“The Waters” Retirement Living Development Proposal

Transcription

“The Waters” Retirement Living
Development Proposal
Synergy Business Centre
PO Box 5335,
Wollongong NSW 2520
Level 1, 1 Burelli Street,
Wollongong NSW 2500
P: 02 4254 1054
F: 02 4254 1001
W: www.chamberdevelopments.com.au
Contents
Location
4
Access
5
• By Car
5
• By Bus
5
• By Train
5
• By Plane
5
Capacity
6
Council Support
8
Local Services and Activities
9
• Hospitals
9
• Shopping Centres
9
• The University of Newcastle
9
• Shortland Waters Golf Club
10
• The Forum Sport and Aquatic Centre
10
• Volunteering
11
• The Hunter Valley
11
Demographics
12
• Current Demographics
12
• Projected Population Growth
12
Retirement Living in Newcastle
13
Real Estate Sales History – Newcastle
15
• Median House and Unit Sales
16
• Recent Sales in Newcastle
16
Construction Schedule
17
Resources
17
Reports
17
Qualifier
17
Appendices
18
• Appendix A
18
• Appendix B
46
• Appendix C
55
• Appendix D
59
13 December 2011
CHAMBER DEVELOPMENTS 2
Chamber Developments is proud to
propose “The Waters” Retirement Living
Project for your consideration. We believe
this project has the opportunity to provide
a financially viable, sustainable and,
most importantly, engaging retirement
community for the population of Newcastle
and its surrounding suburbs.
“The Waters” (our working title) will be the
latest in resort-style retirement living for
discerning retirees who wish to pursue
their interests and hobbies in a modern,
sophisticated environment.
“The Waters” is perfectly positioned on the
grounds of a popular golfing facility. As part
of the development of the site, Chamber
Developments will be constructing a new
Golf Clubhouse which will feature a bistro,
gaming rooms, bar and conference facilities
as well as upgrading the golf course.
13 December 2011
Location
-“The Waters” in relation to NSW
“The Waters”
“The Waters” in relation to Newcastle
“The Waters”
The proposed “The Waters” Retirement Living Project is
situated on approximately seven hectares of land which
fronts the Shortland Waters Golf Club and adjoins the
University of Newcastle and “The Forum” Health and
Aquatic Centre. “The Waters”’ prominent location between
the University, Golf Club and Health and Aquatic Centre
13 December 2011
ensures residents will have access to a broad range of
activities outside of the environs of the retirement precinct
itself. Chamber Developments believe this unique location
will ensure the Village will garner much interest from
potential residents interested in pursuing active and fulfilling
lives in retirement.
Access
By Car
The proposed project is 12 kilometres from Newcastle CBD
and two hours from Sydney on the F3. The site is adjacent
to the F3 Sydney to Newcastle extension, ensuring ease
of access for families located in either city. In addition, the
thriving communities of Hunter Valley and Port Stephens
are also within easy distance of the project.
By Bus
Residents of “The Waters” Retirement Living Project will
enjoy ease of travel thanks to the well-serviced University
of Newcastle campus. The university is serviced by
regular buses to Newcastle and the surrounding suburbs,
including:
• Newcastle City
• Charlestown
• Lake Macquarie
• Glendale
• Cessnock / Kurri Kurri
• Raymond Terrace
• Medowie / Stockton
• Port Stephens
• North Coast.
By Train
The site is easily accessible by public transport with the
University / Warabrook Station only 500 metres away. This
station is fully disabled accessible. Trains leave regularly
from this station for:
• Newcastle City
• Maitland
• Lake Macquarie
• Central Coast / Sydney
• Taree / Dungog
• Upper Hunter Valley
• Brisbane.
By Plane
For inter-state and international families, Newcastle
Williamtown Airport is located approximately 25 kilometres
from the proposed site. It is one of the fastest growing
regional airports in Australia with over one million people
travelling via the airport in 2009.
13 December 2011
Capacity
“The Waters” Retirement Living Project is capable of providing the full range of accommodation options. Potential
residents will enjoy the flexibility of choice and can be assured there will be an accommodation type to suit their needs.
New Site Plan
13 December 2011
Chamber Development’s concept design is for:
Retirement living
1 Bed - Apartments: 5
2 Bed - Villas: 101
Apartments: 44
3 Bed - Villas: 76
Apartments: 7
4 Bed - Villas: 12
Sub total - Villas: 189
Apartments: 56
Total - 245
Aged Care
130-room aged care faciility
Community centre
These plans are a Concept Design and have been
developed by BHI Architects in response to Chamber
Development’s studies of the site and market.
13 December 2011
Shortland Waters Golf Club
Council Support
The site currently has Development Approval for the construction of tourist and residential units. However, Chamber
Developments believes that these plans are unsuitable and have therefore proposed layout which will require a new
Development Application.
Consultation with town planners Worley Parsons indicate that the proposed plan is within the purpose of the Newcastle
Environmental Plan 2003 (NLEP 2003) and the State Environmental Planning Policy Local Housing for Seniors or People
with a Disability, 2004 (Housing for Seniors SEPP). In initial discussions with Newcastle City Council, their Town Planners
advise that the proposed plan is much more sustainable than the previously approved plan. SCC approval has been
achieved, please refer to Appendix D.
13 December 2011
Shopping Centres
Residents of “The Waters” will have excellent access to
four local shopping precincts and centres within an eightkilometre radius of the site. These centres are:
• Shortland Shops – 400 metres away
• Stockland Jesmond Shopping Centre –
2.1 kilometres away
• Stockland Wallsend Shopping Centre –
4.4 kilometres away
• Westfield Kotara Shopping Centre –
8 kilometres away.
Local Services
and Activities
Hospitals
The Hunter region is serviced by a robust Hunter New
England Health Service which is currently investing $1.18
billion of State Government funds in the delivery of capital
works projects across the region. The Calvary Mater
Hospital is just 5.2 kilometres from “The Waters” and the
John Hunter Hospital is just 6.4 kilometres, in addition to a
number of day and private hospitals within a five-kilometre
radius of the project. “The Waters”’ location near excellent,
recently upgraded local hospitals will be very desirable to
potential residents.
The University of Newcastle
The location of “The Waters” adjacent to the University
of Newcastle offers residents the opportunity for further
learning and personal development on their doorstep.
The university is recognised as the leading tertiary
education provider in the Hunter Region. It prides itself
on its diverse demographic, with over half the enrolled
students being mature age. There is a thriving support
network for mature age students to ensure they get the
most out of their studies and university life.
Liaison between the Shortland Waters Golf Club and the
University in the preparation of the existing Development
Approval show that the university is extremely supportive
of the development of the course precinct. The University
foresees positive additional patronage of the University
facilities by residents as well as additional facilities for
the University attendees to utilise. At the time of writing,
Chamber Developments is awaiting a meeting with the
University to discuss the proposed plan.
Google Maps
Print
Notes
“The Waters”You can enter notes here.
Location of Local Hospitals in relation to
“The Waters” Retirement Living Project
B
D
Key
F
A Newcastle Private Hospital
B William Lane Day Hospital
A
C John Hunter Public Hospital
D Calvary Mater Hospital
C
E Lindgard Private Hospital
E
F Christo Road Private Hospital
2 km
©2010 Google - Map data ©2010 MapData Sciences Pty Ltd, PSMA - Terms of Use
1 mi
13 December 2011
Recreational
Activities
Shortland Waters Golf Club
Shortland Waters Golf Club is a privately owned club with
an 18-hole, par 71, 5,931-metre golf course. Established
in 1935, the course has a strong local history and was the
social mecca for nearby steelworkers.
In association with the development of the “The Waters”
Retirement Living Project, the Golf Clubhouse will be
completely rebuilt. In addition, the course itself will be
upgraded. The brand new facilities will draw golfing
enthusiasts to the area, and golfing retirees to the “The
Waters”.
The Clubhouse will provide residents of “The Waters”
with excellent services, including a bistro, bar and gaming
facilities. In addition there will be conference rooms which
residents can hire for events and functions.
The Forum Sport and
Aquatic Centre
“The Waters” is located just 200 metres from “The
Forum” Sport and Aquatic Centre. The centre is on the
grounds of the University of Newcastle and services the
fitness needs of students and residents of surrounding
suburbs.
The Centre has:
• An Olympic standard eight-lane, 50-metre
swimming pool which is heated in the winter
• Aerobics studios
• 90 group fitness classes a week in the pool
and studios
• Regular health and wellness seminars
• Private training studios
• Tennis centre
• Squash complex
• Five sport ovals.
Residents of “The Waters” will enjoy access to this
facility, with improved health and wellbeing through
fitness and physical activities.
13 December 2011
Volunteering
Chamber Developments recognises that giving something
back to the community will be important to many of the
residents of “The Waters”. Located in the immediate area
is the extremely popular Hunter Wetlands Centre, where
many local residents volunteer.
“The Hunter Wetlands Centre Australia is a vibrant
wetland ecosystem bursting with life. The site is regarded
as a wetland of national and international importance
and the centre enjoys a growing reputation for excellence
in wetland conservation, education and ecotourism.”
(Source: The Hunter Wetlands Centre website.) The
centre actively encourages volunteering and has an
extremely professional and robust volunteering network
for people wishing to contribute both indoors and
outdoors.
The Hunter Valley
“The Waters” is located 45 kilometres from the famous
Hunter Valley region – one of Australia’s oldest and
one of its most well-known wine regions. The Hunter
is a popular tourist and holiday location which features
over 60 restaurants, 120 wineries, 160 accommodation
venues and a vast range of activities, including visiting
cellar doors, antique stores or visiting historic towns and
indigenous sites.
In addition to being famous for food and wine, the Hunter
Valley has also made a name for producing some of the
most spectacular events. There are festivals celebrating
the local produce, such as Lovedale Long Lunch and
Semillon and Seafood and concerts featuring the world’s
top musicians, including Jazz in the Vines and Opera in
the Vineyards.
13 December 2011
Demographics
Current demographics
years of 55–64, with 2.6%, as shown in the table below.
(These figures are current to the last census in 2006.)
The total population of Newcastle and Hunter Region is,
according to figures released by Global PDC Demographics
and the Australian Bureau of Statistics, growing
significantly year on year, with an average growth rate of
0.6%. The most significant increase is in the pre-retirement
Newcastle
1996
0–14 years
These figures indicate there will be a strong on-going
market for retirement living as the pre-retirement segment
of the population moves into the retirement bracket.
2001
23,684
2006
24,336
Average Annual
Change 1996-2006
24,320
0.3%
15–24 years
21,614
20,545
21,757
0.1%
25–39 years
30,435
29,960
29,725
-0.2%
40–54 years
24,059
27,083
28,922
1.9%
55–64 years
11,339
12,342
14,623
2.6%
65+ years
Total
22,458
22,355
22,405
0.0%
133,589
136,621
141,752
0.6%
Demographics in the Region of Newcastle. Source: Australian Bureau of Statistics 1996 and 2006
The demographics of the Hunter region as a whole is
recognised to be aging. The ratio of the number of people
aged 65 years and over to the number of working age
people aged 15–64 years is higher in the Hunter Region
than anywhere else in NSW with 25 per cent compared with
21 per cent respectively. It has been recognised that the
“major challenges of the future … are the need to provide the
infrastructure and services required for the ageing population”
(“Newcastle and the Hunter Region 2008–2009”, Hunter Valley
Research Foundation, pg. 9, attached as Appendix B).
The Hunter Region has a higher percentage of over 55s
compared with NSW as a whole – 27.4% to 24.4%. As
can be seen in the table below, there are significant
percentage differences between the Hunter Region and
NSW, suggesting that there will be a greater demand for
retirement living in the Hunter than elsewhere in the state.
It is also worth noting that, according to the Hunter
Valley Research Foundation, there was an increase in the
male population in the older years over the last decade,
suggesting a substantial improvement in men’s health and
there is the expectancy that men’s health in the region will
continue to improve, placing an even higher demand on
retirement housing.
Hunter
Males
Females
NSW
Persons
Proportion
of Total
Population
Males
Total
Change
‘96–‘06
Proportion
of Total
Population
Females
Persons
Total
Change
‘96—‘06
55—59 years
6.5%
6.4%
6.4%
51.9%
6.2%
6.1%
6.1%
45.8%
60–64 years
5.5%
5.4%
5.4%
38.0%
4.9%
4.8%
4.8%
32.7%
65–69 years
4.4%
4.4%
4.4%
5.3%
3.9%
3.9%
3.9%
6.8%
70–74 years
3.1%
3.7%
3.4%
31.0%
2.6%
3.1%
2.9%
26.3%
75–79 years
3.1%
3.7%
3.4%
31.0%
2.6%
3.1%
2.9%
26.3%
80–84 years
2.1%
2.9%
2.5%
52.5%
1.8%
2.5%
2.1%
43.5%
85+ years
1.2%
2.6%
1.9%
71.6%
1.1%
2.3%
1.7%
61.6%
Total % of
population
22.8%
29.1%
27.4%
23.1%
25.8%
24.4%
Source: Australian Bureau of Statistics, Census for Population and Housing, 1996 and 2006
Projected population growth
The population of the Hunter Region is predicted to grow
in the coming decades, with the older population (ages 60
years and over) expected to increase from 21.4% of the
total population in 2006 to 27.9% of the total population
13 December 2011
by 2026. This will create a pressure on housing availability
in the retirement sector in particular and on organisations
providing aged care.
