and creates a lot of jobs,” Ryder says.
He says Maroochydore was the logical choice for a new CBD in the region, being not only at its geographical centre, but also its “nerve” or commercial centre.
The Milk Bar Coffee Co owner and chef Alex Cossell decided to open his business on Maroochydore’s Sixth Avenue, just one block from the beach, more than two years ago, identifying an opportunity in what he describes as a “central hub” filled with plenty of locals and tourists.
“The cafe culture is epic,” Cossell says. “There are plenty of amenities within the area too, with great parks and playground areas for the young families.”
Cossell believes Maroochydore will be completely different in five years’ time.
“It is definitely growing at the moment, with so much more expansion in the works with the new CBD development just around the corner.”
Plenty of buyers, particularly locals, are also excited by what’s taking place in and around Maroochydore. They’re being drawn to the thriving area, taking advantage of the chance to buy before is it completely revitalised.
Rise Maroochydore Beach, a new luxury ocean-view development offering 48 apartments, is proving to be one popular opportunity.
The 12-storey building, situated on Sixth Avenue in the Cotton Tree neighbourhood of Maroochydore, received more than 700 expressions of interest prior to its launch, according to Colliers International.
It appeals to owner-occupiers as it has generously sized two- and three-bedroom configurations, as well as two-level, four-bedroom penthouses, with prices ranging from $500,000 to $3 million.
“The Sunshine Coast used to be known for Mooloolaba and Noosa, but it’s becoming a lot more known for Maroochydore,” says Daniel Hirst of Colliers International, who is marketing Rise.
“Mooloolaba and Noosa are more holiday accommodation areas, while the Maroochydore and Cotton Tree areas are becoming a preferred residential choice for people who want to live in high-quality luxury apartments and have restaurants close to hand.
“They are professional couples in their mid-40s, people upgrading with young families, downsizers, retirees and semi-retirees.”
Rise offers a point of difference to other apartment developments, Hirst says, in that it benefits from Maroochydore’s growth but it’s not right in the hub of all the activity. Rather, it’s within easy walking distance.
“It’s connected to everything but it still has a quiet lifestyle,” he says. “You can walk a couple of hundred metres to the beach, restaurants and cafes, but you don’t have all the foot and vehicle traffic at your front door.”
Rise is also unique in that it offers the closest new apartments to the ocean in Maroochydore, with development of this scale currently not allowed any closer – which also means the views can’t be built out.