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Explained: Key Changes In SEQ’s Regional Plan



Moreton Investor

A 25-year plan for the future growth of South East Queensland includes a modest 2.5 per cent increase in the new urban footprint, recognises the ‘missing middle’ of development and calls for a greater focus on future transport needs.

Leading consultancy group RPS has identified key changes in the draft SEQRP, which was released today and is expected to be finalised in mid-2017 after an extended period of public consultation.

The plan adds an extra 8,200 hectares of greenfield land to the urban footprint, most significantly a 3,200-hectare parcel of land at Beerwah East.

Other additions to urban land outside of 13,600 hectares added in planned growth areas since the 2009 regional plan include around 500-hectare parcels at Toowoomba South, Oakey Flat West and Beaudesert South.

In total, the region’s urban footprint has expanded approximately 7 per cent to 330,000 hectares, although only 2.5 per cent is land not previously identified for development.


There is also a change in the definition and proposed targets for infill and greenfield development with a move from the existing 50% infill – 50% greenfield target to now 60% infill – 40% greenfield.

RPS Principal – Planning, Cameron Hoffmann, said that while there would likely be debate about the extent and location of new urban footprint areas, first impressions of the draft SEQRP appeared to show a balanced effort to set policy directions and targets to accommodate the forecast population increase of 2 million people between now and 2041.

“This is the third instalment of the regional plan and makes further progress towards achieving a more diverse future housing mix together with appropriate transport, employment and environmental considerations,” Mr Hoffmann said.

“However, given the rapid rate of change we see today in everything from technology to lifestyle, it is vital that plans such as this and ongoing policy programs can be quickly reshaped to match,” he said.

Mr Hoffmann said another area receiving particular mention in the draft SEQRP was housing diversity with a call for a mix of dwelling types and sizes in both infill and greenfield locations.

“It advocates for the planning and delivery of ‘missing middle’ housing forms and provides a number of examples,” he said. “The ‘missing middle’ is really all housing types between the two extremes of high-rise apartment buildings and standard detached housing.

“More discussion about these other housing types – such as freehold terrace homes, duplexes, triplexes, medium rise apartments and ‘Fonzie flats’ – will also help people understand that higher density does not just equal high-rise.”

Other major changes in the draft SEQ include a recognition of the need to change the current approach to transport, adding a higher priority to public and active transport than outlined in previous plans.

It advocates more high-frequency passenger transport services that run at least every 15 minutes between 7am – 7pm, seven days a week, along with new trunk passenger corridors.

“The transport aspirations in this document are quite bold and will require more budget reprioritisation and innovative funding mechanisms than are currently being exhibited,” Mr Hoffmann said.

The draft SEQRP also identifies four new sub-regions covering metro, northern, western and southern areas that combine current local government areas.

“This is a sensible recognition of the similar characteristics within sub-regions, provides statutory weight to sub-regional directions and once again will require the state and local governments to work closely together to focus on better planning outcomes,” he said.

RPS is a leading Australian consultancy group focused on planning, urban design, economics, surveying, environment and landscape architecture.

Original article published at by Staff Writer 21/10/16

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Cost of Brisbane land lots fall 14pc as blocks shrink across the capital



Cost of Brisbane land lots fall 14pc as blocks shrink across the capital

6 & 8 Nabeel Place, Calamvale, was part of a 1,400sq m site that was split and re-split to see the development land gross profit of $500,000.Source:Supplied

THE cost of residential land in Brisbane fell a massive 14 per cent last year with lots on the Gold Coast now more expensive than the Queensland capital. But the devil’s in the detail.

New data by Oliver Hume found buying a block in Brisbane set buyers back $358,500 at the end of last year – a median price drop of 14 per cent in just 12 months.

Land on the Gold Coast was $25,700 more expensive than Brisbane, according to the latest Oliver Hume Quarterly Market Insights, with the glitter strip pulling off an 8 per cent rise in median lot price to $384,200.

But Oliver Hume senior research analyst Amanda Bittenbinder said Brisbane’s massive median price decrease was not because of a struggling market but the type of blocks that were coming to market.

“The Brisbane market is shifting towards smaller lot sizes, due to land availability and affordability,” she told The Courier-Mail.

“Our data shows that 48 per cent of project land sales in Brisbane over Q4 2017 were between 301-400sq m whereas the Gold Coast recorded 52 per cent of sales over 500sq m.”