Retirement Living
in Newcastle
Chamber Developments completed a survey of retirement
villages in Newcastle and to confirm its findings
commissioned Robden Property Services to conduct
a survey and report on its findings (See Appendix B –
Robden Property Services and Capability Statement). The
report indicates there is currently a range of retirement
villages within a 25-kilometre radius of the proposed “The
Waters” Retirement Living Project.
The vast majority are villages that are 10 to 15 years old
although there are some new developments currently being
sold off the plan.
There appears to be ten main retirement villages within the
specified radius of “The Waters”. These villages are both
privately run and not-for-profits and offer varying standards
of living for residents.
Greenleaf Belmont North
This village is within 10 kilometres of “The Waters” and
is currently selling units in Stage 2 of the project. There
are currently 44 completed units in Stages 1 and 2 with
a planned total of 97 units when all stages have been
completed. This village is approximately five years old and
has seen reasonably strong sales with two-bedroom units
selling for an average of $415,000 and three-bedroom units
selling for an average of $435,000.
The units are average 90–100 square metres for a twobedroom unit with a single lock-up garage. In addition, some
units also have a parking bay or carport.
The site could be considered to have distant ocean views
from some spots, although the terrain is reasonably hilly and
while construction is ongoing, the landscaping is minimal. It
is located close to a moderate sized shopping centre.
Greenleaf Ashton Gardens,
East Maitland
This village is approximately 20 kilometres from Shortland
and was opened in 2003. Ashton Gardens consists of
57 two- and three-bedroom units. The prices of the units
are comparable to Belmont North. The village is located
adjacent to the New England Highway and is close to a large
shopping centre. The site does not have any advantageous
outlooks but does have a private hospital nearby.
Bayside, Bonnells Bay
Bayside opened in 1997 and is located approximately
15 kilometres from “The Waters”. The village is operated
by Lend Lease Prime Life, who have a large portfolio of
villages scattered up the eastern sea board.
It has 237 two- and three-bedroom units, with the twobedroom units currently selling for $300,000. Bayside is
located close to Lake Macquarie with many onsite facilities
including 24-hour call assistance, landscaped gardens
and a village bus. It is located five kilometres from a major
shopping area.
Sugar Valley
Sugar Valley is a new retirement living complex near
Sugarloaf Mountain for the over 55s, featuring a nine hole
golf course. Currently selling the first release off the plan,
Sugar Valley features free-standing, three-bedroom villas,
all approximately 93sqm.
Wangi Shores
Wangi Shores Retirement village is a new development
of 32 apartments located on the waterfront of Lake
Macquarie in the community of Wangi Wangi. The over-55s
development consists of two- bedroom apartments with
an internal floor space of approximately 110sqm, selling for
$489,000.
Community facilities offered as part of this development
include: swimming pool and spa; outdoor BBQ area;
activities room; library; outdoor chair lift; and village bus for
weekly shopping trips and excursions.
Currently, there is only one apartment left available for
purchase, indicating a strong demand for this over-55s
living in this price range.
Greenleaf Fullerton Cove
This is a proposed large complex located at Fullerton Cove.
Some ground works have been completed and villas are
currently being sold off the plan. Prices range from: twobedrooms for $420,000 and three-bedrooms for $515,000.
Please refer to the report in Appendix B for more details
about this development.
Greenleaf Terrace Gardens,
Raymond Terrace
Terrace Gardens is approximately 20 kilometres from
Shortland and was opened in 2005. It is smaller than the
other Greenleaf facilities with only 20 units on site and no
more construction is planned.
13 December 2011
Maroba, Waratah
Maroba is operated by a not-for-profit organisation
and is the only retirement living development within a
25-kilometre radius that has both low care and high care
facilities co-existing with independent living units on the
same site. Waratah is an inner suburb of Newcastle and
the village has views across Newcastle to the coast.
The independent living village first opened 10 years ago
and a second stage was completed in the last five years.
Maroba consists mostly of two-bedroom units with a few
one- and three-bedroom units. There are a total of 40 units
in the facility with two-bedroom units selling for $325,000.
There is a planned addition to the village of a five-storey
serviced apartment block with extensive city and coastal
views. These apartments will be two- and three-bedrooms
and up to 110 square metres. The operator is hoping to
achieve a yield in the vicinity of another 40 units, subject to
Council approvals.
Bolton Point RSL Care
Among the other villages in the area, the largest is
Bolton Point RSL Care with around 60 units on site.
These units have extensive views of Lake Macquarie
and are approximately 15 kilometres from Shortland.
The village underwent refurbishment approximately six
years ago. Sales of two-bedroom units is believed to
be in the mid-$300,000s, however the operator was not
in a position to reveal current prices due to the licence
agreement arrangement which sees prices matched to
clients’ wealth.
C A Brown Booragul
This is also a not-for-profit complex run by the Anglican
Church and has a high- and low-care facility attached.
Many of the units are more than 20 years old, however a
number were refurbished approximately eight years ago.
The village does not have any significant views and is
located close to the main northern rail line and is subject
to constant train noise. Prices in this village range from
the mid-$100,000s for an older one-bedroom unit to
$300,000 for newer two- and three-bedroom units.
Market observations indicate that prospective buyers
are requiring two-bedroom units as a minimum, with
three-bedroom units becoming increasingly popular as
this allows family and, more frequently, grandchildren
to visit and stay with ease and comfort. The not-forprofit sector is struggling to find a ready market with
ageing units. Yet some prospective residents regard
the Church organisations as providing continuity of
care from independent living units through to higher
care as they age.
The result is a split in the Newcastle market – Church
organisations which are operating retirement living
as complete campuses (including low and high care)
and private organisations which supply the market as
“Over 55” villages. The majority of these “over 55s”
villages offer a lifestyle to retirees, rather than aged
care. Prospective residents can be enticed from their
suburban homes to units providing the complex offers
an open and active lifestyle, with facilities that appeals
to an active and interested group of retirees.
13 December 2011
Real Estate Sale History –
Newcastle
Median house and unit prices in Newcastle have enjoyed
steady gains in the last ten years, with the median house
price rising from $357,000 in 2001 to $552,000 in 2011.
Units have also seen gains, rising from $309,000 in 2001
to $321,000 in 2011. In addition, as can be seen from
the graph below (with the exception of a traditional preChristmas dip), demand for the property in Newcastle is
meeting or outstripping supply.
Median sale prices in Newcastle
$500K
$400K
$300K
Median House Price
Median Unit Price
$0K
2002
2003
2004
2005
2006
2007
2008
2009
2010
Supply and Demand for properties in Newcastle
200
People looking (Demand)
Advertised properties (Supply)
1,500
150
1,000
100
500
50
0
13 December 2011
Mar 11
May 11
Jul 11
Sep 11
Nov 11
0
Median House and Unit Sales
Median House
Price
Year
House Price %
Change (YoY)
Unit Price %
Change (YoY)
Median Unit Price
2002
$370,000
3.6%
$369,000
19.4%
2003
$365,900
-1.1%
$449,000
21.7%
2004
$535,000
46.2%
$510,000
13.6%
2005
$346,750
-35.2%
$450,000
-11.8%
2006
$550,000
58.6%
$552,521
22.8%
2007
$555,000
0.9%
$445,000
19.5%
2008
$640,000
15.3%
$457,000
2.8%
2009
$600,000
-6.3%
$410,000
-8.9%
2010
$700,000
20.7%
$520,000
24.7%
Source: MyRPData.com
Recent Sales in Newcastle
Address
Price
Sale Type
Beds
Sale Date
706/21 Newcomen Street
Unit
$635,000
Normal Sale
-
18/11/11
10/75 King Street
Unit
$305,000
Normal Sale
2
14/10/11
14/75 King Street
Unit
$260,000
Normal Sale
1
14/10/11
202/2 Honeysuckle Drive
Unit
$475,000
Normal Sale
2
10/10/11
Unit
$725,000
Normal Sale
2
04/10/11
House
$725,000
Normal Sale
2
28/09/11
Unit
$369,500
Normal Sale
1
23/09/11
8 Carlton Street
House
$495,000
Normal Sale
2
22/06/11
2 Charlton Street
House
$495,000
Normal Sale
-
22/06/11
10 Carlton Street
House
$410,000
Normal Sale
2
17/05/11
18 Bond Street
Land
$780,000
Normal Sale
-
09/05/11
326 Wharf Road
House
$510,000
Normal Sale
3
07/03/11
25 Gibson Street
Land
$470,000
Auction
2
19/02/11
Normal Sale
4
27/01/11
33/1 King Street
Type
6 Noster Place
House
$1,000,000
Source: MyRPData.com
13 December 2011
Construction
Schedule
It is envisaged that “The Waters” project would be
constructed in stages. As Chamber Developments will
be required to rebuild the clubhouse and those golf
holes that will be consumed by the project, it will be
necessary to integrate construction schedules to allow
the uninterrupted operation of the golf club and course.
Resources
In the preparation of its projects, Chamber Developments
has an association with, and draws on the resources of:
• BHI – Architects
• Coffey Projects – Project Managers
• Dean Dransfield – Hotel and Resort Consultants
• HWL Ebsworth – Solicitors
• JBA – Urban Planning
• Miller & Miller Strategic Communications Consultants
• Mitchell Brandtman – Quantity Surveyors
• Project Surveyors – Surveyors
• Pure Projects – Project Management
• Richard Chamberlain – Golf Course Architect
Reports
The following reports were completed as part of two
Development Applications which were approved for
Tourism at Shortland Waters Golf Club. These reports are
to be updated as a requirement for the new Development
Applications for the redevelopment of the club house,
golfing facilities and The Waters Retirement Village. These
reports may be used to gain knowledge of the site and
will be made available on request.
• Bushfire Threat Assessment by Harper Sommer
O’Sullivan, dated July 2005
• Contamination Testing Report by Douglas Partners,
dated July 2005
• Drainage Plan & Report by Geoff Craig & Associates
• Ecological Assessment by Warren Brown, dated 11
July 2005
• Geotechnical Investigation by Douglas Partners,
dated July 2005
• Landscape Design Report by Verge Landscape
Architects
• Noise Impact Assessment by Hunter Land Holdings
Pty Ltd, dated July 2005
• Traffic Assessment Report by LB Dowling &
Associates Pty Ltd, dated 14 July 2005
• Robden Property Services – Retirement Living
Consultant
Qualifier
• Whelans Insites – Surveyors and Development
Consultants
This Development Proposal has been prepared solely for
information purposes. Neither Chamber Developments
or its advisers have independently verified all of the
information or data contained in this Development
Proposal. Certain information contained in this
Development Proposal has been supplied by Shortland
Waters Golf Club and consultants engaged by it. These
consultants are not presently engaged by Chamber
Developments.
• Worley Parsons – Urban and Town Planning
13 December 2011
Appendix A –
“Newcastle and the Hunter Region 2008–2009”, Hunter Valley
Research Foundation Report
13 December 2011
Population and demography
Age
distribution
and growth
1996 – 2006
Lower Hunter
The growth of the regional population is considered according to major subregions in the Hunter (the Lower Hunter, Upper Hunter and Other Hunter),
followed by a summary for the Region as a whole.
The population of the Lower Hunter totalled 493,462 persons in 2006. The
most populous local government areas (LGAs) were Lake Macquarie
(183,139) and Newcastle (141,752). Over the 10 years between 1996
and 2006:
• The population of the sub-Region grew at an average annual rate of 0.9
per cent, slightly higher than the rate for the whole of the Hunter Region
(0.8 per cent) and equivalent to the average rate of growth for the State.
• The fastest growing LGAs were Maitland and Port Stephens, increasing
at an average annual rate of 2.1 per cent and 1.7 per cent respectively.
• The slowest growing LGAs were Cessnock, where the population
increased at an average rate of 0.3 per cent per annum, followed by
Newcastle and Lake Macquarie, each with an average rate of growth of
0.6 per cent per annum.
The chart below compares growth rates in each of the Lower Hunter LGAs,
the sub-Region in total, the Hunter and State.
Details of the age
distribution in the Lower Hunter are provided in the table over.
