Goolwa residents say town can’t cope with proposed 2500 new homes – and fear 5500 in total

A proposed 2500-home estate north of Goolwa would place enormous pressure on the town, locals say – as questions loom over minimum block sizes.

Goolwa residents say a proposed housing development could bring up to 5500 new homes, end up as a “satellite city” and place undue pressure on the small town.

The state government opened 241ha of land for housing in May, with a developer now seeking a code amendment they say would allow up to 2500 new homes over the next 25 years for Goolwa North.

Locals fear it could be close to 5500 and say Goolwa’s healthcare and wastewater infrastructure is already overcapacity.

Under one scenario, about 5 per cent of blocks would be 300sq m.

FutureUrban, for the land owner, said a variety of houses and block sizes would be allowed if the master planned township zone was approved.

They said “potentially” up to 2500 homes were planned, with an average of 100 new families each year to allow for gradual growth.

The section of land in Goolwa North that would be turned into housing under the proposed rezoning amendment.

“It is expected that a range of housing types and allotment sizes will be offered reflective of market demand when the land proceeds to development stage,” a spokesman said. “This may appeal to families, first home buyers, investors, and retirees.”

But Goolwa residents – who maintain they aren’t anti-development – say the town of 7600 people can’t cope with an extra 2500 homes, even over 25 years.

Planning consultant and long-time local Craig Rowe said the development would put “double” the town’s population within an area measuring a “quarter or a third” of the town itself.

“You’re going to put suburbia at the doorstep of Goolwa,” he said.

He said the proposal failed to include minimum allotment zones.

“Under the planning design code, masterplanned township zones are there to expand townships – what that zone does not have, like most other zones, is prescribed allotment zones.”

Planning documents reveal a scenario of between 300 and 800sq m dwellings.

“There’s also the ability to put two-storey flat buildings there, which would be out of character for the area,” Mr Rowe said.

The proposal calls for low-density buildings, which he said allowed for between one and 35 homes a hectare.

“Drive down a normal residential Adelaide street, and you’re looking at 10-12 houses a hectare,” he said.

The land north of Goolwa where the 2500-home housing estate would go. Picture: Supplied

The proposed housing estate at Goolwa North. Picture: Supplied

“This gives you an idea of the scale they could potentially put in there. It could become 4000 houses – and there is another 100ha adjacent to the land that could be rezoned for another 1500-2000 houses. So we’re looking at between 2500 to 5500 houses.”

Goolwa didn’t have enough infrastructure for that many new homes that quickly, Mr Rowe said.

“There’s uncertainty regarding wastewater, potable water, electricity, stormwater … it’s all very iffy, all reliant on agencies still agreeing, still under negotiation.

“They’re suggesting moving the main road, train crossings, there’s a bypass road being suggested, they’re looking at six or seven roundabouts or traffic lights. There’s a lot of doubt.”

FutureUrban said new families will bring economic certainty to the region, higher council rates and lead to safer roads, better schools and more teachers, doctors and police officers.

“It is anticipated that infrastructure agreements for the future development will be in place, prior to any code amendment approval decision.”

Steve Schulze from the Save Goolwa Action Group said there was plenty of existing space within Goolwa.

“There’s a whole lot of urban-zoned land in Port Elliot, Middleton and Goolwa, land designed for the spread of those townships, land waiting to be developed.”

The community feared “another Mount Barker”, he said.

“That’s so strongly coming across. We don’t want to see another Mount Barker debacle, with gutter-to-gutter development and no greenery.”

Goolwa already struggled to get enough GPs and doctors, he said.

“They can’t get GPs down here. There is already increased demand and insufficient supply of GPs, and demand on hospitals and specialists,” he said.

He said the proposal lacked detail, and community consultation had been limited to just 10 hours, across three days, with appointments required. FutureUrban said it would still respond to questions via email.

Alexandrina Council Mayor Keith Parkes said council had already twice rejected housing estate plans for the area.

“If it gets up, there’s no control over what happens,” he said. “Because of the type of zoning they’re going for, you have no control over the size of the allotments.”

Mr Parkes said there weren’t enough jobs in Goolwa for that many extra people.

“We’re agricultural and tourism – and that’s seasonal. For seven to eight months of the year, it’s quiet.”

FutureUrban said the council itself had acknowledged a “housing availability and affordability crisis”.

“The new trend of people relocating from capital cities to regional areas is gaining momentum. Post Covid – migrating to a regional city and bringing your job with you is now a reality for most workers.”

A spokesperson for Planning Minister Nick Champion said the public consultation period ended on December 17.

“Residents are encouraged to use this process to make their views heard, and they will be taken into consideration during the deliberation process,” they said.

“Community views will be taken into consideration when an engagement report detailing submissions is presented to the Minister, once the consultation period ends.”

He said the state government’s housing infrastructure planning and development unit would support the rollout of vital infrastructure for major housing land releases.

“This agency is specifically tasked with ensuring all relevant services are in place to meet growing demand,” they said.

“This work will include increasing services and infrastructure around land development, while attracting new jobs and businesses to the area.

“All of the appropriate growth planning will be taken into consideration during the master planning process if the code amendment is approved.”