SEQ Targets ‘Gentle Density’ for 900,000 New Homes

Unlocking infill and high-density development sites will be crucial to the execution of the newly minted South-East Queensland Regional Plan, which aims to house an 2.2 million residents by 2046. 

The Shaping SEQ document, released on Friday, puts forward planning frameworks to alleviate the ongoing demand for housing in the area, with an additional 34,500 homes to be built every year to 2046. 

The new policy document is targeting gentle density on infill sites in south-east Queensland, which could include semi-detached housing up to three-storeys.

“The concept (gentle density) supports the core principle of minimising urban sprawl to protect the environment and maximise investment in services and infrastructure by building ‘up and in’ where appropriate instead of unconstrained sprawl into natural landscapes,” the report said.

It will also provide a framework for higher density in the ‘right areas’, where there is amenity including accessibility to jobs, transport, economic performance and greenery. 

Key growth areas will be identified as principal regional activity centres (up to 400 homes per hectare), major regional activity centres (up to 200 homes per hectare), and high frequency public transport stops (up to 150 homes per hectare).

“The framework provides opportunities to identify areas of existing or future high amenity where under-supply is occurring to inform appropriate zoning and built-form outcomes needed to support future growth,” the Shaping SEQ 2023 report said. 

“It also assists in identifying areas or localities where components of amenity (for example, accessibility or servicing) are lacking or deficient to inform relevant policy interventions for particular areas in collaboration with local governments.”

Housing supply diversity 2021 vs 2046

▲ Source: Qld government

It also sets out some future residential growth corridors at Westbrook and Highfields in Toowoomba, Lanefield and Glamorgan Vale in the Ipswich region, Halls Creek on the Sunshine Coast, Buccan at Logan, and Mundoolan and Beaudesert East in the Scenic Rim. 

But little is being done to boost the state’s building capacity ahead of a significant health and renewable energy infrastructure program and the Brisbane 2032 Olympic Games. 

Outgoing Property Council Queensland executive director Jen Williams said that although the delivery of the SEQ Regional Plan was a crucial step in addressing the housing crisis, its implementation would be the moment of truth.

“The plan itself contains much needed dwelling targets and does not shy away from the challenge that we have in front of us to increase housing supply,” Williams said.

“But a plan by itself will not fix the housing crisis. How the objectives and goals within the document are achieved is what matters to Queenslanders.”

▲ Beaudesert East is among the identified growth corridors.

Williams said while the plan had focused on leveraging higher density apartment buildings, the reality was construction costs remained a choke point in delivery of stock.

“As such, it is vital that new greenfield development is not ignored by state and local governments as it will be essential in alleviating the pressure on the housing system, especially over the short term.

“If the government truly wants to unlock new housing supply, then it must consider how to increase the financial feasibility of projects whether that be through infrastructure charge discounts, tax incentives, or density bonuses.”

Top region-shaping infrastructure projects

Newly anointed premier Steven Miles said “Queensland’s decade of growth means that we need more homes than ever before”.

“And we need a plan that enables homes to be delivered when and where they are needed,” Miles said in his foreword in the report.

“ShapingSEQ 2023 responds to the national challenge of housing supply and affordability in a place-specific context for our region and in a way that protects our liveability but creates fairer opportunity for those wanting to live here.

“Accommodating 2.2 million more people in SEQ by 2046 will require almost 900,000 new homes and almost 1 million new jobs.”