Average annual rate of population change, Lower Hunter, 1996 - 2006
2.5%
2.1%
2.0%
1.7%
1.5%
1.0%
0.6%
0.9%
0.8%
0.9%
Lower
Hunter total
Hunter
NSW
0.6%
0.5%
0.3%
0.0%
Maitland
Port
Stephens
Newcastle
Lake
Macquarie
Cessnock
Source: Australian Bureau of Statistics, Census of Population and Housing , 1996 and 2006, Cat. No. 2068.0
Newcastle and the Hunter Region 2008 – 2009
13 December 2011
1
Age distribution and change, Lower Hunter, 1996 - 2006
1996
2001
2006
Average
annual
change
'96–'06
Cessnock
1996
2001
2006
Average
annual
change
'96–'06
Lake Macquarie
0-14 years
10,553
10,218
10,043
-0.5%
38,099
37,809
35,872
-0.6%
15-24 years
6,167
5,880
5,875
-0.5%
22,955
22,684
23,158
0.1%
25-39 years
9,744
8,999
8,707
-1.1%
35,613
34,004
31,326
-1.3%
40-54 years
8,951
9,820
9,725
0.8%
35,846
38,992
39,066
0.9%
55-64 years
3,557
4,354
5,575
4.6%
15,989
19,147
22,969
3.7%
65+ years
5,763
6,106
6,281
0.9%
24,223
27,679
30,748
2.4%
44,735
45,377
46,206
0.3%
172,725
180,315
183,139
0.6%
Total
Maitland
Newcastle
0-14 years
12,520
12,983
14,208
1.3%
23,684
24,336
24,320
0.3%
15-24 years
7,362
7,626
8,430
1.4%
21,614
20,545
21,757
0.1%
25-39 years
11,351
11,290
12,553
1.0%
30,435
29,960
29,725
-0.2%
40-54 years
10,111
11,664
12,960
2.5%
24,059
27,083
28,922
1.9%
55-64 years
3,628
4,717
6,495
6.0%
11,339
12,342
14,623
2.6%
65+ years
5,352
6,110
7,235
3.1%
22,458
22,355
22,405
0.0%
50,324
54,390
61,881
2.1%
133,589
136,621
141,752
0.6%
Total
Port Stephens
Lower Hunter total
0-14 years
12,258
12,791
12,585
0.3%
97,114
98,137
97,028
0.0%
15-24 years
6,220
6,501
7,101
1.3%
64,318
63,236
66,321
0.3%
25-39 years
11,157
11,026
10,056
-1.0%
98,300
95,279
92,367
-0.6%
40-54 years
9,679
11,654
12,577
2.7%
88,646
99,213
103,250
1.5%
55-64 years
4,868
6,361
7,933
5.0%
39,381
46,921
57,595
3.9%
65+ years
6,964
8,438
10,232
3.9%
64,760
70,688
76,901
1.7%
51,146
56,771
60,484
1.7%
452,519
473,474
493,462
0.9%
Total
Source: Australian Bureau of Statistics, Census of Population and Housing, 1996 and 2006, Cat. No. 2068.0
The age distribution shown in the table above illustrates the ageing of the
Lower Hunter population. Between 1996 and 2006:
• In the sub-Region overall, the population aged 40 and over increased (at
an average rate of 2.1 per cent per annum), while the population aged
below 40 declined (by 0.2 per cent per annum on average).
• Maitland was the only LGA in which the population aged below 40
increased (at an average annual rate of 1.2 per cent). Despite this
growth, the increase in the older population (3.4 per cent per annum on
average) substantially out-stripped that of the younger cohort.
• The size of the younger population (below 40) remained relatively stable
in Port Stephens and Newcastle, while it declined in both Cessnock and
Lake Macquarie at an average rate of 0.7 per cent per annum.
2
13 December 2011
• Among the under 40s, the age group with the greatest rate of decline (or
slowest rate of increase) was the 25 to 39 year olds, the age range in
which most women have children.
The chart below compares rates of growth of the under 40 and 40 and over
age cohorts in each of the Lower Hunter LGAs.
Average annual rate of change of the 'younger' and 'older' population cohorts, Lower Hunter, 1996 - 2006
4.0%
3.6%
3.4%
3.5%
Under 40
40+
3.0%
2.5%
1.5%
2.1%
2.0%
2.0%
1.7%
1.3%
1.2%
1.0%
0.5%
0.04%
0.0%
0.01%
-0.2%
-0.5%
-0.7%
-1.0%
Maitland
Port Stephens
Newcastle
Lake Macquarie
-0.7%
Cessnock
Lower Hunter
total
Upper Hunter
The population of the Upper Hunter totalled 50,152 persons in 2006, with
Singleton the most populous of the three LGA (21,940). Over the 10 years
between 1996 and 2006:
• The population of the sub-Region grew at an average annual rate of 0.2
per cent, substantially lower than the rate for the whole of the Hunter
Region (0.8 per cent) and the State (0.9 per cent).
• The fastest growing LGA was Singleton, the population of which
increased at an average annual rate of 1.1 per cent.
• The population declined in both Muswellbrook and the Upper Hunter
Shire, at an average annual rate of 0.1 per cent and 0.8 per cent
respectively.
The chart over compares growth rates in each of the Upper Hunter LGAs,
Details of the age
distribution in the Upper Hunter are provided in the table following.
13 December 2011
3
Average annual rate of population change, Upper Hunter, 1996 - 2006
1.5%
1.1%
1.0%
0.8%
0.9%
Hunter
NSW
0.5%
0.2%
0.0%
-0.1%
-0.5%
-0.8%
-1.0%
Singleton
Muswellbrook
Upper Hunter
Shire
Upper Hunter
total
Age distribution and change, Upper Hunter, 1996 - 2006
1996
2001
2006
Average
annual
change
'96–'06
Muswellbrook
1996
2001
2006
Average
annual
change
'96–'06
Singleton
0-14 years
4,038
3,664
3,695
-0.9%
5,311
5,119
5,366
0.1%
15-24 years
2,208
1,926
2,059
-0.7%
2,690
2,788
2,911
0.8%
25-39 years
3,716
3,339
3,171
-1.6%
4,793
4,504
4,575
-0.5%
40-54 years
3,030
3,105
3,209
0.6%
4,027
4,598
4,826
1.8%
55-64 years
1,108
1,273
1,560
3.5%
1,327
1,625
2,187
5.1%
65+ years
1,264
1,396
1,542
2.0%
1,609
1,875
2,075
2.6%
15,364
14,703
15,236
-0.1%
19,757
20,509
21,940
1.1%
Total
Upper Hunter Shire
Upper Hunter total
0-14 years
3,339
2,625
2,635
-2.3%
12,688
11,408
11,696
-0.8%
15-24 years
1,658
1,468
1,639
-0.1%
6,556
6,182
6,609
0.1%
25-39 years
3,005
2,266
2,279
-2.7%
11,514
10,109
10,025
-1.4%
40-54 years
2,940
2,635
2,815
-0.4%
9,997
10,338
10,850
0.8%
55-64 years
1,312
1,261
1,598
2.0%
3,747
4,159
5,345
3.6%
65+ years
1,817
1,589
2,010
1.0%
4,690
4,860
5,627
1.8%
14,071
11,844
12,976
-0.8%
49,192
47,056
50,152
0.2%
Total
4
13 December 2011
Upper Hunter population. Between 1996 and 2006:
• The size of the younger population (below 40) remained relatively stable
in Singleton, while it declined in both Muswellbrook and the Upper
Hunter Shire at an average annual rate of 1.1 per cent and 2.0 per cent
respectively.
• Among the under 40s, the age group with the greatest rate of decline
was the 25 to 39 year olds, the age range in which most women have
children.
The chart below compares rates of growth of the under 40 and 40 and over
age cohorts in each of the Upper Hunter LGAs.
Average annual rate of change of the 'younger' and 'older' population cohorts, Upper Hunter, 1996 - 2006
3.0%
2.7%
Under 40
2.0%
1.7%
1.6%
1.0%
0.0%
40+
0.6%
0.05%
-1.0%
-0.8%
-1.1%
-2.0%
-2.0%
-3.0%
Singleton
Muswellbrook
Upper Hunter Shire
Upper Hunter total
Other Hunter
The population of the Other Hunter area totalled 45,626 persons in 2006,
with Great Lakes the most populous LGA (32,764). Over the 10 years
between 1996 and 2006:
• The population of the sub-Region area grew at an average annual rate of
1.2 per cent, higher than the rate for the whole of the Hunter Region
(0.8 per cent) and the State (0.9 per cent).
• Great Lakes was the fastest growing LGA, increasing at an average
annual rate of 1.6 per cent. The population in Dungog rose at a
substantially lower rate of 0.4 per cent per annum on average.
13 December 2011
5
• In Gloucester the population declined at an average annual rate of 0.2
per cent.
The chart below compares growth rates in each of the Other Hunter LGAs,
Details of the age
distribution in the Other Hunter follow in the table.
Average annual rate of population change, Other Hunter, 1996 - 2006
2.0%
1.6%
1.5%
1.2%
1.0%
0.8%
0.9%
Hunter
NSW
0.4%
0.5%
0.0%
-0.2%
-0.5%
Great Lakes
Dungog
Gloucester
Other Hunter
total
Age distribution and change, Other Hunter, 1996 - 2006
1996
2001
2006
Average
annual
change
'96–'06
Dungog
0-14 years
1996
2001
2006
Average
annual
change
'96–'06
Gloucester
1,834
1,813
1,701
-0.8%
1,113
987
874
-2.4%
15-24 years
854
864
873
0.2%
508
438
422
-1.8%
25-39 years
1,643
1,455
1,266
-2.6%
901
753
625
-3.6%
40-54 years
1,554
1,843
1,884
1.9%
958
1,016
1,029
0.7%
55-64 years
803
952
1,081
3.0%
577
621
786
3.1%
65+ years
1,032
1,110
1,257
2.0%
829
936
1,064
2.5%
Total
7,720
8,037
8,062
0.4%
4,886
4,751
4,800
-0.2%
Great Lakes
Other Hunter total
0-14 years
5,518
5,513
5,263
-0.5%
8,465
8,313
7,838
-0.8%
15-24 years
2,381
2,653
2,869
1.9%
3,743
3,955
4,164
1.1%
25-39 years
4,652
4,372
4,004
-1.5%
7,196
6,580
5,895
-2.0%
40-54 years
5,091
6,115
6,393
2.3%
7,603
8,974
9,306
2.0%
55-64 years
3,673
4,726
5,139
3.4%
5,053
6,299
7,006
3.3%
65+ years
6,771
7,822
9,096
3.0%
8,632
9,868
11,417
2.8%
28,086
31,201
32,764
1.6%
40,692
43,989
45,626
1.2%
Total
6
13 December 2011
Other Hunter population. Between 1996 and 2006:
• The size of the younger population (below 40) declined in all LGAs, with
the rate of decline lowest in Great Lakes (0.3 per cent per annum on
average) and highest in Gloucester (2.7 per cent).
• Among the under 40s, the age group with the greatest rate of decline
was the 25 to 39 year olds, the age range in which most women have
children.
The chart below compares the rates of growth of the under 40 and 40 and
over age cohorts in each of the Other Hunter LGAs.
Average annual rate of change of the 'younger' and 'older' population cohorts, Other Hunter, 1996 - 2006
2.9%
3.0%
Under 40
2.2%
40+
2.7%
2.0%
2.0%
1.0%
0.0%
-1.0%
-0.3%
-0.8%
-1.2%
-2.0%
-3.0%
-2.7%
Great Lakes
Dungog
Gloucester
Other Hunter total
The Hunter
Region
In 2006 the population of the Hunter Region was 589,240 persons,
approximately 9 per cent of the State total of 6.5 million. The charts over
present population growth rates for all Hunter Region LGAs over the decade
from 1996 to 2006:
• The fastest growing, at rates above the regional and State averages,
were: Maitland (at an average annual rate of 2.1 per cent), Port
Stephens (1.7 per cent), Great Lakes (1.6 per cent) and Singleton (1.1
per cent). In all other LGAs the population increased at a relatively slow
rate, or it declined. There were declines in Muswellbrook (at an average
annual rate of 0.1 per cent), Gloucester (0.2 per cent) and the Upper
Hunter Shire (0.8 per cent).
13 December 2011
7
• Maitland is the only LGA in the Hunter in which the population aged
under 40 increased, though the rate of increase of this group was
substantially lower than for the over 40s (1.2 per cent per annum on
average compared with 3.4 per cent respectively).
• The younger population was relatively stable in Singleton, Port Stephens
and Newcastle, and it declined in all other Hunter LGAs. Rates of
decline in the under 40 age cohort were greatest in Muswellbrook (1.1
per cent per annum on average), Dungog (1.2 per cent), Upper Hunter
Shire (2.0 per cent) and Gloucester (2.7 per cent).
Average annual rate of population change, Hunter Region, 1996 - 2006
2.5%
2.1%
2.0%
1.7%
1.6%
1.5%
1.2%
1.1%
1.0%
0.6% 0.6%
0.5%
0.9%
0.4% 0.3%
0.8% 0.9%
0.2%
0.0%
-0.1% -0.2%
-0.5%
-1.0%
SW
N
un
te
r
H
M
ai
Po
t la
nd
rt
St
ep
he
G
ns
re
at
La
ke
s
Si
ng
le
to
n
N
ew
La
ca
ke
st
le
M
ac
qu
ar
ie
D
un
go
g
C
es
sn
M
oc
us
k
we
llb
ro
ok
G
U
l
ou
pp
ce
er
st
H
er
un
t
O
er
th
Sh
er
ire
H
u
Lo
nt
e
w
rt
er
ot
H
al
un
U
t
pp
er
er
to
ta
H
un
l
te
rt
ot
al
-0.8%
Average annual rate of change of the 'younger' and 'older' population cohorts, Hunter Region, 1996 - 2006
4.0%
3.6%
3.4%
2.0%
2.2%
1.7%
1.3%
1.2%
40+
2.0%
1.6%
0.6%
1.0%
0.0%
0.05%
-1.0%
0.01%
0.04%
-0.3%
-0.7%
-0.7%
-1.1%
-2.0%
-1.2%
-2.0%
-3.0%
te
r
uc
es
U
pp
e
rH
un
te
r
Sh
i
re
og
D
un
g
k
we
l
lb
ro
o
ck
M
us
es
sn
o
ac
M
C
qu
ar
ie
es
ak
La
ke
tL
G
re
a
N
ew
ca
s
tle
en
s
Po
rt
St
ep
h
et
on
Si
ng
l
M
ai
t la
nd
-2.7%
G
lo
2.0%
Under 40
2.9%
2.7%
3.0%
8
13 December 2011
The following table presents population totals and annual average rates of
growth for specified age groups in the Region and the State between 1996
and 2006:
• Rates of growth were similar in the Region and State although, on
balance, there was a small decline in the regional population aged under
40 (by an average of 0.3 per cent per annum), while there was a very
slight increase in this cohort in the State (by an average of 0.01 per cent
per annum).
