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Urban places

Kevin Quirk
Forster High School

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Forster case study
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Urban dynamics: urban consolidation in Forster

This unit specifically examines a country town and one of its urban dynamics: consolidation. It lists the syllabus outcomes that are covered in the unit and provides relevant information and statistics. Links to the Forster High School web site allows access to maps, photographs and comments. Questions are directly linked to syllabus outcomes and are based on the material provided. Suggested answers to the questions are provided if required.

Beaches International in Forster

HSC Outcomes addressed in this unit

The student:

H1	explains the changing nature, spatial patterns and interactions of urban places
H3	analyses contemporary urban dynamics and applies them in specific contexts.
H7	justifies geographical methods applicable and useful in the workplace and relevant to a changing world.
H9	evaluates geographical information and sources for usefulness, validity and reliability.
H10	applies maps, graphs and statistics, photographs and fieldwork to analyse data in geographical contexts
H11	applies mathematical ideas and techniques to analyse eographical data.
H12	explains geographical patterns, processes and future trends through appropriate case studies and illustrative examples.
H13	communicates complex geographical information, ideas and issues effectively, using appropriate written and/or oral, cartographic and graphic forms.
	Stage 6 Syllabus Geography © Board of Studies NSW 1999

Forster: a case study in the urban dynamics of change

Overview

This is a case study showing the urban dynamic "consolidation" as it operates in Forster. This is one of nine dynamics of urban change identified in the syllabus. This study provides data for the analysis of urban consolidation now and in the future. It illustrates where, why and how consolidation is altering the character of this town.

Forster is located on the mid north coast of NSW approximately 180 km north of Newcastle and 30 km south of Taree. Forster (Click to view a video clip of the town) is a coastal holiday destination and retirement town with a forecasted population of 12 000 permanent residents by the end of 2000 and rapidly increasingly with better transport links to Sydney and Newcastle improving its accessibility and encouraging growth.

Forster: population change

1986	1991	1996
7373	9515	10906

Forster’s annual percentage growth during 1991 to 1996 of 2.53% compares with an annual growth of 1.07% for NSW.

Urban consolidation is a process of revitalising declining parts of the built-up area together with increasing residential density in key areas such as those close to transport nodes. Urban consolidation occurs in a number of ways, including the important process of rezoning to allow for new and higher density land uses. This process is well illustrated in Forster (Hutchinson, page 157). Differences in location produce variations in character and operation of urban dynamics. For example urban consolidation is different in Sydney compared to Forster and urban consolidation is different in Forster compared to Tamworth.

Urban consolidation in Forster has some unique characteristics that reflect the nature of the town. High-rise holiday and other multi-storey unit developments are considered part of urban consolidation for this case study.

Map 1 shows the location and urban structure of the main part of Forster.

Council policies and urban consolidation

Since the 1960s tall buildings have been a development feature of Forster and the pace and spread of higher density housing in the area around the older residential precincts of Head Street and Little Street has increased in the last 10 years and shows no signs of slowing down. With strong demand for housing development that takes advantage of the scenic views on offer, the presence of tall buildings developments has gradually increased over time. In May 1999 the Great Lakes Council adopted a Development Control Plan specifically for tall buildings. As such, this type of development can be viewed as housing that provides access to views at a relatively affordable cost. Council zoning policies also encourage villa, town house and flat style residences especially in the older precincts of the town. These policies result in increased residential population densities. In this way urban consolidation is being implemented through local government policy.

Map 2 is a Development Control Plan that shows the Tall Building Areas of Forster. In this area the older residences of town had been well established by the 1930s. The blocks were large and located close to the lake and the ocean. Council has moved to control and expand urban consolidation by specifying a range of building heights from three to ten storeys in particular parts of the built-up area. Multi-storey blocks of units, apartments and town houses now occupy many of these former single residential blocks and this has greatly increased the residential densities of the area. Much of the urban consolidation in Forster is in this part of town.

This increased residential density has impacted on people in a number of ways. Traffic flows have increased and the provision of parking spaces, particularly for visitors at peak holiday periods such as Christmas and Easter, is a problem. The shadows cast by high-rise buildings and the manner in which they obstruct views have reduced the urban amenities to other residents in adjacent buildings. Similarly, the concentration of high-rise buildings in the designated areas of Forster has increased commercial activity for shopkeepers in the Wharf Street area. Consequently, fast food outlets and restaurants have benefited accordingly.

Some of the latest additions in the Tall Buildings Areas can be seen in the photographs. Photo 1 is of the Beaches International, in Head Street, east of the bridge to Tuncurry, which is in a central location and enjoys magnificent views. This complex was completed in late 1999 and it is now occupying the site of the former Forster Beach Motel that was a two storey, fibro and timber building badly in need of renovation. Photo 2 is of The Sails, a complex which was also completed in late 1999 on land previously occupied by a small block of holiday units built in the 1930s. The Sails development is also in Head Street where the maximum height has been set at ten storeys.

