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The Urban Development Program (UDP) identifies land as it is transformed from paddocks (englobo land) to lots for homes (titled lots).
Torquay - Greenfield land
Most of Surf Coast Shire’s residential development is in the greenfield estates of Torquay. As of June 2023, Torquay’s greenfield land has the capacity to produce around 1,603 residential lots. These lots are at different stages of development:
- 83 proposed greenfield lots – in the process of being subdivided.
- 820 lots from englobo land – zoned for residential use.
- 700 lots from unzoned englobo land – requires strategic planning or rezoning.
In the 12 months to June 2023, 6 greenfield lots were titled across the growth areas, much less than the 180 lots titled in the previous financial year. Greenfield development can be varied in smaller towns due to fewer estates.
Torquay - Major residential infill
Major infill are residential sites that are parcels of land in previously developed areas, over 1 hectare and expected to yield 10 or more retail lots. There were enough potential major residential infill sites for an estimated 458 retail lots. Major infill is not included in the greenfield years of supply calculation.
Torquay - Estimated lot supply, June 2023
| Area | Unzoned | Zoned | Proposed | Total Supply |
|---|---|---|---|---|
| Torquay - North | 700 | 456 | 36 | 1,192 |
| Torquay - West | 0 | 364 | 47 | 411 |
| Greenfield Total | 700 | 820 | 83 | 1,603 |
| Major infill | 0 | 448 | 10 | 458 |
| Total | 700 | 1,268 | 93 | 2,061 |
Torquay - Greenfield lots with a title
A titled lot is serviced by core infrastructure such as roads, water, drainage, and electricity so a dwelling can be built. Since 2015 an average of 205 lots have been titled in Torquay. Since a peak of over 450 lots titled in 2018 the level of greenfield residential development has declined. There were no lots titled in Torquay in the first half of 2023.
Torquay - Titled greenfield lots
Torquay - Size of greenfield lots
The size of greenfield lots can change estimates of future supply. Since 2015 the most common lot size titled has been between 300 to 499 m2. Over the same period there has been a steady decline in the larger size lots between 500 to 649 m2. In 2021 lot sizes less than 300 m2 increased as 85 lots were titled in 3 estates across Torquay. The decrease in titled lot size informs the UDP’s estimate of the number of residential lots which can be produced from future greenfield land. This indicates that growth areas may have increased capacity to accommodate residential development than previous estimates.
Torquay - Percentage of titled greenfield lots by size
Torquay - Years of greenfield residential supply remaining
Years of Greenfield supply remaining is a calculation of the total estimated stock of lots divided by the average number of lots being titled per year. These estimates of the number of years of supply are based on the average rate of lots released over a longer-term time period (between January 2015 and June 2023) and a shorter-term time period (between January 2021 and June 2023).
| Lots titled per year | Zoned lot supply | Zoned years of supply | Zoned and unzoned lot supply | Zoned and unzoned years of supply | |
|---|---|---|---|---|---|
| Short term | 81 | 903 | 11 | 1,603 | 19 |
| Long term | 205 | 903 | 4 | 1,603 | 7 |
Major infill is not included in the calculation of greenfield years of supply.
This estimate is a guide to future consumption of residential land. Future estimates will change as land is consumed, but also as the expectations for density and or built form in the greenfield areas evolves over time.
Winchelsea - Greenfield land
As of June 2023, Winchelsea’s greenfield land has the capacity to produce around 396 residential lots. Since October 2019, there have been no greenfield lots titled across Winchelsea’s growth areas. There are enough potential major residential infill sites for an estimated 53 retail lots.
Between 2015 and 2019 the take up of typical residential greenfield land was 19 lots per year. Development has switched to a low-density residential estate zoned Low Density Residential Zone (LDRZ) that has had 26 lots titled from January 2020 to June 2023. Development in the LDRZ is not included in greenfield take up or supply calculations.
Winchelsea estimated residential lot supply, June 2023
| Area | Unzoned | Zoned | Proposed | Total Supply |
|---|---|---|---|---|
| Winchelsea | 262 | 85 | 49 | 396 |
Page last updated: 24/06/24