The Kiama Council’s comprehensive draft Growth and Housing strategy meets state government housing directives and models housing planning, infrastructure and dwelling-size, based on demographic variables to the year 2044.

The Kiama Local Government Area (LGA) is expected to grow to more than 31,000 people by 2044 and will need another 3456 dwellings to meet demand.

The Kiama Growth and Housing strategy, ‘leading growth for good’ provides implementation plans to meet short-term targets and is flexible enough to input variables to meet long term goals.

The draft document draws on previous work such as the Local Environment Plan, the Local Strategic Planning Statement 2020 and the Community Strategic Plan 2022-2023 and puts Kiama Council at the forefront of organisations who are serious about providing suitable housing.

The council consulted more than 1600 people across the LGA, including businesses, students and young people. It has gathered and analysed numerous demographics, economic, social and environmental factors and variables.

The shape of things to come will see more demand for smaller dwellings, including medium and high density housing in Kiama and Gerringong. There will be “more people, more jobs, more places to go and entertainment.”

Even though there was considerable community debate about increases in density and building heights, according to the strategy, “density allows for the provision of housing supply that is well located and serviced, thereby reducing the need for greenfield expansion in locations not serviced and where infrastructure to support growth is not aligned.”

According to the strategy the Kiama LGA (including the proposed greenfield release areas) has the capacity to accommodate an additional 4,985 dwellings. Some insights included:

·        the potential additional dwelling capacity across the LGA is assessed to be 9,002 lots/ dwellings (or 5,891 excluding the release areas) based on existing planning controls.

·        dual occupancy can potentially deliver 3,455, followed by residential flat at 1,583 dwellings.

·        subdivision potential, including already identified release area lands, can potentially deliver an additional 3,144 housing lots.

There will be property developments in South Kiama and smaller developments in central Kiama and Gerringong.

“It is expected the targets will be met by existing approval dwellings and land release, ongoing infill development in existing residential zoned land…” the draft strategy said.

Approximately 500-600 lots are already provided through existing greenfield sites located at South Kiama, Jamberoo, Kiama Heights and other infill sites (potentially Havilah Place and the council’s administration building), were identified in in the council’s long term financial plan.

There is every indication the council will meet the state government target of 900 homes to be built by 2029.

While the Bombo Quarry development won’t be ready for development until after 2029, Boral is working with the state government and the council to move the development of the site along.

The draft Growth and Housing strategy dictates that all property developments will have state supplied services, protection for environmental lands, a mix of growth options and boundaries maintained between urban interface and agricultural and coastal lands.

The strategy also provides new figures on population ageing and worrying data of worsening inequity in the region.

·        The strategy recognises that the LGA has an ageing population with 36 per cent over 60 years of age and while an affluent area, 25 per cent of residents earn less than $400 a week.

·        Almost half of all households in Kiama are couple families without kids.

·        About 45 percent own their own home outright. Renters make up 17 per cent of total tenure share.

·        Approximately 32 percent of renter households are in housing stress – that’s when 30 per cent of house hold incomes goes towards housing costs - compared to 7 percent of homeowners.

·        According to the Property Council, there were 744 STRA properties in the LGA during May 2024. In 2021, there were 1701 unoccupied dwellings – some maybe STRAs – which represented 16 per cent of LGA housing stock.

·        The most unoccupied areas were in Gerringong, Gerroa and Werri Beach area at 24.4 per cent, which is significantly higher than the NSW average of 9.4 per cent.

The strategy illuminated how unaffordable the area was for new entrants and this was, “seriously undermining socio-economic diversity, which underpins Kiama’s social fabric. People are moving out of the area because they cannot afford to live close to family or work.”

Qualitative feedback by locals wanted council to protect the local environment and Kiama’s village and heritage aesthetic. There were a number of comments that the development approval process for property developers was not ‘fit for purpose’ and hurdles should be removed

“Council is also committed to working collaboratively with the development industry including hosting regular developer and industry forums, working through roadblocks and impediments to supply…” the plan said.

As one participant said, “Stop saying no, start conversations now.”

The draft strategy will go to council and if endorsed, will be exhibited for public comment for 28 days.