• In the both the Region and the State there was a decline in the
population of 25 to 39 year olds, the age range in which most women
have children. The decline in the Hunter was greater than in the State.
• The rate of increase in the older population (aged 40 and above) was
slightly higher in the Hunter (2.1 per cent per annum on average) than in
the State (2.0 per cent).
The old-age dependency ratio is the ratio of the number of people aged 65
and over to the number of working age people between 15 and 64. This
ratio has been increasing over the past decade in both the Region and the
State, meaning that there are proportionally fewer working age people to
support the older, generally retired population. Moreover, the ratio is higher
in the Hunter than in the State: 25 per cent compared with 21 per cent
respectively in 2006. Major challenges for the future, now well recognised,
are the need to provide the infrastructure and services required for the
ageing population, and incentives to keep young people in regional areas.
See also the population projections at the end of this chapter.
Population age distribution and change, Hunter and NSW, 1996 - 2006
Hunter
NSW
1996
2001
2006
Average
annual
change
'96–'06
0-14 years
118,267
117,858
116,560
-0.1%
1,286,689
1,314,456
1,298,916
0.1%
15-24 years
74,617
73,373
77,103
0.3%
849,575
845,964
871,716
0.3%
25-39 years
117,010
111,968
108,281
-0.8%
1,397,074
1,400,152
1,365,729
-0.2%
40-54 years
106,246
118,525
123,402
1.5%
1,193,472
1,336,523
1,387,494
1.5%
55-64 years
48,181
57,379
69,948
3.8%
515,152
597,588
719,547
3.4%
65+ years
78,082
85,416
93,946
1.9%
764,244
831,896
905,777
1.7%
542,403
564,519
589,240
0.8%
6,006,206
6,326,579
6,549,179
0.9%
Total
1996
2001
2006
Average
annual
change
'96–'06
13 December 2011
9
Estimated
resident
population
2007
In the years between the Census the Australian Bureau of Statistics
publishes limited, estimated resident population (ERP) data, with the
estimates in respect of June each year. The table below shows ERP data
for 2006 and 2007. Note that the Census and ERP data are not strictly
comparable. In 2007, ERP data indicates that:
• The population of the Hunter Region increased by 1.1 per cent from the
previous year, a faster rise than the long-term average of 0.8 per cent
per annum indicated by the Census (between 1996 and 2006).
• The faster short-term population rise was the result of higher growth in
the Lower Hunter (1.2 per cent between 2006 and 2007 compared with
the decade average of 0.9 per cent per annum) and Upper Hunter (0.6
per cent compared with the decade average of 0.2 per cent), and lower
growth in the Other Hunter (0.7 per cent compared with the decade
average of 1.2 per cent)
• In 2007 population density was highest, by far, in Newcastle, at 822
persons per sq. km. The next most densely populated LGAs were Lake
Macquarie (300) and Maitland (170).
• LGAs in the Upper Hunter and Other Hunter were much less densely
populated than those in the Lower Hunter. The least dense were the
Upper Hunter Shire and Gloucester (each with 1.7 persons per sq. km).
Estimated resident population growth and density, Hunter and NSW, 2007
Change
2006–
2007
%
Prop'n of
total 2007
%
Area
Sq. km
Population
density
Persons/
sq. km
2006
No.
2007
No.
48,265
48,985
1.5%
7.8%
1,966
24.9
191,955
193,092
0.6%
30.9%
644
299.8
64,793
66,530
2.7%
10.7%
392
169.7
149,075
150,357
0.9%
24.1%
183
821.6
63,408
64,698
2.0%
10.4%
858
75.4
517,496
523,662
1.2%
83.9%
4,043
129.5
Muswellbrook
15,944
16,039
0.6%
2.6%
3,406
4.7
Singleton
23,005
23,258
1.1%
3.7%
4,896
4.8
Upper Hunter Shire
13,609
13,594
-0.1%
2.2%
8,071
1.7
Upper Hunter total
52,558
52,891
0.6%
8.5%
16,373
3.2
8,432
8,413
-0.2%
1.3%
2,251
3.7
Lower Hunter
Cessnock
Lake Macquarie
Maitland
Newcastle
Port Stephens
Lower Hunter total
Upper Hunter
Other Hunter
Dungog
Gloucester
4,985
4,971
-0.3%
0.8%
2,952
1.7
Great Lakes
33,982
34,359
1.1%
5.5%
3,376
10.2
Other Hunter total
47,399
47,743
0.7%
7.6%
8,579
5.6
617,453
624,296
1.1%
100.0%
28,995
21.5
6,817,182
6,889,072
1.1%
801,349
8.6
Hunter total
NSW
Source: Australian Bureau of Statistics, Regional Population Growth, Australia, Cat. No. 3218.0
10
13 December 2011
Gender
distribution
The table below shows the proportion of the total of all males, females and
persons in the Hunter and NSW in each of the specified age groups. The
final column for both the Region and the State indicates the change in the
total population for each age group between 1996 and 2006. In 2006:
• Of the total of 589,240 persons in the Hunter, approximately 49 per cent
were male (289,812) and 51 per cent were female (299,248). Between
1996 and 2006 the male population increased by 8 per cent, while the
female population rose by 9.3 per cent; the total population increased by
8.6 per cent. In the State the male population rose by 8.8 per cent, while
the female population increased at the same rate as in the Hunter. The
larger increase for males resulted in a slightly higher rate of overall
population growth in the State (9 per cent) than in the Region.
• In both the Region and the State the proportion of males exceeded the
proportion of females in all age categories below 30 years. Proportions
did not vary greatly between the genders for the 30-69 age ranges, but
thereafter there was a higher proportion of females than males in all
groups.
• Very high rates of growth are evident in both the State and the Region
for in the 'pre-retirement' age groups (between 45 and 64 years) and the
oldest age cohorts (75 years and over).
Population gender distribution and change, Hunter and NSW, 2006
Hunter
Males
Females
NSW
Persons
Proportion of total population
Males
Total
change
'96–06
Females
Persons
Proportion of total population
Total
change
'96–06
0-4 years
6.5%
5.9%
6.2%
-5.8%
6.7%
6.1%
6.4%
-1.8%
5-9 years
6.9%
6.3%
6.6%
-2.9%
6.9%
6.3%
6.6%
0.3%
10-14 years
7.3%
6.7%
7.0%
4.2%
7.1%
6.5%
6.8%
4.3%
15-19 years
7.1%
6.6%
6.8%
8.9%
7.0%
6.5%
6.7%
6.5%
20-24 years
6.5%
6.0%
6.2%
-2.2%
6.8%
6.4%
6.6%
-1.1%
25-29 years
5.6%
5.4%
5.5%
-11.0%
6.5%
6.4%
6.5%
-5.5%
30-34 years
6.2%
6.2%
6.2%
-6.0%
7.1%
7.2%
7.1%
-0.9%
35-39 years
6.6%
6.7%
6.7%
-5.8%
7.2%
7.3%
7.2%
-0.5%
40-44 years
7.0%
7.0%
7.0%
5.1%
7.4%
7.4%
7.4%
9.8%
45-49 years
7.2%
7.2%
7.2%
15.5%
7.2%
7.3%
7.3%
13.3%
50-54 years
6.8%
6.6%
6.7%
31.4%
6.6%
6.5%
6.6%
28.4%
55-59 years
6.5%
6.4%
6.4%
51.9%
6.2%
6.1%
6.1%
45.8%
60-64 years
5.5%
5.4%
5.4%
38.0%
4.9%
4.8%
4.8%
32.7%
65-69 years
4.4%
4.4%
4.4%
5.3%
3.9%
3.9%
3.9%
6.8%
70-74 years
3.6%
3.9%
3.7%
0.0%
3.1%
3.3%
3.2%
0.5%
75-79 years
3.1%
3.7%
3.4%
31.0%
2.6%
3.1%
2.9%
26.3%
80-84 years
2.1%
2.9%
2.5%
52.5%
1.8%
2.5%
2.1%
43.5%
85+ years
Total
1.2%
2.6%
1.9%
71.6%
1.1%
2.3%
1.7%
61.6%
100.0%
100.0%
100.0%
8.6%
100.0%
100.0%
100.0%
9.0%
13 December 2011
11
• While it is not shown in the table above, it is noteworthy that for these
older groups the male population in both the Region and State increased
at a significantly greater rate than the female population. This suggests
a substantial improvement in men’s health over the past decade.
Ethnicity
The tables below show the ethnic distribution of the Hunter and State
population, first in terms of residents’ country of birth and next in terms of
the language spoken at home. Both tables indicate a relatively low level of
ethnic diversity in the Hunter, as well as a changing ethnic profile in the
State and the Region.
Country
of birth
In 2006:
• Approximately 85 per cent of the regional population was born in
Australia, compared with 69 per cent of the State population.
• In both the Region and the State the largest proportion of non-Australian
born residents was from the United Kingdom, and a relatively high
proportion was from New Zealand.
• In the Hunter the bulk of the remaining non-Australian born residents
were from Europe, predominately Germany, Italy and The Netherlands.
The majority of former European nationals arrived in Australia prior to
1991.
• In the State a relatively high proportion of immigrants were from East
Asian countries (particularly China, Viet Nam, The Philippines, Hong
Kong and South Korea), Europe (Italy, Greece and counties in the former
Yugoslavia), as well as India and Lebanon.
Over the decade between 1996 and 2006 there were large increases in the
proportion of non-Australian born residents in the State from Iraq, India,
China, Thailand, South Africa, Bosnia and Herzegovina, and South Korea.
These increases have generally been reflected at the regional level, but from
a very small base number in 1996.
Language
spoken at
home
In 2006:
• Approximately 92 per cent of Hunter residents spoke only English at
home compared with 74 per cent in the State.
• The most frequently spoken non-English languages in the Hunter were
Chinese (mainly Cantonese) and Italian, followed by Macedonian and
Greek, and then German and Polish. The proportion of Chinese, Italian
and Greek speakers in the State was significantly higher than in the
Region.
• A high proportion of languages other than those shown in the table were
spoken at home in the State, though not in the Region. These include
Hindi, Korean and Turkish.
12
13 December 2011
Birthplace of residents of the Hunter and NSW, 2006
Hunter
No.
% total
2006
NSW
Change
'96–'06
% total
2006
Change
'96–'06
500,577
84.95%
5.5%
69.03%
2.7%
19,251
3.27%
-3.9%
4.06%
-7.8%
New Zealand
6,018
1.02%
16.8%
1.63%
20.9%
Germany
2,672
0.45%
-6.7%
0.47%
-4.4%
Italy
1,588
0.27%
-12.7%
0.84%
-16.6%
Netherlands
1,581
0.27%
-2.9%
0.29%
-12.3%
Philippines
1,456
0.25%
16.2%
0.88%
22.1%
South Africa
1,186
0.20%
102.0%
0.50%
57.2%
United States of America
1,142
0.19%
46.8%
0.33%
24.0%
China (excl. SARs and Taiwan Province) (2)
1,068
0.18%
33.8%
1.74%
74.0%
Former Yugoslav Republic of Macedonia
1,067
-5.8%
0.27%
-4.8%
-19.8%
Australia
United Kingdom (1)
0.18%
Poland
976
0.17%
-29.0%
0.23%
Malaysia
824
0.14%
-7.1%
0.36%
14.4%
India
822
0.14%
45.7%
0.87%
99.2%
Ireland
779
0.13%
22.1%
0.26%
-1.9%
Greece
777
0.13%
-11.0%
0.54%
-14.8%
Canada
649
0.11%
38.7%
0.16%
19.6%
South Eastern Europe, nfd (3)
551
0.09%
Croatia
509
0.09%
3.5%
0.28%
7.2%
Korea, Republic of (South)
413
0.07%
18.3%
0.51%
51.6%
Hong Kong (SAR of China) (2)
393
0.07%
-15.1%
0.59%
-1.5%
Papua New Guinea
383
16.8%
0.08%
-10.3%
Malta
355
18.7%
0.26%
-16.0%
Thailand
344
0.06%
81.1%
0.19%
62.6%
Fiji
343
0.06%
18.3%
0.44%
26.6%
Viet Nam
310
0.05%
-11.4%
0.97%
4.3%
Sri Lanka
307
0.05%
17.2%
0.29%
33.7%
Indonesia (4)
306
0.05%
19.1%
0.33%
24.5%
Singapore
237
0.04%
-16.8%
0.15%
32.6%
Egypt
218
0.04%
9.5%
0.26%
-2.9%
Japan
210
0.04%
19.3%
0.17%
9.8%
Bosnia and Herzegovina
205
0.03%
22.8%
0.11%
58.7%
Lebanon
118
0.02%
-21.3%
0.85%
6.6%
Turkey
104
44.4%
0.19%
6.0%
117.5%
Iraq
Born elsewhere (5)
Country of birth not stated
Total
0.06%
0.06%
0.02%
0.18%
63
0.01%
186.4%
0.31%
6,729
1.14%
21.9%
4.16%
20.1%
34,709
5.89%
113.4%
7.21%
121.4%
589,240
100.00%
8.6%
100.00%
9.0%
…See notes over
13 December 2011
13
(1) Comprises 'United Kingdom, nfd', 'Channel Islands', 'England', 'Isle of Man', 'Northern Ireland', 'Scotland' and
'Wales'.