She said the Gold Coast had a higher median lot size than Brisbane.

Broken down, the data showed “the rate per sqm in Brisbane was $899/sq m in Q4, whereas the Gold Coast recorded $513/sq m – that’s a difference of $386 per sq m”.

In the December quarter alone, 1,956 lots were sold in South East Queensland, a fall of 5.5 per cent that had more to do with stock availability than demand.

Agent Tom Zhang of Yong Real Estate said demand was outstripping supply in Brisbane.

One of his recent sales included 6 and 8 Nabeel Place, Calamvale, which was part of a larger 1,400sq m block that a developer had bought for $1.1m.

“A developer bought it, they subdivided the rear 800sq m out and further subdivided that into two 400sq m blocks. For 400sq m that was selling for over $400,000 each. Those two blocks at the back sold for $800,000 and he still has the front house that will sell for more than $800,000. So his total income of over $1.6m minus development costs still ends up a fantastic return in a short period of time.”

<a href="" title="">122 Roscommon Road, Boondall</a>, was split in two with each block on the market for over $350,000.

122 Roscommon Road, Boondall, was split in two with each block on the market for over $350,000.Source:Supplied

He said “small to medium developers are so hungry for this type of product”.

“It’s easy to sell the land. The normal homebuyer can’t afford big blocks but a 400sq m block they might be able to. The worry now is the low supply of empty blocks of land in Brisbane and in the southern suburbs like Sunnybank and Calamvale.”

Redland – which includes mainland suburbs like Capalaba and Alexandra Hills as well as island suburbs like North Stradbroke and Coochiemudlo Island – had SEQ’s third highest block cost. Its median land lot was $312,000, a figure that had dropped 3 per cent last year.

Popular Moreton Bay – which covers a large area including Caboolture and Redcliffe – saw a 4 per cent fall to $238,000, while the second cheapest land lots in SEQ came out of Logan where the median was holding steady at $230,475.

The cheapest place to buy land in the region was Ipswich ($199,500), though that’s changing rapidly with the area posting the second highest cost increase last year (4 per cent).

Despite low retail land supply and strengthening demand, the median land lot price in Queensland was fell slightly to $260,500, the Oliver Hume report said – mostly because of shrinking block sizes.

Median Retail Lot Price:

Moreton Bay $238,000 (-4%)

Redland $312,000 (-3%)

Logan $230,475 (0%)

Brisbane $358,500 (-14%)

Ipswich $199,500 (4%)

Gold Coast $384,200 (8%)

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The best brand new developments in south-east Queensland



The best brand new developments in south-east Queensland
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Property sales strong as Mango Hill house listed for $1.1 million



Property sales strong as Mango Hill house listed for $1.1 million

North Lakes is one of the top three outer Brisbane areas where property prices are appealing to more homebuyers, new figures reveal.

It was one of seven suburbs within the greater Brisbane region where more than 400 houses were sold in the past 12 months, according to new figures from CoreLogic.

Caboolture leads the pack with 492 houses sold, with Morayfield close behind with 452 sales.

North Lakes recorded 436 house sales during the period and all seven suburbs had median house ­prices of less than $490,000.

Amanda Pearce from Raine & Horne North Lakes said the area’s attractiveness for families was one of the main reasons people wanted to move here.

“When I’m talking to my clients and asking them why they are looking to move to North Lakes, there is usually more than one reason,” she said.

“They have heard that North Lakes is not just a community but a family and they want their kids to grow up where they can go to school with the same friends.

“More than 60 per cent of the North Lakes population are families with children.”

Ms Pearce said some of her clients were either moving from interstate to get away from city life, or because the suburb had everything they wanted nearby.

She said more than 680 houses, units and lots had been sold since January 1 last year.

“The change in the median house price in 2017 in North Lakes was at plus 3.28 per cent compared to the Moreton Bay region, which was plus 2.73 per cent,” Ms Pearce said.

Raine & Horne’s Adam Ingram said shopping and transport facilities also added to the attractiveness of the North Lakes area.

Matt Goodall from NVRE Agents at Narangba has a house at Mango Hill listed for sale for offers of more than $1.1 million.

He said as far as he knew nothing had previously sold for the magic million-dollar mark at Mango Hill.

“It is the first of its kind at the moment,” he said.

Mr Goodall said the two-storey house was a standout in the street, as it was on a slightly elevated block.

“It has a unique design and certainly won’t suit everyone that comes through,” he said.

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