Evidence Base for Local Housing Strategy

The Evidence Base for Local Housing Strategy (PDF 2.03 MB) is a study of current and future population and housing trends for our local government area (LGA).

The main findings from the study include:

Support ageing in place	Estimated population of 177,000 by 2036. Largest increase is residents 65 years and older. Major growth in smaller households in Lugarno, Oatley, Blakehurst, Kyle Bay and Connells Point. Need for support services to help the elderly age at home.
Encourage housing choice	Mismatch between housing demand and supply. Small households are forecast to grow by 50.1%. Little choice for small houses to suit the ageing population outside of Hurstville and Kogarah. Different medium density housing is needed for mature families, empty nesters and older single households.
Need age diversification	The current supply of larger houses which smaller older households live in, does not become available for younger family households. Increasing housing types will free up the supply of larger houses. This will increase housing choice for family households, the main household in our LGA. Increasing housing types will help maintain population levels and create sustainable, fair and healthy communities.
Address housing affordability	Rate of housing stress in our LGA is higher than the Greater Sydney average, especially for renters with very low or low incomes. Housing variety at different prices can help address the issue of housing affordability. Inclusive Housing Strategy and Delivery Program (PDF 9.70 MB) provides recommendations to encourage diverse and affordable housing for the next 20 years.
Continue to encourage housing along transport corridors	Housing in and around commercial centres and transport corridors provides residents with easy access to amenities, services and public transport. Design is important for maintaining attractive areas. This includes making sure that a percentage of housing is suitable for the elderly. Ensure there is housing mix in new developments so residents can stay in the area.

Council endorsed the study in March 2024. For more information, please visit our Community Profile.
 

Local Housing Strategy

The Local Housing Strategy (LHS) - (PDF 82.0 MB) sets a plan to deliver housing in our LGA over the next 10 and 20 years. The Strategy links our vision for housing with the Actions of the:

• South District Plan (including housing targets); and

• Local Strategic Planning Statement 2040.

The Strategy contains Housing Objectives which set out the future policy direction for housing in our LGA. This is in response to the gaps and issues identified by the Evidence Base for Local Housing Strategy (PDF 2.29 MB).

• Objective 1: Accommodate additional housing growth.

• Objective 2: Coordinate growth with infrastructure.

• Objective 3: Provide affordable and inclusive housing.

• Objective 4: Provide greater housing choice and diversity.

• Objective 5: Have consistent LEP zones and controls across the LGA.

• Objective 6: Enhance and protect the local character.

• Objective 7: Facilitate good design and sustainable development practices.

Council adopted (PDF 77.6 KB) the Local Housing Strategy (PDF 82.0 MB) in August 2020. 

On 26 February 2024, Council considered a report (PDF 5.14 MB) on the progress against the 43 actions in the LHS. Council resolved (PDF 989 KB) to note the progress against the actions in the LHS.

Progress against LHS Actions (PDF 786 KB) provides a list of all the actions in the LHS, along with an update on the progress of each action.
 

Housing Investigation Areas Paper

This Housing Investigation Areas Paper (PDF 3.28 MB) explains why the five Housing Investigation Areas identified in the Local Housing Strategy (PDF 82.0 MB) were selected.

Zoning changed in these areas as part of the Local Environmental Plan 2021. This will create an extra 650 medium density (town houses) and high density (apartments) housing in locations across our LGA near public transport, shops and services, schools, community facilities and open space.
 

Inclusive Housing Strategy and Delivery Program

The NSW Government encourages the development of new, and maintaining existing, affordable housing. The South District Plan states that councils are to include affordable housing targets.

We engaged consultants to develop the Inclusive Housing Strategy (IHS) and Delivery Program (PDF 9.70 MB). It aims:

• To research and develop strategies to increase affordable housing supply for different households. These include the very low to moderate income households, seniors, people with a disability, students, key workers and the broader residential market.

• To encourage affordable, adaptable and diverse housing.

• To develop planning controls and procedures that prevent the loss of existing, and deliver new, affordable housing.

• To support, and build partnerships to increase, affordable and liveable housing.

• To explore options for managing affordable housing.

Council adopted (PDF 77.6 KB) the Inclusive Housing Strategy and Delivery Program (PDF 9.70 MB) in August 2020. 

On 26 February 2024, Council considered a report (PDF 5.14 MB) on the progress against the 35 actions in the IHS. Council resolved (PDF 989 KB) to note the progress against the actions in the IHS.

Progress against IHS Actions (PDF 786 KB) provides a list of all the actions in the IHS, along with an update on the progress of each action.
 

Affordable Housing Policy

We prepared an amended Affordable Housing Policy (PDF 141KB). 

The Policy outlines our position and approach to providing affordable housing in our LGA. More information can be found on Council’s Your Say. 

We are committed to increasing the range and supply of affordable housing in our LGA. We will achieve this by:

a) Establishing clear targets for the supply of affordable housing in the Georges River. 
b) Leading change by example.
c) Inserting affordable housing in Council’s strategies, plans and policies.
d) Partnering with State and Commonwealth Government, other local councils, industry experts, the private sector, stakeholders and community housing providers to deliver affordable rental housing.
e) Advocating for change to support affordable housing in the Georges River.

We are currently preparing an Affordable Housing Contributions Scheme (AHCS). This will comply with the Department of Planning, Housing and Infrastructure’s Guideline for Developing an Affordable Housing Contribution Scheme. An Affordable Housing Contribution rate under the AHCS will be applied by Council for the following new developments in our LGA:

• Residential flat buildings

• Independent living units

• Multi-dwelling housing, and

• Shop top housing. 

Council will also seek an Affordable Housing Contribution towards affordable housing for sites that receive planning uplift through planning controls.
 

Population Forecast

On 4 December 2023, Council was briefed by consultants .id on the population of Georges River in 2046. In summary:

• Number of dwellings is forecast to increase from 58,397 (2021) to 71,340 (2046).

• Number of households to increase from 54,275 (2021) to 67,750 (2046).

• Average household size to fall slightly from 2.78 (2021) to 2.68 (2046).

On 18 December 2023, Council resolved to make the Adjustment Summary relating to the ABS statistical analysis (of the George River Local Government Area) - (PDF 1.26 MB) presentation, which was presented by forecast.id at the Councillor Briefing on 4 December 2023, a public document on Council's website.

Council also resolved to place on Council's website the 2021 Population Densities (PDF 133 KB) of the individual suburbs that are located in our LGA (as provided by .id and based on the ABS data). 

Council adopted the Georges River Council – Population Forecast adjustment (PDF 518 KB) in March 2024 (PDF 342 KB) which provides a comprehensive update of population and dwelling forecast extending to 2046.