(2) Special Administrative Regions (SARs) comprise 'Hong Kong (SAR of China)' and 'Macau (SAR of China)'.
(3) In 1996 was known as 'Yugoslavia, Former not further defined'. In 2001 was known as 'Yugoslavia, federal
Republic of'. In 2006, includes persons who stated their birthplace as Yugoslavia.
(4) In 1996 only, Indonesia included East Timor.
(5) Includes countries not identified individually, 'Australian External Territories', 'Inadequately described', 'At sea'
and 'Not elsewhere classified'.
Language
spoken at
home
(continued)
Between 1996 and 2006:
• The increase in the number of people who spoke only English at home
was substantially higher in the Region (6.7 per cent) than in the State
(2.4 per cent).
• In both the Region and State the proportion of residents who spoke
Croatian, German, Greek, Italian, Macedonian and Polish declined while,
in respect of other European languages, the proportion speaking French,
Serbian and Spanish rose. The proportion speaking Arabic and Asian
languages (especially Chinese, Tagalog/Filipino and Vietnamese)
increased, at a faster rate in the State than in the Hunter.
Language spoken at home by residents of the Hunter and NSW, 2006
Hunter
No.
Speaks English only
% total
NSW
Change
'96–'06
No.
% total
Change
'96–'06
542,185
92.0%
6.7%
4,846,670
74.0%
2.4%
626
0.1%
63.0%
164,986
2.5%
31.3%
77
0.0%
32.8%
1,945
0.0%
68.0%
Speaks other language
Arabic (includes Lebanese)
Australian Indigenous
Languages
Chinese languages
2,218
0.4%
7.3%
243,574
3.7%
44.4%
Croatian
575
0.1%
-8.6%
23,605
0.4%
-10.0%
Dutch
585
0.1%
0.5%
8,716
0.1%
-11.4%
French
501
0.1%
16.5%
15,183
0.2%
4.3%
German
1,355
0.2%
-34.2%
22,108
0.3%
-24.7%
Greek
1,497
0.3%
-3.7%
86,158
1.3%
-7.3%
Italian
2,067
0.4%
-5.7%
87,296
1.3%
-15.1%
Macedonian
1,867
0.3%
-11.1%
28,940
0.4%
-3.3%
Polish
1,012
0.2%
-28.2%
15,497
0.2%
-15.2%
Samoan
405
0.1%
-1.0%
12,908
0.2%
48.0%
Serbian
414
0.1%
20.3%
21,612
0.3%
31.5%
Spanish
694
0.1%
9.6%
49,557
0.8%
2.0%
Tagalog (includes Filipino)
810
0.1%
20.5%
47,477
0.7%
23.6%
Vietnamese
397
0.1%
5.6%
74,588
1.1%
32.3%
Other
4,134
0.7%
16.0%
158,966
2.4%
32.1%
Total
21,747
3.7%
1.5%
1,314,557
20.1%
20.4%
25,307
4.3%
98.3%
387,952
5.9%
111.8%
589,239
100.0%
8.6%
6,549,179
100.0%
9.0%
Language not stated
Total
14
13 December 2011
Indigenous
status
The table over presents the indigenous/non-indigenous composition of each
local government area (LGA) in the Hunter, and the Region and State in
total, in 1996 and 2006.
Growth
1996 – 2006
In 2006:
• In both the Region and the State indigenous people comprised a small
proportion of the total population (the final column in the table).
• The proportion of indigenous people in the Hunter was slightly higher
than in the State (2.6 per cent compared with 2.1 per cent respectively).
• Within the Hunter the highest concentration of indigenous people was in
the Upper Hunter sub-Region (3.4 per cent of the sub-regional total).
Muswellbrook had the highest concentration among all LGAs (4.8 per
cent of the LGA total).
• In the Other Hunter sub-Region indigenous people comprised 3.0 per
cent of the population, and 3.6 per cent of the Gloucester LGA total. In
this area there are significant Aboriginal communities in the towns of
Forster and Karuah.
• In the more densely populated Lower Hunter sub-Region the indigenous
population comprised 2.5 per cent of the total, though it was more
concentrated in Cessnock (3.5 per cent), the least urbanised LGA in the
sub-Region.
• In numerical terms the indigenous population was highest in the Lake
Macquarie (4,297) and Newcastle (3,021) LGAs.
Over the decade from 1996 to 2006:
• There was a very large rise in the Hunter’s indigenous population,
possibly partially related to more people identifying their indigenous
status. The number of indigenous residents increased from 9,295 in
1996 to 15,336, a rise of 65 per cent. The non-indigenous population
increased by 5.4 per cent, and the total population (including those who
did not indicate their indigenous status) rose by 8.6 per cent.
• The indigenous increases exceeded 85 per cent in the Muswellbrook,
Maitland and Cessnock LGAs, and 70 per cent in Port Stephens.
• In NSW there was a 36 per cent increase in the number of indigenous
people, a 5.1 per cent increase in the non-indigenous population and a
9.0 per cent increase overall.
The Australian Bureau of Statistics expects the Aboriginal population to
continue to increase at a substantially faster rate than the non-indigenous
population (see Australian Bureau of Statistics, Experimental Estimates and
Projections, Aboriginal and Torres Strait Islander Australians, 2001–2009
Cat. No. 3238.0.55.002).
13 December 2011
15
Indigenous status in the Hunter and NSW, 1996 and 2006
Indigenous
Year
No.
Change
'96–'06
Non-indigenous
No.
Change
'96–'06
Not stated
No.
Change
'96–'06
Indigenous
Change prop'96–'06 ortion of
Hunter
Total
No.
Lower Hunter
1996
865
Cessnock
2006
1,602
Lake
Macquarie
1996
2,763
2006
4,297
1996
866
2006
1,622
1996
1,861
2006
3,021
Maitland
Newcastle
1996
1,001
Port Stephens
2006
1,742
Lower Hunter
total
1996
7,356
2006
12,284
1996
383
2006
725
42,701
85.2%
42,686
1,170
0.0%
166,400
55.5%
171,787
57,728
3.2%
131,496
18.9%
55,938
67.0%
459,635
98.0%
2,529
184.2%
3,505
2.6%
48,815
74.0%
7,054
7,237
434,708
2,804
106.5%
110.8%
10,457
5.7%
21,542
3.3%
183,138
6.0%
2.3%
50,325
1.7%
61,879 23.0%
2.6%
141,754
1.4%
6.1%
2.1%
51,146
2.0%
60,484 18.3%
2.9%
452,521
106.0%
3.5%
1.6%
133,589
1,330
14.6%
46,206
1.9%
172,725
890
128,223
62.3%
63.9%
3,562
48,569
87.3%
1,918
44,736
493,461
1.6%
9.0%
2.5%
Upper Hunter
Muswellbrook
1996
380
Singleton
2006
581
Upper Hunter
Shire
1996
261
2006
401
1996
1,024
2006
1,707
Upper Hunter
total
14,363
89.3%
13,727
615
-4.4%
18,686
52.9%
53.6%
20,326
784
8.8%
1,030
369
12,074 -10.2%
500
46,490
46,127
25.4%
7,453
27.5%
691
13,441
66.7%
15,361
49.1%
35.5%
1,675
-0.8%
2,314
15,236
2.5%
-0.8%
4.8%
19,757
1.9%
21,937 11.0%
2.6%
14,071
1.9%
12,975
-7.8%
49,189
38.1%
50,148
128.3%
8,062
3.1%
2.1%
1.9%
3.4%
4.4%
2.1%
-1.8%
3.6%
Other Hunter
Dungog
1996
138
2006
173
1996
101
2006
171
1996
678
Great Lakes
2006
1,003
Other Hunter
total
1996
917
2006
1,347
1996
9,295
2006
15,336
1996
101,636
2006
138,506
Gloucester
Hunter
NSW
7,396
191
0.8%
4,637
69.3%
4,452
30,339
42,244
14.3%
36.3%
548,004
1,423
9.5%
2,034
66.2%
70.1%
13,325
5.4%
25,900
1.8%
4,887
17.4%
1,196
519,783
65.0%
175
856
38,585
46.9%
7,725
149
-4.0%
26,552
47.9%
436
4,798
2.1%
28,086
2.4%
32,765 16.7%
3.1%
40,698
2.3%
45,625 12.1%
3.0%
542,403
94.4%
589,240
5,726,496
178,074
6,006,206
6,019,399
5.1% 391,273
119.7% 6,549,178
1.7%
8.6%
2.6%
1.7%
9.0%
2.1%
16
13 December 2011
Indigenous
status
The table below shows the age distribution of the indigenous and nonindigenous population in the Hunter Region in 2006. It is evident that:
Age distribution
• The ageing of the overall population in the Region is not apparent in the
indigenous population.
In 2006 more than three-quarters of the
indigenous population was aged under 40, compared with 51 per cent of
the non-indigenous and total population.
• The relative youth of indigenous residents is most evident for the 0-14
years cohort, which comprised 38 per cent of the total compared with
20 per cent of the total for non-indigenous residents, as well as the 1524 years cohort (19 per cent compared with 13 per cent respectively).
• At the older end of the range, residents aged 55 and over comprised 9
per cent of the indigenous population, substantially lower than the 28
per cent for non-indigenous residents.
Age distribution of the indigenous and non-indigenous population, Hunter, 2006
Indigenous
Non-indigenous
Not stated
Total
No.
%
No.
%
No.
%
No.
%
0-14 years
5,865
38.2%
105,311
19.2%
5,384
20.8%
116,560
19.8%
15-24 years
2,972
19.4%
70,630
12.9%
3,497
13.5%
77,099
13.1%
25-39 years
2,822
18.4%
101,246
18.5%
4,214
16.3%
108,282
18.4%
40-54 years
2,365
15.4%
116,258
21.2%
4,779
18.5%
123,402
20.9%
55-64 years
766
5.0%
66,370
12.1%
2,812
10.9%
69,948
11.9%
64+ years
546
3.6%
88,189
16.1%
5,214
20.1%
93,949
15.9%
15,336
100.0%
548,004
100.0%
25,900
100.0%
589,240
100.0%
Total
Source: Australian Bureau of Statistics, Census of Population and Housing, 2006, Cat. No. 2068.0
Aboriginal
cultural groups
and local
planning
In November 2006, the NSW Department of Aboriginal Affairs published
ten Regional Reports about Aboriginal people and the government services
for each of the Regional Coordination Management Group regions of NSW.
The reports form part of the regional implementation of the Two Ways
Together program, and their purpose is to provide a snapshot of
demographic and service information about Aboriginal communities in each
region. This information will assist in service delivery, planning and
monitoring under Two Ways Together, and it will be used to inform the
development of regional action plans. The Hunter Regional Report can be
found at www.daa.nsw.gov.au/policies/RegReport.html.
Following are
some brief excerpts from this report:
• The Hunter Region is the traditional country of six Aboriginal peoples:
Awabakal, Birpai, Gaddhang, Gwaegal, Wonnarua, and Worimi. The
Region includes six main language groups: Awabakal, Birpai, Dainggati,
Darkinjung, Gwaegal and Kamilaroi.
• All local government councils in NSW are required to have social plans
that make specific mention of local Aboriginal communities and issues of
concern to them. Some councils also have management plans that cite
issues of significance for Aboriginal people under their jurisdiction, such
as places of cultural heritage significance.
13 December 2011
17
• One of the most comprehensive local planning documents dealing with
Aboriginal issues in the Region is Muswellbrook Shire Council’s Social
Plan 2005–2010 (2004). Within each of the target groups identified in
the plan there is a section on the specific needs and service delivery
gaps for Aboriginal people, and an action plan identifying objectives,
strategies, outcomes, timeframes, responsible officers, possible partners
and additional resources.
• Cessnock Shire Council’s Social and Community Plan 2004–2009 has
identified Aboriginal and Torres Strait Islander people as one of its target
groups for service delivery. The Council has constituted a Local Area
Planning Team (LAPT) of 24 members, which includes two identified
Aboriginal positions, and has compiled a comprehensive list of issues of
concern to Aboriginal people in the area, including transport, access to
services, domestic violence, health, education, housing, etc. The LAPT
has also compiled a range of actions and strategies to work with other
levels of government to help resolve these issues, however, the ongoing
status of this group is not clear.
