Southeast Queensland needs a dozen mega-developments like Springfield if it is to cope with the extra 2.2 million people over the next three decades, a respected urban geographer has told Fairfax Media.
Professor Bob Stimson, Emeritus Professor in Geographical Sciences and Planning at the University of Queensland, told Fairfax Media there would be 5.5 million living between Noosa and Tweed Heads within three decades.
Professor Stimson – an analytical human geographer and regional scientist for 49 years – said Southeast Queensland could no longer rely on increasing densification with the existing area.
Professor Stimson said between “10 and 12” large master-planned communities like Springfield or North Lakes – on Brisbane’s northern-edge – would be needed for the extra 2.2 million people.
“There is no way that all of the growth that is going to occur can be accommodated through urban infill,” Professor Stimson said.
“You are still going to need greenfield growth, fringe growth,” he said.
“So the big issue for Southeast Queensland over the coming decades is that you are probably going to need 10 or 12 of those types of developments to be occurring.”
Greater Springfield is a privately-owned 2680 hectare master-planned community south of Ipswich that has around 20,000 residents in two suburbs; Springfield and Springfield Lakes.
It started around 1995 and is planned to have 80,000 residents by 2030.
Professor Stimson said “green belts” between the Gold Coast, Brisbane and the Sunshine Coast were under pressure, but he believed would be protected because of the state government’s Southeast Queensland Regional Plan.
He said there was land near Beaudesert and Ipswich and between Brisbane and the Gold Coast for residential development.
“There is plenty of land that is not prime agricultural land, that is not ecologically important land, national park or high conservation-value land that could be taken up for that sort of growth.”
On Friday Australand launched a $400 million master-planned community for 25,000 people over 25 years called The Rise at Park Ridge in the Logan City Council area.
Australand’s Queensland general manger of residential growth Cameron Leggatt said the development targeted low-cost home and land packages ($280,000) and provide 13,000 local jobs over 25 years as part of 2450-hectare project.
“With housing affordability throughout Brisbane and South East Queensland out of reach for many Australians, The Rise is keeping the dream of home ownership alive,” Mr Leggatt said.
Professor Stimson warned that jobs growth needed to accompany residential growth if it pushed further west than Ipswich.
He said jobs growth remained concentrated in the Sunshine Coast to Brisbane to Gold Coast line.
“Over the years I have been quite a critic of the Southeast Queensland planning process, which has tried to force growth into that western corridor because all the economic data demonstrates all the jobs growth is along the linear corridor that stretch to the north and south of Brisbane.”
Unemployment figures show Ipswich’s unemployment rate marginally higher in May 2015 than Brisbane’s western suburbs.
Unemployment – May 2015
Brisbane’s southside – 5 per cent
Brisbane’s inner-city – 5.5 per cent
Brisbane northside – 5.6 per cent
Gold Coast – 6.1 per cent
Brisbane West – 6.3 per cent
Moreton Bay – 6.3 per cent
Sunshine Coast – 6.8 per cent
Ipswich – 7 per cent.
However Ipswich Mayor Paul Pisasale said Professor Stimson appeared to be unaware of new job developments in Ipswich.
Ipswich’s labour market statistics show unemployment beginning to fall from 9 per cent to 7.4 per cent, with 2600 jobs created since March.
“We have a massive amount of industrial, commercial and retail development including the largest concentration of transport and logistics companies in Australia with DB Schenker, Northline and TNT at Redbank,” he said.
Cr Pisasale said jobs were being created at the new HOLCIM project underway at Swanbank, the new GE Electrical building at Springfield Central and with the Orion Shopping Centre doubling in size.
“RAAF Base Amberley is also continuing to expand with a workforce of more than 5000,” he said.
“Ipswich and the western corridor has a major role to play in satisfying growth in Southeast Queensland.
“We can’t continue to simply concentrate growth within Brisbane and the coastal fringe if we think we will maintain the same quality of life.”
In May 2010 former premier Anna Bligh announced plans for three mega-cities in Southeast Queensland to provide homes for 250,000 people.
Those three cities – at Ripley (near Ipswich), Yarrabilba (south of Logan) and Bromelton – about six kilometres south of Beaudesert – are all underway
Auction tips: Why and when you should auction
WHEN it comes time to sell your property, the age-old argument of auction versus private treaty naturally comes to the fore.
There is no one best practice but the general consensus among property professionals is both type of housing and market confidence play pivotal roles.
Core Logic RP Data auctions spokesman Kevin Brogan crunched combined capital city data over the 12 months to November 2015 and found higher valued and more unusual properties were taken to auction.
“If you have a house in a street and there are 10 others like it, you have a pretty good idea of what it’s worth,” Mr Brogan said.
“But if it’s unique or unusual you might not be able to pick what it’s worth so you take it to auction on the proviso there’s enough interest.
“Looking at the combined capital city data over the past 12 months to November, you see the general median price of houses that sold at auction is about $950,000.
“Sold by private treaty that median is $530,000, so that tells you a story about types of properties taken to auction.”
