A further 500 lots are planned for Marys Mount over the next few years, taking up 91 hectares or 107 rugby fields.
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The statistic, revealed at a housing strategy workshop on Thursday, has prompted some to question whether the suburb should be absorbing the bulk of Goulburn’s growth.
Already, housing lots cover 82ha, with the council planning for more than 2000 in the longer term under its development control plan.
The council says the 500 blocks indicate adequate housing supply for the next five years and no immediate need for land rezoning.
But at Thursday’s workshop, convened by council planners to discuss Goulburn’s housing strategy, several called for more diversity and choice.
Mountain Ash Road resident and Goulburn Heritage Group member John Taylor said people wanted to buy both higher value housing and more affordable types.
“I don’t believe there’s enough choice out there. We need a mix ,” he said.
“...The general consensus is that Marys Mount could have been done better. I don’t want to quash that as an option but we also need to develop in other areas so it’s not just in one place.”
Mr Taylor feared the current strategy could also split Goulburn’s CBD, with a satellite commercial area at Marys Mount.
But more importantly, housing diversity was vital if the region was to properly target new residents.
“We know tree-changers look at this. If they’re given the choice, it helps put Goulburn at the front of their mind.”
Mr Taylor believed other centres like Bathurst and Orange were having greater success than Goulburn in targeting tree changers. He attributed this to negative connotations about the jail, historic perceptions of the cold weather and marketing pitched at “affordable housing,” which he said could be perceived as only luring certain people.
Others among the 15 community members who attended the workshop also called for greater emphasis on rural residential lots, particularly two hectare sizes.
The Housing Strategy is intended to guide residential development in and around Goulburn and Marulan for the next 20 years.
The strategy is focused on Goulburn’s and Marulan’s urban and fringe areas. Planners are inviting feedback in a series of workshops.
Business manager, planning and strategic outcomes, Emma-Jayne Leckie said this was critical to formulating a draft study that consultants would soon be appointed to complete.
Attendees were asked to consider housing affordability, infrastructure to support growth, the council’s role, social needs and opportunities, such as smaller-sized and more affordable homes, environmental considerations, the role of planning policy and planning principles to guide decision making.
Most believed the NSW Department of Planning and Environment’s projections of a further 5700 people over the next 20 years were too conservative. Currently, Goulburn Mulwaree’s population is 30,010. Planners said that between 2009 and 2017, 583 lots were approved at Marys Mount. This compared with 1303 dwellings approved in Goulburn from 2007 to 2017.
People agreed the region’s location was a selling card but also wanted Goulburn to keep its heritage character.
“We have to grow in the right way,” one attendee said.
Planners said Goulburn had capacity for 5900 more lots in its core area and 860 on its fringe.
Some called for greater activation of the CBD, with shop-top housing and cafes beneath. Acting environmental planning director Scott Martin said the Building Code of Australia and the National Access to to Premises Standard were regulatory frameworks holding back shop-top housing.
“A lot of premises were built 100 years ago and are not up to date. So when it comes to developing them, the cost often outweighs the benefit. The perception is that it’s too hard. So our challenge is to work with those people and debunk that theory,”
Ms Leckie pointed out that some developers in Goulburn were however undertaking such projects.
People also identified the importance of quality housing, including insulation, access to services, ‘walkability,’ open spaces, sustainable dwellings and heritage conservation. Cr Peter Walker suggested use of recyclable materials in housing construction, with the possibility of a model home being established. Others felt secondary dwellings, or granny flats, could expand the city’s housing capacity.
Denise and Ken Hogan were among those giving feedback. Mr Hogan said the issue was important to them because Goulburn was the only place they wanted to invest.
“I think Goulburn has to accept a diversity of housing to meet all needs,” Mr Hogan said.
“I thought Goulburn could end up as a retirement village because we are well placed to take more aged people. It’s an easy place to get around, facilities are at your fingertips and it’s ideally located. It’s a well planned city and we want to keep it that way.”
But Mr Hogan said the city was almost “subjected to” developing northward, around Marys Mount. He too called for more diversity and for the community to think outside the square on the city’s possibilities.
“A lot of coastal towns have the lifestyle but Goulburn has a great employment history and that will only grow. We can use our location to our advantage,” he said.
Mr Martin applauded the high quality of discussion. Another workshop with real estate agents and developers will be held on Thursday.
The draft strategy is expected to be placed on public exhibition in October and to be adopted by December/January.