• In its Community Plan 2003–2008 (2004), Gloucester Shire Council has
recommended that it helps facilitate an Aboriginal and Torres Strait
Islander Strategic Plan aimed at building on existing training and
employment programs in the LGA, and increasing the awareness and
uptake of members of this group.
Household
and family
structure
Household
relationships
Overall, the structure of household relationships in the Hunter closely
mirrors the State and the nation. As the table over shows, marriage was
still the most common household relationship in the Region in 2006, with
39.9 per cent of Hunter residents in a registered marriage. However, its
popularity has declined a little in the Region since the previous Census year,
with the proportion of married residents falling from 40.3 per cent in 2001.
In the State and nation the proportion of married residents increased
marginally over the period.
In contrast, the proportion of residents in the Hunter in alternative
household relationships has increased. Between 2001 and 2006 the
proportion of partners in de facto marriages rose from 5.4 per cent to 6.7
per cent, the proportion of lone parents increased from 4.7 per cent to 5
per cent, and the proportion of people living alone rose from 9.6 per cent to
10.1 per cent. There were similar rises over the period in the relative sizes
of these groups in the State and nation, however in 2006 the groups were
all proportionally larger in the Hunter. Conversely, the proportions of
dependent students (15-24 years) living at home, other related individuals
living under the same roof, and group households in the Region were lower
than in the State or nation.
18
13 December 2011
Household relationships in the Hunter (2001 and 2006),
and NSW and Australia (2006)
Hunter
No. (a)
%
2006
%
2001
NSW
%
Australia
%
2006
Husband or wife in
registered marriage
218,915
39.9%
40.3%
39.7%
39.2%
Partner in
de facto marriage (b)
36,783
6.7%
5.4%
6.1%
6.8%
Lone parent
27,493
5.0%
4.7%
4.6%
4.5%
Child under 15
110,225
20.1%
21.0%
20.2%
20.2%
Dependent student
(aged 15-24 years)
24,137
4.4%
4.4%
5.0%
5.0%
Non-dependent child
35,474
6.5%
6.1%
6.9%
6.3%
Other related individual
9,480
1.7%
1.7%
2.3%
2.1%
Unrelated individual living in
family household
3,862
0.7%
0.7%
0.8%
0.9%
Group household member
14,484
2.6%
2.8%
3.0%
3.2%
Lone person
55,656
10.1%
9.6%
9.5%
9.7%
Visitor (c)
(from within Australia)
12,310
2.2%
3.3%
2.0%
2.1%
548,819
100.0%
100.0%
100.0%
100.0%
Total
Source: Australian Bureau of Statistics, Census of Population and Housing, 2001 and
2006, Cat. No. 2068.0
(a) No. persons in occupied private dwellings. Excludes persons in 'visitors only' and
'other not classifiable' households.
(b) Includes same sex couples.
(c) Persons who were not at home on census night and stated their relationship in
another household as 'visitor'.
In the decade between 1996 and 2006 the number of lone parent
households in the Hunter rose by approximately 24 per cent, from 22,155
to 27,493. In 2006 the total number of lone parent households headed by
women (22,743) was almost five times greater than the number headed by
males (4,750). This difference peaks in the 35 to 44 years age bracket,
with 6,824 female-headed, lone parent households compared with 1,289
lone parent households headed by a male. This ratio reflects the fact that
children of parents who have separated or divorced tend to live with their
mother. See the chapter on Population and Demography.
Between 1996 and 2006 the number of lone person households in the
Hunter rose by more than 21 per cent, from 45,813 to 55,656. In 2006 a
greater number of lone person households in the Hunter were also headed
by females (30,311) than males (25,345). Unlike lone parent households
that are dominated by females throughout the life cycle, lone person
households are dominated by males in the 25 to 44 years age group. It is
not until the older age groups (55 years and over) that dominance shifts to
females when, due to ageing and mortality factors, women begin to form
the majority of persons in single occupant households.
13 December 2011
19
Types of
families
In 2006 there were 160,439 families living in the Hunter, an increase of
4.7 per cent from 153,296 in 2001. Of these families, the two largest
groups were couples without children (39.2 per cent) and couples with
dependent children (33.9 per cent).
Family structure in the Hunter (2001 and 2006), and NSW and Australia (2006)
Hunter
No. (a)
%
2006
%
NSW
%
2001
Australia
%
2006
Couple without children
62,834
39.2%
37.7%
36.0%
37.2%
Couple with dependent
children (b)
54,419
33.9%
36.0%
37.3%
37.0%
Couple with nondependent children only
13,532
8.4%
8.3%
8.9%
8.3%
One parent family
27,493
17.1%
16.6%
16.1%
15.8%
2,161
1.3%
1.4%
1.7%
1.7%
160,439
100.0%
100.0%
100.0%
100.0%
Other family
Total
Source: Australian Bureau of Statistics, Census of Population and Housing, 2001 and
2006, Cat. No. 2068.0
(a) Families in occupied private dwellings. Includes same sex couples.
(b) Couple families with children under 15 and dependent students.
While the proportion of couple families without children in the Hunter has
been rising (from 35.9 per cent of all families in 1996), the proportion of
couple families with dependent children has been declining (from 38.1 per
cent in 1996). In 2006 the proportion of Hunter families without children
was higher than in the State and nation, and the proportion with dependent
children was lower. These differences are likely to be partly due to the
older age profile of the regional population.
There has also been an increase in the proportion of one parent families in
the Hunter, from 15.1 per cent in 1996 to 17.1 per cent in 2006, with the
current proportion higher in the Hunter than in the State and nation.
20
13 December 2011
Population
projections
Determinants
of population
growth
Population change is determined by:
• Natural increase and decrease – the difference between the number of
births and deaths
• Migration – the movement of people into and out of an area.
At the national level population change will primarily be due to natural
increase and decrease, and broad projections of this component can be
reasonably made using historical trends. With stable or declining fertility
trends, any projections showing a large increase in the Australian
population will be based on large increases in the number of migrants
moving to Australia. This migration is under the direct control of the
Federal Government.
Projections are more difficult at the local government are (LGA) level since
they can be significantly influenced by developments in the area and
migration from one LGA to another.
For example, small coastal
communities may have little natural increase (the number of births and
deaths may be approximately equal), but a large number of retirees may
move into the area from larger metropolitan regions. Similarly, small rural
communities could suffer significant population loss as a result of outmigration, particularly if a major industry in the area closes. While local
governments may have some influence on the rate of in-migration based on
the amount of land zoned for residential expansion, this will only be the
case if there is a shortage of residential land.
The interaction of natural population increase/decrease, local migration and
the change in housing stock is reflected in changes in household size. For
example, a number of new houses may be built in an area indicating the
influx of new people. However, if an ageing population is resulting in
smaller households, the overall impact could actually be a declining
population in the area.
The HVRF
population
projection
model
Assumptions
The model developed by the Hunter Valley Research Foundation provides
projections for the total population of each LGA in the Hunter Region, as
well as the age distribution of these totals. The projections are based on
the following data and assumptions:
• Baseline population – the actual population 'usually resident' in each of
the Hunter LGAs on the night of the Census in 2006.
• Birth rates for each age group – for women aged between 15 and 49.
Because birth rates are not available at the LGA level, the rate for the
Hunter Statistical District has been used.
• Death rates for each age group – increase significantly after 75 years of
age. Because death rates are not available at the LGA level, the rate for
NSW has been used.
• The number of deaths in an area before a house becomes vacant and,
therefore, available for new residents. In the Hunter Region the 2006
Census indicates that, on average, there were 2.5 people in each
household. Therefore, two deaths have been assumed in this model.
13 December 2011
21
• The proportion of occupied private dwellings in an area – this varies
between LGAs, with holiday areas having a higher proportion of nonoccupied houses, which is then reflected in household size.
• The number of new dwellings built in the LGA – this is a major indicator
of in-migration at the local level. The model uses the average number of
new dwellings (houses and other residential) approved between 2001–
2002 and 2005–2006. However, these figures were arbitrarily reduced
in the model because in their unadjusted form they suggested an
increase in housing stock that was not supported by the count of
dwellings reported in the 2006 Census. The likely reason for the
difference between building approval data and the number of dwellings
reported in the 2006 Census was due to existing houses being knockeddown for a rebuild. A 'knock-down and rebuild' would count as a
building approval but would not add to the housing stock as measured
by the Census.
The model has also been adjusted for the redistribution of LGA boundaries
in 2004. The 2001 population of the newly formed Upper Hunter Shire
was calculated using the available Census collector districts to match the
boundaries of the new LGA. Building approvals data for the new LGA was
only published by the ABS from 2004-05 onward. Prior to this time,
building approvals of the three original LGAs (of Scone, Merriwa and
Murrurundi) were amalgamated to approximate those of the new Upper
Hunter Shire.
The projections presented below utilise the latest available data at February
2008. Annual adjustments are made to the projections as additional data
relating to birth and death rates, as well as building approvals, becomes
available each year.
Medium growth
projections
Output from the model shown in the table over indicates that the regional
population is projected to rise from approximately 589,000 persons in 2006
to just under 709,000 by 2026, representing an average annual growth
rate of 0.93 per cent over the two decades. This rate is higher than the
average of 0.8 per cent per annum which prevailed over the decade
between 1996 and 2006.
Over the next 20 years, of the five LGAs which comprise the Lower Hunter
(Cessnock, Lake Macquarie, Maitland, Newcastle, Maitland and Port
Stephens), Maitland (2.04 per cent) and Port Stephens (1.68 per cent) are
projected to have the highest average annual rates of growth. These rates
are approximately equivalent to the actual population growth between 1996
and 2006.
Of the remaining LGAs, Great Lakes (1.69 per cent), Singleton (1.19 per
cent) and Muswellbrook (0.81 per cent) are projected to have the highest
increases. LGAs with the lowest growth rates include Dungog (-0.28 per
cent) and the Upper Hunter Shire (0.21 per cent). The projections
represent a slight increase from historical rates for Singleton and Great
Lakes, and a reversal of the population declines recorded between 1996
and 2006 in both Muswellbrook and the Upper Hunter Shire. For Dungog,
however, the small increase in population between 1996 and 2006 is set to
turn into a decline.
22
13 December 2011
Medium growth population projections, Hunter local government areas, 2011 – 2026
2006
2011
2016
2021
2026
Average annual
growth rate
2006–2026
Cessnock
46,206
47,726
49,108
50,410
51,710
0.56%
Lake Macquarie
183,139
187,054
190,941
195,145
199,744
0.43%
Maitland
61,881
69,720
77,487
85,139
92,656
2.04%
Newcastle
141,752
147,143
152,380
157,428
162,332
0.68%
Port Stephens
60,484
66,360
72,212
78,212
84,369
1.68%
Lower Hunter total
493,462
518,003
542,128
566,332
590,812
0.90%
Muswellbrook
15,236
15,893
16,549
17,215
17,888
0.81%
Singleton
21,940
23,538
25,003
26,420
27,822
1.19%
Upper Hunter Shire
12,976
13,045
13,185
13,363
13,528
0.21%
Upper Hunter total
50,152
52,476
54,736
56,998
59,239
0.84%
Dungog
8,062
7,964
7,831
7,713
7,621
-0.28%
Gloucester
4,800
4,876
4,966
5,086
5,205
0.41%
Great Lakes
32,764
36,016
39,277
42,558
45,809
1.69%
Other Hunter total
45,626
48,856
52,073
55,357
58,634
1.26%
Hunter total
589,240
619,335
648,937
678,688
708,685
0.93%
Actual
Projections
Lower Hunter
Upper Hunter
Other Hunter
Source: Hunter Valley Research Foundation
Other projection
scenarios
The model allows for two other projection scenarios based on the level of
building approvals. High growth projections are based on an increase in
approvals 10 per cent above the calculated average for the period. A low
growth projection scenario is based upon dwelling approvals at a rate 10
per cent below the calculated period average.
Under the low growth scenario the regional population will rise by an
average of 0.82 per cent per annum to approximately 694,000 in 2026.
Under the high growth scenario, the annual average growth rate will be
1.03 per cent, with the population increasing to 724,000 in 2026.
Age distribution
The 2006 Census year was also the year in which the first of the 'baby
boom’ generation turned 60 years of age. This generation, predicted to live
longer than the preceding generation and reflected in increasing numbers in
Census figures, is projected to represent an increasing proportion of the
population over the next 20 years. For the Hunter Region, the figure over
shows the older population (aged 60 and over) increasing as a proportion of
the total Hunter population, from 21.4 per cent in 2006 to 27.9 per cent by
2026. Conversely, the proportion of people under 29 years of age is
projected to fall from 38.4 per cent to 35.0 per cent by 2026.
13 December 2011
23
Age distribution for medium growth population projections, Hunter Region, 2006 - 2026
Young (0 to 29)
Middle (30 to 59)
Older (60+)
100%
21.4%
23.4%
25.2%
26.8%
27.9%
40.3%
39.2%
38.5%
37.6%
37.0%
38.4%
37.4%
36.4%
35.6%
35.0%
2006 (actual)
2011
2016
2021
2026
80%
60%
40%
20%
0%
Source: Hunter Valley Research Foundation
These changes have implications for policy. It will be necessary to ensure
that limited resources and understanding of the needs of the older
generation do not detract from their quality of life. For example, the need
to reconsider the 'artificiality' of the retirement age has recently been
argued, in a population that is fundamentally healthy and living longer.