Photo 3 and photo 4 are of blocks across the road from The Sails building in Head Street. Both blocks were previously single residences built in the 1930's and they are now being re-developed with the construction of the Millennium Complex, another high-rise block of units, town houses and apartments. Work commenced in April 2000 and should be completed by 2001. Photo 4 illustrates a typical older style residence destined for demolition. This building finished its life as a doctor's surgery and residence.

Photo 5 shows an example of urban consolidation outside the Tall Buildings Area. This block at the corner of Helen Street and Macintosh Street was developed in late 1999 and now contains four two-storey villa style units. Previously there existed a three-bedroom fibro cottage on a large block of land. Photo 6 shows another example of consolidation in Little Street, in the older part of the town, where units have been replacing single residences over the past 10 years.

Reasons for urban consolidation

Urban consolidation in Forster in the areas shown on Map 1 allows increased numbers of people to enjoy the desirable amenities of the area such as access to views and beaches, shops, restaurants and clubs all of which are within comfortable walking distance. It reduces urban sprawl and the need for further vegetation clearing for new suburbs and lessens the cost of providing urban infrastructure such as roads, sewerage, power, garbage collection, water supply and street lighting. "Empty nesters" and retirees, especially from outside the region, who no longer want to maintain lawns and gardens seek alternate living accommodation that this consolidated life style provides. These same forces drive urban consolidation policies in large urban centres such as Sydney and Newcastle.

Statistical information

Dwelling structure: all private dwellings - Great Lakes*
	Total Private Dwellings 1991	Total Private Dwellings 1996
Semi-detached row, terrace house, town house etc. with: one storey two or more storeys	782 271	1209 307
Total	1053	1516
flat, unit or apartment in a four or more storey block	378	646

*Separate figures for Forster are currently not available. Great Lakes includes other smaller urban centres such as Tuncurry, Green Point, Pacific Palms, Coomba Park, Seal Rocks, Tea Gardens, Hawks Nest, Failford, Nabiac and Stroud.

In the Great Lakes area there has been a significant increase in one storey semi-detached, row/terrace house and townhouses from 782 or 5.4% in 1991 to 1209 or 7.4% in 1996. In flats, units and apartments of four or more storeys, the increase has been from 378 or 2.6% in 1991 to 646 or 4% in 1996. In terms of people this represents an increase from 5.4% (782 people) to 7.4% (933 people) of the total Great Lakes population. Since the 1996 census, the pace of this increase has accelerated.

The Future

The relaxed life style of the area and its many natural amenities make this town a popular urban centre. Current trends will continue as more of an aging population throughout the state retire from the work force. More blocks in the zoned areas will become available as older existing residences become increasingly expensive to maintain, as rates rise. People from larger urban centres, especially Sydney where real estate and property values are much higher, can sell in these centres, buy an apartment or unit in Forster and have a considerable amount left over.

Great Lakes Council

Richard Pamplin, Strategic Landuse Planner with the Great Lakes Council provided assistance with the information available in this study. Richard obtained his BA at the University of New England majoring in Geography and Planning and Sociology. He subsequently completed a Graduate Diploma in Urban and Regional Planning at the same University. Richard’s job involves him in using geographical knowledge and skills to solve current urban landuse problems and plan the future urban structures required to meet the needs of the residents of Forster and the Great Lakes Shire.

Revision

Describe the spatial distribution of the Tall Buildings Areas within the town of Forster and explain why this part of the town has been designated suitable for tall buildings. (H1, H3)
Richard Pamplin is the Strategic Landuse Planner with the Great Lakes Council. Name four other occupations where geographical knowledge and skills would be useful. (H7)
Comment on the usefulness of the statistical data provided in this unit to assist in the examination of "consolidation" in Forster. (H3, H9)
Questions 4-6 are based on the table Dwelling Structure - All Private Buildings - Great Lakes and on the information following. (H10, H11, H12)
How many more semi-detached, row/terrace houses were there in 1996 compared to 1991?
Calculate the percentage increase in the total number of semi-detached, row/terrace houses from 1991 to 1996. Account for this increase.
Calculate the percentage increase in the number of people living in these types of residences from 1991 to 1996.
Questions 7-8 are based on the table Forster: population change. (H10, H11, H12)
Calculate the absolute population growth from 1991-1996.
Graph the percentage increase in the total population of Forster from 1991 to 1996 and suggest reasons for the change.
Photo 2 was taken facing north. Was it taken at 3.00 pm or 10.00 am? How does this help you understand urban consolidation? (H10)
Define the term "urban consolidation" and explain the reasons for the local government having this policy. How can urban consolidation alter the social well being of people living in a particular area? In your answer give specific examples from the Forster case study. (H5, H6, H13)
Explain the term "empty nesters" and describe at least three implications or impacts that "empty nesters" and other retired people could have on Forster? (H3, H6, H12)