Smaller lots, taller towers: state steps in to shake-up Redland housing strategy
Taller towers, smaller lots, fewer carparks and less building on the bay islands are some state government planned actions for pushing up housing densities in a bayside city.
Redlands Coast
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A bayside city, which came under state government fire over its housing strategy, is likely to be forced to slash its minimum lot size, increase its apartment height limits and curb island development.
The state government revealed the new measures in a draft housing strategy proposed for Redland City Council, published on Tuesday.
The 73-page document lists 26 actions that the state government planning department wants the council to implement to improve the supply of homes and increase housing diversity.
The measures are still open to public review until next month before the strategy is finalised early next year, when Redland council will be forced to amend its town plan to include any adjustments.
Under the proposed strategy, minimum lot sizes in low-density residential zones near city centres will drop to as little as 200 sqm, well under the current minimum lot size of 400 sqm for that zoning.
The strategy plans to increase height limits for residential towers from three storeys to seven for developments within 800m from the edge of medium-density residential zones at Capalaba, Cleveland and Victoria Point.
Currently, the maximum building height in a residential zone in the city is 22m at a tower at Capalaba.
Building heights of up to three storeys will also be allowed in low-density, low-medium density or general residential zones.
Another major change outlined in the strategy will be to review the number of obligatory car parks that developers must build to comply with residential and city centre regulations.
Currently, the minimum standard for the number of parking spaces for a three-bedroom unit in a medium-density residential zone near a city centre is two carparks and 1.5 for a two-bedroom unit.
Those obligations are expected to decrease after the policy review.
There was some relief in the proposed housing strategy for bay island residents with the state announcing it wanted to “encourage housing growth” away from the islands.
“Analysis has estimated that under the current Redland City Plan, a proportion of housing growth will occur in the Southern Moreton Bay Islands with an identified ability to provide approximately an additional 1600 dwellings,” the draft said.
“The islands can’t be relied on to contribute to the housing growth for Redland, considering the existing environmental risks as well as limited access to services in comparison to the mainland.
“This draft strategy recognises the need to ensure that any additional growth on the islands is underpinned by strong up-to-date evidence of the islands’ capacity to accommodate growth safely and sustainably.
“This draft strategy recognises the planning context for the Southern Moreton Bay Islands and North Stradbroke.
“However, where possible, alternative locations on the mainland should be considered to encourage the growth modelled away from the islands.”
Contrary to what the council has suggested for southern Thornlands, the state government document identified the area as a proposed Urban Footprint expansion area.
“Subject to further land use investigations, southern Thornlands is expected to provide for both housing diversity and supply, as well as land needed for business and industry within the Redland LGA,” the strategy said.
“Should the development of southern Thornlands come to fruition, it is envisaged that this will provide a significant contribution to dwelling supply and diverse housing options for Redland.
“The Priority Development Area of Toondah Harbour in Cleveland has also been identified as an area to accommodate future population growth.
“This will solely be in the form of attached high-rise development.”
Redland city Council and the state government were both asked to comment on the draft Housing Strategy.
Capalaba MP Don Brown said people could have their say on the state government plans and provide feedback.
“The housing strategy is aimed at ensuring we can combat the lack of rentals, housing diversity and affordability currently in Redlands,” he said.
“I want to ensure that our young people don’t have to leave the city to find a unit, families aren’t moving due to a lack of rentals and our empty-nesters have options to downsize in the same suburb.”
Community organisation Redlands2030 spokesman Chris Walker said a month for public scrutiny was not enough time for residents to understand the ramifications of the proposed changes.
“Residents really need at least two months to get to grips with the finer details to understand how these planning changes will affected their lives.”
Southeast Queensland’s growth and planning challenges will be discussed at a community forum organised by the Southeast Queensland Community Alliance and the Royal Society of Queensland.
Expert speakers will include ShapingSEQ Update project team director Michelle Cottrell, the state government’s member of the Housing Expert Panel Amy Degenhart and QShelter’s strategic research team manager Rachel Gallagher.
The alliance includes community associations Redlands2030, Gecko Environment Council, Brisbane Residents United and OSCAR, which represents Sunshine Coast community groups.
The seminar will be at the Queensland College of Art, Griffith University, South Bank on October 21 from 9am.
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