Lifting the pension age would allow people to be productive and remain in
the workforce longer. The merits of this argument will need to be balanced
against the desires of people who wish to retire. In respect of the younger
age cohort, the proportional decline in this group represents a reduction in
the population base from which the future workers of Australia must come.
Declining fertility rates may lead to changes to government migration policy
to maintain the workforce as the baby boomers continue to retire over the
next two decades.
Regional
developments
Population projections can be particularly difficult at the local level because
the main determinant of growth is not the birth or death rate, but rather the
decline or increase in residential development allowing for internal migration
within the Hunter Region and external migration into and out of the Region.
Two recent developments at the LGA level scheduled to commence in 2008
have the capacity to influence the regional population growth over the next
two decades and beyond.
• Huntlee – the first major new town in the Hunter for over 80 years.
Situated between Branxton and North Rothbury in the north-east of the
Cessnock LGA, the Huntlee development will see 7,200 residential
dwellings built between 2008 and 2025, and will cater for a population
of 20,000. In addition, 160 ha of employment lands are expected to
accommodate over 50,000 sq. m of retail bulky goods. For further
information on Huntlee see www.beyondtheplan.com.au/huntlee.
24
13 December 2011
• North Cooranbong – situated near Morisset at the southern end of the
Lake Macquarie LGA, the $650 million North Cooranbong housing
project is a joint agreement between Avondale College and the Johnson
Property group. The project is scheduled to commence in September
2008, with some 2,500 new homes expected to be built over the next
15 years to accommodate between 4,500 and 6,000 people. For
further information see www.johnsonpropertygroup.com.au.
See also the Construction and Property chapter.
Socioeconomic
indexes for
areas
(SEIFA)
The table on the following page presents SEIFA indexes compiled by the
Australian Bureau of Statistics. Each index summarises a different aspect
of the socio-economic conditions of the respective LGAs. All indexes have
been constructed so that relatively advantaged areas (for example, those
with many high income earners) have high index values.
The indexes are 'ordinal measures', not 'interval measures'. That is, they
can be used to order areas in terms of disadvantage, but any other
arithmetic relationships between index values may not be meaningful. For
example, an area with an index value of 1,200 does not have twice the
wellbeing of an area with an index value of 600. Similarly, the socioeconomic difference between two areas with index values of 800 and 900
is not necessarily the same as the difference between two areas with index
values of 1,050 and 1,150.
Details on compilation of the index numbers are available at:
Information Paper: An Introduction to Socio-Economic Indexes for Areas
(SEIFA), 2006, Australian Bureau of Statistics, Cat. No. 2039.0
http://www.abs.gov.au/ausstats/[email protected]/Latestproducts/2039.0Main%2
0Features12006?opendocument&tabname=Summary&prodno=2039.0&is
sue=2006&num=&view=
Socio-Economic Indexes for Areas (SEIFA) – Technical Paper, 2006,
Australian Bureau of Statistics, Cat. No. 2039.0.55.001
http://www.abs.gov.au/AUSSTATS/[email protected]/DetailsPage/2039.0.55.0012
006?OpenDocument
Socio-economic
disadvantage
This index is derived from attributes such as low income, low educational
attainment, high unemployment, jobs in relatively unskilled occupations and
other variables that reflect disadvantage. Relatively disadvantaged areas
have lower index numbers; a high score reflects lack of disadvantage
(rather than high advantage).
Socio-economic
advantage/
disadvantage
A higher score on this index indicates that an area has attributes such as a
relatively high proportion of people with high incomes or a skilled
workforce.
13 December 2011
25
Economic
resources
This index reflects the profile of the economic resources of families within
the areas and includes variables that reflect the wealth and expenditure of
families, such as income, rent and dwelling size. Education and occupation
variables are excluded because they are not direct measures of economic
resources. A higher score on this index indicates that the area has a higher
proportion of families on high income, a lower proportion of low income
families, and more households living in large houses (four or more
bedrooms).
Education and
occupation
This index is designed to reflect the educational and occupational structure
of communities. The education variables included show either the level of
qualification achieved or whether further education is being undertaken.
The occupation variables classify the workforce into the major groups of
the Australian Standard Classification of Occupations (ASCO) and the
unemployed. No income variables are included. An area with a high score
on this index would have a high concentration of people with higher
education qualifications or undergoing further education, with a high
percentage of people employed in more skilled occupations.
In the table below, indexes for the Hunter Region and sub-Regions have
been calculated by the HVRF as population-weighted averages of indexes
for the component LGAs.
Socio-economic indexes for areas (SEIFA), Hunter Region local government areas, 2006
Index of relative socio-economic…
Population
Advantage/
disadvantage
Disadvantage
Economic
resources
Education &
occupation
46,206
915
939
957
878
183,139
984
996
993
954
61,881
975
992
997
939
141,752
989
983
961
997
60,484
970
986
991
936
493,462
976
985
981
955
Dungog
8,062
968
1,001
1,014
969
Gloucester
4,800
928
963
973
935
Great Lakes
32,764
930
952
961
917
Upper Hunter Shire
12,976
946
978
992
932
Muswellbrook
15,236
951
973
987
905
Singleton
21,940
995
1,017
1,041
936
Hunter Balance total
95,778
953
978
993
927
589,240
972
984
983
951
Lower Hunter
Cessnock
Lake Macquarie
Maitland
Newcastle
Port Stephens
Lower Hunter total
Hunter Balance
Hunter Region
Source: Australian Bureau of Statistics, Census of Population and Housing, 2006 and Hunter Valley Research
Foundation
26
13 December 2011
Major points of note are that in 2006:
• The Lower Hunter tended to be slightly more 'advantaged' (in socioeconomic terms) than the Hunter Balance, particularly in respect of
education and occupation.
• In the Lower Hunter advantage was highest in Newcastle and Lake
Macquarie, and lowest in Cessnock. The disparity between these LGAs
was highest in respect of education and occupation.
• In the Hunter Balance advantage was highest in Singleton. Singleton
was the most advantaged of all LGAs in the Hunter in terms of
economic resources. In general, Great Lakes tended to be the most
disadvantaged LGA.
13 December 2011
27
Appendix B –
Robden Property Services Report and Capabilities Statement
13 December 2011
ROBDEN PROPERTY SERVICES
ABN 12 837 089 625
10 Eleonora Close
Whitebridge NSW 2290
Ph: 02 4943 6563
Mob: 0417 694146
th
25 November 2011..
Email: [email protected]
Mr. B Brown
Chamber Developments
REVIEW OF INDEPENDANT LIVING UNITS NEWCASTLE/LAKE MACQUARIE
Dear Brian,
Scope of Works:
Robden Property Services has been requested to survey the Independent Living
facilities within the Newcastle/Lake Macquarie area that are considered close to the
proposed project at Belmont.
Within the survey it has been requested to concentrate on the new and or upcoming IL
Projects based on unit sizes and where possible the cost of purchase (or buy in).
Robden Property Services has twenty years of experience working in the pensioner
housing and Independent Living sphere and has provided advice to a wide range of
operators.
Survey Findings:
The survey concentrated on those villages within a 25 kilometre radius of the proposed
Belmont Project.
Within that area there are a large number of operators of villages however the vast
majority are villages that are at least 10-15 years old or older. The majority of operators
are of the “Not for Profit” type and most operate unit sales on a “Licence” agreement.
From information able to be gathered from Web sites and other registered Independent
Living organisations there appears to be 7 main competitors of the proposed project.
Greenleaf- Is a privately run organisation that has three villages within the
required radius and has a further large complex on the drawing boards at
Fullerton Cove. This project has seen some ground works completed and a
13 December 2011
ABN 12 837 089 625
10 Eleonora Close
Whitebridge NSW 2290
Ph: 02 4943 6563
Mob: 0417 694146
th
25 November 2011..
Mr. B Brown
REVIEW OF INDEPENDANT LIVING UNITS NEWCASTLE/LAKE MACQUARIE
Dear Brian,
Scope of Works:
Robden Property Services has been requested to survey the Independent Living
facilities within the Newcastle/Lake Macquarie area that are considered close to the
proposed project at Belmont.
Within the survey it has been requested to concentrate on the new and or upcoming IL
Projects based on unit sizes and where possible the cost of purchase (or buy in).
Robden Property Services has twenty years of experience working in the pensioner
housing and Independent Living sphere and has provided advice to a wide range of
operators.
Survey Findings:
The survey concentrated on those villages within a 25 kilometre radius of the proposed
Belmont Project.
Within that area there are a large number of operators of villages however the vast
majority are villages that are at least 10-15 years old or older. The majority of operators
are of the “Not for Profit” type and most operate unit sales on a “Licence” agreement.
From information able to be gathered from Web sites and other registered Independent
Living organisations there appears to be 7 main competitors of the proposed project.
Greenleaf- Is a privately run organisation that has three villages within the
required radius and has a further large complex on the drawing boards at
Fullerton Cove. This project has seen some ground works completed and a
13 December 2011
marketing campaign to sell off the plan has been running for some time. However
it is understood that the principle of the company is not well and the project is
somewhat doubtful at this time. This project has since been on-sold and the new
developer is endeavouring to garner up interest in pre sales. To date this has not
been overly successful due to the location of the site and its lack of proximity to
any shopping or medical services. It is located across a narrow neck of the
harbour which has a very large collection of coal loaders and chemical
manufacturing companies.
Greenleaf- Belmont North
• This village is within 5km of the Belmont Project, it is currently selling
Stage 2 units with 44 units on the ground in Stage 1 & 2 and a planned
total on site of 97 when all stages are completed. This village commenced
about 5 years ago and has sold reasonably strongly with 2B/R units at
$415,000 average and 3 B/R units at $435,000.
• The units are reasonably generous in size being on average about 90100sqm per 2 BR unit with a single lock up garage. Some units also have
a parking bay/car port.
• The site could be considered to have distant ocean views from some
spots, the terrain is reasonably hilly and whilst construction is ongoing
landscaping is minimal. It is located close to a moderate sized shopping
centre which has a Chemist and Doctors surgery. Development on the site
has slowed due to the illness of the owner and has not expanded in the
past 12 months.
Greenleaf- Ashton Gardens East Maitland
• This village is approximately 35km from Belmont, it was opened in 2003
and has 57 units on site of 2&3 BR configuration.
• Sale prices are similar to the Belmont North site. The village is located
adjacent to the New England Highway and is close to a large shopping
centre with all services. The site does not have any advantageous
outlooks but does have a private hospital nearby.
Greenleaf at Terrace Gardens Raymond Terrace
• As with the above complexes this village has a similar configuration of
units but being smaller in size at only 20 units on site.
• It is about 35km from Belmont, it was opened in 2005 and does not have
any more units planned. On site facilities
Bayside Bonnells Bay
• This village was opened in 1997 and has 237 units on site, once again
it has a spread of 2&3 BR units with the 2br units having a sale price of
$300,000.
• It is close to Lake Macquarie and has all onsite facilities such as 24 hr.
Call assistance landscaped gardens a village bus etc.
• It is about 15km from Belmont but is located on the western side of
Lake Macquarie to the Belmont site and would not be considered a
neighbouring competitor Belmont being on the western side of Lake
Macquarie, the largest shopping centres are located at Toronto 5km
and Glendale 10km.
13 December 2011
•
The operator is Lend Lease Prime Life who have a large portfolio of
villages scattered up the eastern sea board
Maroba- Waratah
• This is a Not for Profit operator and is the only campus from the above list
that has both a Low Care and High Care facility on site with Independent
Living Units.
• The “IL” village was opened some ten years ago with a second stage
within the last five years. It has a majority of 2br units on site and a few
1&3 BR units.
• There are 40 units on site with the 2BR units selling at $325,000.
• Waratah is an inner suburb of Newcastle, the village has nice grounds and
provides 24hr call, a village bus, subsidised meals and views across
Newcastle to the coast.
• There is a planned addition to the village in the form of a 5 story Serviced
Apartment block which will command extensive city and coastal views.
These apartments will be of 2 & 3 BR configuration up to 110sqm, the
operator is hoping to achieve a yield in the vicinity of another 40 units
dependent upon Council approvals. This latest project has not yet been
able to gain Council approval with advice given to the operator to find
another site by Council officers.
Other Complexes
• There are several other perceived competitors within the area, the largest
being Bolton Point RSL Care with around 60 units on site.
• These units have extensive views of Lake Macquarie and are
approximately 15km from Belmont. The village has been in existence for
some time and underwent a refurbishment of units about 6 years ago.
• Unit sales for 2BR units is believed to be in the mid $300,000 mark, the
operator was not in a position to reveal current prices due to the Licence
agreement arrangement which sees prices matched to clients wealth.
C A Brown Booragul
• This is also a “Not for Profit” complex run by the Anglicans, it has a High &
Low Care facility attached.
• Many units on site are over twenty years old with a large refurbishment
program undertaken about 8 years ago.
• The village is close to the main northern rail line and is subject to train
noise constantly, it does not have any significant views.
• Prices range from the mid $100,000 for the older 1BR units up to
$300,000 for the newer 2 & 3Br units.