Digging further into the Core Logic RP Data digits, almost half (45 per cent) of houses sold at auction sold at a price of at least $1 million whereas only 12.5 per cent of houses sold via private treaty sold for more than $1 million.
“If you’ve got a property you think will be a successful property to take to auction, agents will tell you it offers the maximum chance of success,” Mr Brogan said.
“If you’ve got interested parties it brings matters to a head so it’s a very effective tool.”
Market analyst and buyers’ agent Simon Pressley of Propertyology agrees with Mr Brogan, adding strength of market is key.
“When I would go to auction would be in a rising market when you could be confident there’s going to be competition because of the state of the market, look at Sydney last year,” Mr Pressley said.
“And other times, it might be best if there’s something niche about it.
“That’s often why more expensive homes go to auction because it’s harder to compare $3 million homes to other $3 million homes.”
News Corp columnist and Ray White auctioneer Haesley Cush believes any property can and, with the right marketing, should be auctioned as long as the agent knows what they’re doing.
“Auction allows buyers and potential buyers to judge a property on the features and benefits without price involved,” he said.
“The alternative is that buyers disregard properties all the time based on a listed price attached to photos only to find it’s eventually sold for a price they would’ve paid.
“The stats we carry show auctions get more buyers through the door because they don’t have a price and are usually better promoted.”
Mr Haesley said auctions open up a pool of possibility rather than capping a property by price.
“If your property has no price on it, the value is the value you attract,” he said.
“Alternatively, if you put a price on it and it’s the wrong price then you’re wasting advertising money and time.”
TOP AUCTION TIPS FOR VENDORS:
• Visit your local Office of Fair Trading or Real Estate Institute website to educate yourself about auction rules and the process
• Experience is key so go to auctions to see how they work and what’s involved
• Research the market value of your property
• Select a realistic reserve price
• Only auction with experienced auction agents
• Talk to your agent and be honest with your feelings as it’s their job to support you through the process
• Don’t be disappointed if your property fails to sell on auction day. It is not a wasted effort.
Original Published On: http://www.couriermail.com.au/
Construction Begins On Sunshine Coast CBD
Construction officially began today on a new central business district for the Sunshine Coast, which is forecast to create more than 30,000 permanent jobs in the region by 2040 and provide a $5.9 billion boost to the Queensland economy over the project‟s 20-year life.
Premier Annastacia Palaszczuk turned the first sod on the prime 53-hectare SunCentral Maroochydore development site, which promises to showcase excellence in urban design, technology and innovation, including some Australian firsts, such as automatic waste collection.
SunCentral Maroochydore‟s Chief Executive Officer John Knaggs said the unique development represented a coming of age for the region.
“The Sunshine Coast is already the second highest performing regional economy in Queensland and the fifth highest nationally,” Mr Knaggs said.
“With the $1.8 billion Sunshine Coast University Hospital due for completion at the end of this year along with the planned expansion of the Sunshine Coast Airport, the new city centre at Maroochydore will ensure we are rising to the challenge of growth, with a clear focus on jobs.
“The Sunshine Coast population has risen from 65,000 to 335,800 in the past 40 years and by 2040, well over half a million people are likely to call the region home.”
The Council-owned land would deliver more than $300 million in public space and infrastructure to the people of the Sunshine Coast.
Sunshine Coast Mayor Mark Jamieson said the site on the former Horton Park Golf Club would be transformed over the next two decades to include commercial buildings, destination retail outlets, a premium hotel, civic facilities and an exhibition, convention and entertainment centre, with 40 per cent of the new city centre site dedicated to waterways and parkland.
“This is Australia‟s only greenfield CBD within an existing urban area, which provides us with the opportunity to build from scratch, a city centre that is able to meet the needs of people both now and in the future,” Mayor Jamieson said.
“Applying our smart city framework – which includes digital solutions for the management of street lighting, car parking, water, power and signage that is detected by smartphones and other technologies, and where rubbish bins are emptied via automated underground tubes means SunCentral Maroochydore will become a nation-leading destination for innovative businesses.
“Importantly, given its significance to the Sunshine Coast, this is a project owned by the community. Independent expert analysis suggests our new city centre will grow our local economy by $4.4 billion over the life of the project.”
SunCentral Maroochydore‟s CEO said the project was vital to preventing urban sprawl on the Sunshine Coast and would deliver a viable commercial hub, public recreational facilities and an interconnected city.
“Urban sprawl has been a challenge on the Sunshine Coast for decades and SunCentral Maroochydore is about consolidating future development and delivering an outstanding city centre,” Mr Knaggs said.
Originally Published On: http://www.theurbandeveloper.com/
Coast real estate experts say property still on the rise
REAL estate identities say the Sunshine Coast market will continue to grow steadily, regardless of reports that the housing cycle has peaked.
Investment bank Morgan Stanley released research this week calling the peak and forecasting a slowdown in price growth, followed by a negative impact on building activity next year. (more…)
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