Case Studies

Background

Griffith is a culturally diverse and vibrant city, situated around 570kms west of New South Wales and 360kms north-west of Canberra. Griffith forms part of the Riverina Murray region in NSW and is a key population and employment centre for the surrounding region. Griffith is supported by industries such as manufacturing, agriculture, health care and construction. Griffith is located within the heart of the Murrumbidgee Irrigation Area (MIA), which is one of Australia’s most productive agricultural regions. Griffith’ role in the MIA is integral to the region’s agricultural productivity, water management, research and innovation, and overall economic vitality. Leonard Road is a natural extension of the existing residential area of Hanwood and is located just south of Griffith.  

REMPLAN is supporting Stimson Advisory by undertaking Stage 2 of the assessment. Stage 1 was a residential opportunity assessment that was conducted to understand if there is an opportunity for the subject site to be developed as standard residential, prior to commencing the site-specific detailed assessment. As Stage 1 identified the opportunity to support residential development, Stage 2 was conducted to support the planning application.  

Project Goals

The aim of this assessment (Stage 2) is to produce a need and demand assessment to support the planning application. The proposed development creates an alternative for the market, and brings contemporary, diverse and affordable housing product within short commuting distance of Griffith. 415 lots bring a new mixture of lots less than 400m2, between 400m2 and 700m2, with some larger traditional lots greater than 700m2. This is not currently offered in approved subdivisions in Griffith and unlikely to be retrofitted to existing staged development. To date the existing market has not been presented such choice to support housing diversity.  

REMPAN’s Involvement

REMPLAN was commissioned by Stimson Advisory to undertake a needs and demand assessment to support the rezoning and residential development of the Leonard Road subject site located in Hanwood NSW. The needs and demand assessment provides an independent assessment of the supply and demand for residential land in Hanwood NSW, and more broadly Griffith LGA.

Results

Population forecasts are relatively comparable across the State and Council’s independent forecasts, however there is an underestimate of actual dwellings, primarily relating to the level of dwelling conversions. This results in approximately 66 new dwellings per year, not the 121 dwellings approved on average over the past five years, resulting in an under supply of dwellings which results in a limited supply of housing. The Griffith LGA has a demonstrated market and demographic driven demand for stock where 80% of sales have been on lots over 700m2 over the past ten years.  

The rezoning of the Leonard Road Release Area is needed to meet Griffith’s future land development. The sub-division of land creates more affordable plots in an area with lower incomes whilst providing good access to local and regional employment. There is a clear demand and need for the rezoning of the subject site to support the next wave of population growth and development in Griffith.