Uniting Care Belmont North
• This operator is a large scale organisation and has a substantial complex
at Belmont North. The site has 100 ILU units of mainly one and two
bedroom configuration. The village is in excess of thirty years old with unit
sizes being minimalistic in todays market. Units sell for between $100,000
to $200,000. Uniting Care have been considering methods of upgrading
the village to bring it more in line with current market trends. As it stands
this village would not be a competitor for the Belmont site as occupants
moving in to the village are at the lower end of the financial scale.
13 December 2011
Catholic Care Belmont
• This operator has recently been sold to another arm of the Catholic
Church and is currently undergoing major restructuring, they are not in a
position to enter into new construction until early 2012. The Belmont
village is 40 units with an attached Low/High care facility. It is in the thirty
year old age bracket and units sell in the $240,000 range.
Frank Whiddon Belmont
• This is also a large operator across NSW with the village at Belmont being
both ILU and a Low Care facility. They are at the limit of their holdings on
the site with approximately 30 ILU units selling in the $250/$300,000
range. The site does not have any views but is close to shopping and
doctors. Units are about twenty years old are not competitive with newer
units on the market.
Summary:
As stated earlier the Newcastle/Lake Macquarie market is dominated by the “Not for
Profit” sector with Uniting Care, Catholic Care and the Anglicans being the main players.
The vast majority of the units held by these organisations are more than 20 years old
and hold large numbers of 1 BR units which are increasingly hard to sell.
Market observations indicate that clients are requiring 2Br units as a minimum with 3 BR
being quite popular, this allows family and more frequently grand children to visit and
stay occasionally. The “Not for Profit” sector is struggling with its ageing stock and
where to position itself in the general market.
Prospective clients see the Church organisations as providing an umbrella of care from
Independent Units through to higher care as a real positive and are generally willing to
overlook the older style and less well finished units in the belief that they will be looked
after as they age.
This has now seen the Newcastle market split into two distinctive fields, on the one
hand the Church Organisations operating as complete campuses (includes Low & High
Care) and the private organisations that have marketed themselves as the “Over 55’s”
villages.
The majority of these villages are offering an alternate life style to the so called early
retirees, who are conceivably cashed up “Baby Boomers”. This phenomenon has not
completely materialised as yet due to the setbacks of the “GFC”
However it is still believed that clients can be enticed from their large suburban homes
into downsizing in units providing the complex offers an open and active life style. The
preponderance of village type constructions around golf courses is a recent occurrence.
Some of these operations have struggled to break even in the early years of operation
due to the upfront capital costs of establishing a golf course and associated amenities,
which has resulted in high buy in costs for residents.
The Belmont site offers a range of different outlooks with elevated Lake views on two
sides, it has a proposed yield of up to 300 villas and at an asking price of $6million
represents a very competitive land cost ratio of $20,000 per unit. Due to its proximity to
13 December 2011
an upmarket housing estate some of the land could be sold as house lots with a current
asking price of $400,000 upwards.
The east Lake Macquarie area is under bedded for over 60’s type accommodation when
compared to the State average (Aust Gov Census 2007). The median house price is
$450,000. The area also has a higher than the state average for persons over the age
of 65 years.
Robert Mayo
Director Robden Property Services.
Disclaimer: Robden Property Services is not a qualified valuer and therefore suggested
pricing is based only upon both historical knowledge and active participation with
numerous clients in the Independent Living field.
13 December 2011
ABN 12 837 089 625
Unit 2 – 24/26 Brooks Parade
Belmont NSW 2290
Mob: 0417 694146
25th November 2011.
Mr. B Brown
Belmont Land and Newcastle.
Dear Brian,
Please find attached a spreadsheet showing the median house price for Lake
Macquarie (east) by suburb. This is also the case for Newcastle.
The Newcastle Morning Herald presented an article that listed Lake Macquarie as being
11th highest in the country for housing shortage and the highest in the Hunter area.
There is currently a shortage of 3414 houses in the city with this rising to 5,245 by 2020
which is a 53% increase in shortages. This is attributed to the lack of land coming onto
the market and the increase in population.
As can be seen there is a shortage of Independent Living type accommodation on the
eastern side of Lake Macquarie.
Also the area has a higher ration of persons over 55 years than the National average
(12% in the area compared to 11% nationally).
There are 7% of the population on average in Lake Macquarie who are widowed
compared to the National Average of 5.9%
The area is 50% lower than the national average in flats and units.
13 December 2011
If the average price of housing on the market for sale is taken into account ($454,000)
then units placed on the market at around $340,000+ should find a ready market.
The above is submitted for your consideration.
Robert Mayo Dir.
Robden Property Services
13 December 2011
Appendix C –
Site Compatibility Certificates
13 December 2011
Site compatibility certificates:
an additional planning safeguard
Introduction
Site compatibility certificates (SCCs) have been
introduced as a new safeguard in two State
environmental planning policies. SCCs ensure some
development proposals are broadly compatible with
surrounding land uses, before they proceed to the
lodgement, assessment and determination stage. The
Department of Planning oversees the issuing of SCCs.
It should be noted that the issuing of a SCC does not
mean that the development has been approved by the
Department and can now be constructed – it is only
the first step in the assessment process. A consent
authority, usually a local council, will have to approve
the development before it can proceed. This gives
councils the opportunity to undertake full community
consultation on these proposals.
This fact sheet is designed to be a guide for
community members and local councillors about
the reasons and processes for SCCs. More detailed
process information is available for applicants
and consent authorities on the website addresses
listed below.
SCCs under State Environmental Planning
Policy (Infrastructure) 2007 (the Infrastructure
SEPP)
The SCC mechanism under the Infrastructure
SEPP facilitates additional uses, co-location and
redevelopment of State land and certain other
land, if the proposed development is compatible
with surrounding land uses. Under the SEPP, a
development may only proceed to the stage of
lodgement of a development application if the
Director General has issued an SCC for the site once
he or she is of the opinion that the development
concerned is broadly compatible with the surrounding
land uses, having regard to the following matters:
13 December 2011
Department of Planning Site compatibility certificates guide
 The existing uses and approved uses of land in the
vicinity of the development;
 The impact that the development (including
its bulk and scale) is likely to have on existing,
approved and future uses of the land; and
 The services and infrastructure that are or will be
available to meet the demands arising from the
development.
Before he or she issues an SCC, the Director General
must also:
 take into account any comments received from
the local council within 14 days from when the
application for the certificate was made; and
 be of the opinion that the development concerned
is not likely to have an adverse effect on the
environment and does not cause any unacceptable
risks to the land.
For surplus State lands
A mechanism existed in the NSW planning system
for many years (under what was known as SEPP 8),
under which new residential or commercial
developments, or land-uses permissible on adjoining
land, could be assessed by the Minister on surplus
public land. These developments could be assessed
even though they were prohibited on the site under
the local environmental plan. However, in late 2007,
the NSW Government gazetted the Infrastructure
SEPP which creates an additional planning safeguard
for the consideration of uses on surplus State land,
which did not exist in SEPP 8. The Infrastructure
SEPP repealed SEPP 8.
Now under the Infrastructure SEPP, lodgement of
a development application for uses not currently
permitted on State lands (excluding conservation
lands) can only proceed if a site compatibility
certificate has first been issued by the Director
General in line with the criteria listed above.
April 2009  page 1
In regard to the development of surplus public
lands, the SCC process has some of the following
advantages:
 It helps avoid land-use conflict;
 It ensures that wider strategic planning issues
are considered for surplus sites, such as regional
strategies; and
 It typically allows the local council, not the
Minister, to consider applications for land on
surplus sites.
Furthermore, the relevant government agency is
responsible for actual decision to dispose of the land,
not the Department’s assessments staff.
For public and social housing
Under the Infrastructure SEPP, the SCC mechanism
is also in place to allow the development of residential
flat buildings or multi-dwelling housing by or on behalf
of a public authority or social housing provider in
certain areas in proximity to public transport, where
they would be otherwise prohibited under the local
council plan. If the Department considers the proposal
is compatible with surrounding land-uses, an SCC may
be issued and the proposal can proceed to lodgement
– usually with a local council. In response to the
Federal Government’s 2009 Nation Building and Jobs
Plan, these areas have now been expanded to provide
more opportunity to develop public and social housing
in accessible locations. These areas include:
 within 800 metres of all railway stations in the
Sydney Region; or
 within 400 metres of land in Zone B3 Commercial
Core or Zone B4 Mixed Use, or an equivalent zone,
in 32 nominated major NSW regional cities and
towns. These towns are listed below:
Albury
Ballina
Batemans Bay
Bathurst
Bega
Bowral
Cessnock
Charlestown
Coffs Harbour
Dapto
Dubbo
Glendale–Cardiff
Gosford
Goulburn
Grafton
Lismore
Maitland
Morisset
Newcastle
Nowra
Orange
Port Macquarie
Queanbeyan
Raymond Terrace
Shellharbour
Tamworth
Taree
Tuggerah-Wyong
Tweed Heads
Wagga Wagga
Warrawong
Wollongong
13 December 2011
For development associated with hospitals
The Infrastructure SEPP also uses the SCC process
to allow greater opportunity for services to be located
with other related premises. Subject to the issue
of an SCC, the SEPP permits the development of
biotechnology research facilities or business premises
and multi-dwelling housing by or on behalf of a public
authority on hospital grounds. This mechanism is in
place to assist in the provision of professional offices
and accommodation catering for staffs, visitors and
patients in proximity to hospitals.
For more information on the Infrastructure SEPP,
go to www.planning.nsw.gov.au/planningsystem/
infrastructuresepp.asp
SCCs under State Environmental Planning
Policy (Housing for Seniors and People with a
Disability) 2004 (the Seniors Housing SEPP)
SCCs are used as part of the Seniors Housing SEPP.
The history and reasons for their introduction in
regard to seniors housing is worth noting. The NSW
Government has for many years had a Statewide
policy providing a broad planning framework for the
provision of seniors housing, and for people with
a disability. Provision of housing for seniors will be
of particular importance into the future, with an
additional one million seniors than in 2006 forecast to
live in NSW by 2028.
During 2005, there were rising concerns about
developers seeking to place overly large and
inappropriate seniors living developments on rural land
adjoining urban areas or rural villages. The developers
were using a provision in the SEPP allowing such
developments to be proposed on land adjoining urban
land. In December 2005, the Minister announced a
moratorium on this form of development.
In September 2007, the Seniors Housing SEPP was
gazetted and introduced the use of SCCs to allow the
moratorium to be lifted. Under the SEPP, unless the
land use of seniors housing is already permitted on
the land, the following forms of development cannot
be proposed in the following locations unless a SCC
has been issued by the Department:
 Land adjoining any area already zoned primarily for
urban uses;
 Land that is within a zone that is identified as
“special uses” under another environmental
planning instrument (other than land on which
development for the purposes of hospitals is
permitted);
 Land that is used for the purposes of an existing
registered club (excluding clubs on public open
space, industrial or listed environmentally
sensitive lands) if the site is zoned primarily for
urban purposes or adjoins land zoned primarily for
urban purposes;
Steps in process
1. Developer lodges application for SCC to
Department of Planning;
 A proposal for a ‘vertical village’ under clause 45
of the SEPP.
A SCC for a new seniors housing development
recognises that it is broadly compatible with the
surrounding environment and locality – and can
now proceed to the lodgement of a development
proposal, usually with the local council. The
Department must consider a series of criteria
covering environmental, resources, servicing
and infrastructure and local impacts before
making a decision.
2. Department consults with local council, in
line with statutory policy, and internally and
takes comments into account;
For more information on the Seniors Housing SEPP,
go to www.planning.nsw.gov.au/settingthedirection/
housing.asp
Steps and transparency in the SCC system
A SCC is an additional safeguard that improves
the efficiency of the planning process by filtering
out inappropriate potential developments before a
development application is even lodged with council.
3. Department considers local, regional
or State strategic planning documents
(such as regional strategy) and makes
recommendation to the Director General
who makes decision;
The Director-General’s issuing of an SCC is only the
first step in the process and includes consultation
with the relevant council.
During assessment of site compatibility, the
Director-General is required to provide a copy of the
application to the council concerned. For projects
under the Infrastructure SEPP, the Director-General
must then take into account all comments received
from the council in the two weeks following the
application’s lodgement date before issuing an SCC.
For proposals under the Seniors Housing SEPP,
the time period for the Director-General to consider
comments is three weeks from the lodgement date.
The Director General also considers any relevant
local, regional or State strategic planning documents.
If an SCC is issued, the normal development
application process applies and development approval
must typically be sought from the local council.
The council may undertake its normal community
consultation process including public exhibition of
the proposal before it makes its decision. The council
has the power to refuse or accept the proposal
on its merits.
4. If SCC issued, proposal lodged with
consent authority, usually local council,
but for large proposals could also be
joint regional planning panel, Planning
Assessment Commission or Minister
for Planning;
5. For most proposals, community
consultation takes place (check local
council procedures);
6. Decision by consent authority whether to
approve or refuse proposal.
13 December 2011
Appendix D –
Approved SCC
13 December 2011
13 December 2011
13 December 2011
13 December 2011
13 December 2011

“The Waters” Retirement Living Development Proposal

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