Growth Management Strategy

Purposes of a growth management strategy

To ensure that growth takes place with adequate services and facilities

To develop settlement patterns that are orderly and efficient with defined limits

To avoid developing areas affected by natural hazards

To protect environmentally sensitive areas, cultural heritage & character

To maintain primary production and promote economic development

To support affordable & appropriate housing

To provide open space & recreation facilities

To facilitate efficient use & provision of energy

Policy

STATE

REGIONAL

Documents to inform growth management strategy

Growth indicators

Population change

structure

forecasts

and employment

approvals

capacity

Population change

6.1% increase since 2011 and 5.1% since 2016 to be 12,899 persons in 2021

 persons aged 55 years and above are just under half the population at 45.6% in 2021, up from 39% in 2011 and 42.8% in 2016

Half of the population is within the working age category of 20 to 64 years of age

Population change

Housing structure

There were 6,123 private dwellings in 2021. Of these, 85.4% were occupied

There has been a 16.4% decrease in the number of unoccupied private dwellings. This verifies that second homes and holiday houses have become permanently occupied as people relocated from capital cities during the pandemic

Occupancy rates vary across Federation LGA and have decreased from 2.3 persons per dwelling in 2016 to 2.2 persons per dwelling in 2021 for the LGA

88% of dwellings are separate houses. There is some variation in the proportion of separate houses across the three main towns with the highest being in Howlong. All dwellings in the villages are separate houses

The proportion of occupied private dwellings that are rented has decreased by 2.2% since 2016. Just under half of dwellings are owned outright and a third are under mortgage

Lifestages

Lifestage of Federation LGA population

Pre-school (0-4 years) School age/dependant (5-19 years) Working age (20-64 years) Retirement (65-74 years) Elderly (75+ years)

Growth forecasts

have forecast that there will be a steady increase of the population to 2041 with a total population of 13,287 persons and total change of 5.6% between 2021 and 2041

Growth is expected to peak in the period 2026 to 2031 with an increase of 1.9% in the numbers of persons in that period

Components of population change are due equally to births and migration into the LGA

the

year

Growth forecasts

Ageing of the population

Industry & employment

The labour force participation rate in 2016 was 51.3%. A high proportion of residents in Federation LGA were not in the labour force reflecting the high proportion of residents in the older age cohorts

The unemployment rate in 2016 was 4.9%

Agriculture, forestry and fishing accounted for the highest numbers of person employed at 16.6% followed by the manufacturing sector, health care and social assistance, retail trade and construction

The majority of agricultural land was used for dryland cropping with grazing on native vegetation predominant in the north-west of Federation LGA

DPI Agriculture has mapped the southern quarter of the LGA as state significant agricultural land. This corresponds with land that is irrigated

Development approvals

There have been 252 dwellings, 13 dual occupancy dwellings and 10 multi dwellings approved over the period 2017/18 to 2021/22

The bulk of these were in Corowa, Howlong and Mulwala with Mulwala accounting for 43% of all dwelling approvals

The average number of approvals across the 5 year period 2017/18 to 2021/22 in Corowa was 12, in Howlong was 14 and in Mulwala was 21.

The average number of approvals across the high growth 2 year period 2019/20 to 2021/22 in Corowa was 6, in Howlong was 7 and in Mulwala was 10.

The construction value of all approvals has declined each year from over $50 million in 2016/17 to just over $40 million in 2019/20

An average of 34 residential lots have been approved each year over the period 2017/18 to 2021/22

Construction value of approvals

$60,000,000

$50,000,000

$40,000,000

$30,000,000

Construction value of approvals

Challenges for growth

Rising prices and land shortages - There have been significant rises in land and house prices as a result of global factors including the COVID-19 pandemic, economic volatility and conflicts

Housing stress - Around 40% of households in Federation LGA have a very low to low income relative to the median of $1,187 per week. 35% of households are suffering rental stress and 15% are under mortgage stress

Housing diversity - 88% of dwellings in Federation LGA are separate detached houses and only 10% of housing is medium density such as townhouses, villas and flats. There is a mismatch between the range of housing and the needs of the population for more diversity in housing types

Rural living opportunities - Minimum lot sizes of 250, 100 and 400 hectares apply to subdivision for dwellings in rural zones. A review of minimum lot sizes is necessary to provide opportunities for rural living and rural residential development whilst ensuring food security is not threatened

Housing stress

Housing stress 2021

Corowa Howlong Mulwala Federation LGA

Housing diversity

Change in proportion of separate houses

Corowa Howlong Mulwala Federation LGA

Challenges for growth

Servicing constraints – There are shortfalls in the capacity of the reticulated water and sewerage systems to cater for growth in the three towns of Howlong, Corowa and Mulwala. Substantial upgrades and augmentation are required to cater for the existing population and expected growth. Impacts of heavy vehicles on regional and local roads are increasing and maintenance and upgrades to the road network are necessary. Funding needs to be found to carry out these works (presentation on 13 September 2022)

Natural environment and hazards – The presence of threatened species and potential flooding affects urban areas. Land supply estimates need to be revised downwards to account for these constraints. A lack of stormwater drainage infrastructure exacerbates the impacts of flooding on property and water quality of the Murray River and streams

Flooding

– PMF event Urana

Community engagement plan

st round – October 2022

workshop

Information sessions (Corowa, Howlong, Mulwala, Urana)

survey

round – first half of 2023

exhibition of the draft strategy for 28 days

display of the draft strategy on Council’s website and in community buildings

information sessions (Corowa, Howlong, Mulwala, Urana)

Thank you