This study is the outcome of discussions concerning how to improve affordable housing in Perth. We realised that there are already several research projects about affordable housing, but often with limited impact. Therefore, we decided, together with the WA Housing Authority, not to add more pure research but to collect and communicate knowledge which already exists in Perth’s gov-ernmental, industrial, academic and NGO community.
This study is the outcome of discussions concerning how to improve affordable housing in Perth. We realised that there are already several research projects about affordable housing, but often with limited impact. Therefore we decided, together with the WA Housing Authority, not to add more pure research but to collect and communicate knowledge which already exists in Perth’s governmental, industrial, academic and NGO community.
The Housing Authority’s defined interest (meeting 9th of June 2015) was to embark on an independent project, which should be open enough to allow the process dictate the result. The main objective of the Housing Authority is to promote the application of practical solutions. Therefore this study was created as a catalogue to develop ideas for the delivery of change.
We conducted a number of interviews with local stakeholders from governmental institutions, industry, academia and NGOs, and received more than 600 answers which are related to the question of how to make housing in Perth more affordable. We did not expect such an large outcome, which is both very positive but also challenged us to communicate the outcome in the best way.
To archive this outcome we first reduced as much of the information as possible (without losing any of the obtained statements) and deleted duplicated information. Secondly, we condensed the information to more than 100 summaries and added detailed explanations on how to improve. The third step classified the answers in ‘categories’ and ‘actions’.
This classification allows an accessibility of information in several ways, e.g.:
A. Examining the summaries enables a general overview, with the option to go deeper into the details (which are also cross-referenced with other details).
B. Looking at one category provides a collection of specific background.
C. Choosing one specific action allows interconnecting with information related to the same action.
D. ‘Browsing’ informally through the cards to indirectly collect potential ideas for the delivery of change.
All of the recommendations are propositions by the interviewed participants. The list is not intended to be exhaustive or comprehensive but a catalogue useful to those at the forefront of affordable housing delivery - no matter if they have a general interest (A), a specific background (B), relation to actions (C), or if they just want to browse (D) through future potentials of affordable housing.
This study describes possible achievements, which, due to its independence, cannot be directly taken as a list of advised recommendations. A prerequisite, however, is a reflection of members of the Housing Authority and others. They have to filter and reflect the information no matter how they will approach the information (A-D).
The format of cards should help to proceed in different practices: irrelevances can be excluded, lack of further research identified, potentials pursued, and undeveloped prospects directly implemented. This can happen informally.
Additionally this should be formalised as a shortlist of projects for further works. To do so, each recommendation of the catalogue has to be screened for short-term or long-term benefits in combination with the availability of resources to produce useful results. The range of involved disciplines suggests members of the Housing Authority in different working groups. Thereby the different splitting in categories could support a possible formation of groups.
In addition to the customised cards there is the possibility to digitalised program with the ability of closer interconnection should be also discussed. Either digital or analogue, a manual will then be created to allow recommendations and a implementation strategy for more affordable housing.
An initial set of six interviews was conducted between 25 May and 26 June 2015. These interviews tested different approaches, and the participants’ responses and suggestions were used to refine the subsequent process.
Interviews were then conducted with Housing Authority’s managers and with non-Departmental participants between 22 July and 5 August. The participants were sent material informing them of the details of the process and the input sought a few days before they were interviewed.
The interviews were recorded in handwritten notes and transcribed and sent for approval to the interviewee within a few days of the interview. Amendments were made to the project list when requested by the interviewee.
Afterwards the gathered information was compiled in a master table including a summery, a detailed description, and an allocation into categories and actions.
It is recognised that some of the ideas may be contradictory or inaccurate. However our task is not moderate the ideas, but to present all projects as suggested by the interviewed experts.
To communicate as clearly as possible, the material has been sorted into eight broad categories and - in parallel - into proposed actions:
Categories:
Partnerships: Proposals for multiple organisations to work together to deliver outcomes.
Planning and Policy: Pertaining to current planning mechanisms and other formal and informal planning and policy issues.
Construction: Development of new housing
Land: Land options, pricing and delivery
Funding: Funding and finance in the sector
Housing delivery: Housing needs, choices and delivery apart from new construction
Affordable living: Delivery of long-term affordability
Community input: Community’s expectations and concerns and how these influence outcomes
Actions:
Method: Clear, defined, singular outcome. A way of achieving a very specific goal.
Plan/Design: Clear, defined, broader outcome
Strategy: Several competing demands, outcome not necessarily strictly defined but objective is clear
Define: A singular topic requiring a detailed description
Report: A wider topic with detailed information and a range of possible options
Research: Wide ranging information about a broad topic and with several points of view considered
Review: Determine benefits and drawbacks, pros and cons, positives and negatives
Analyse: To determine, evaluate, analyse or unambiguously recommend
Bringing new ideas and change to Affordable Housing
What innovation in affordable housing means (1). How disruptive dissonance can be brought about to instigate change (2) in small ways leading to a culture of innovation (3) and discouraging hindrances to innovation (4).
▶ 1. Define what innovation in affordable housing means in practice.
▶ 2. A transformational shift with innovative new ideas and products is required from the sector in order to deliver better results in affordable housing. State and local governments tend to be conservative and developers are disinclined to introduce new ideas and innovations because of potential delays in approvals and increased costs. Consider strategies to bring about disruptive dissonance and enable existing players, focused on business as usual, to move on from the familiar.
▶ 3. Create strategies to encourage minor innovation and so promote a broader culture of creativity that supersedes the practices currently eroding the quality of offerings at the affordable end of the market.
▶ 4. Report on the long-term impact of processes and factors that discourage step-change innovation. Develop methods that allow the system to better encourage new approaches.
[Housing Authority encouraging innovation in affordable housing (5-6), Housing case manager for partnerships and innovation (7), New ways of defining the affordable housing question (12), Attracting non-housing industry partners (76-77), Construction industry’s capacity and preferences (156-157), New building products and methods (158-164), Self-build as an alternative development model (167171), Streets as shared spaces (223), Small and multi-use and multi-purpose lots (278-281), Impact of delays and uncertainty (311-314), 100-day plan (331)]
Housing Authority encouraging innovation in affordable housing
The Housing Authority leading the drive for innovation with clearly communicated objectives (5) to work with partners in the sector (6) and encourage new ideas and change.
▶ 5. Create strategies to communicate the Housing Authority’s push for innovation with clear objectives and guidelines to allow ground-breaking development to flow.
▶ 6. Develop strategies the Housing Authority can use to attract innovative partners.
[Bringing new ideas and change to affordable housing (1-4), Housing case manager for partnerships and innovation (7), Effect of risk management and aversion (319-320)]
Housing case manager for partnerships and innovation
Appointment of a case manager with sufficient authority and influence to work with organisations in the sector to encourage partnerships that bring about change (7).
▶ 7. Develop a method to institute a dedicated Housing Authority case manager to consider innovative ideas that the sector proposes and engage in discussion, give direction and make decisions around how the Housing Authority might view, adopt or fund projects.
[Bringing new ideas and change to affordable housing (1-4), Housing Authority encouraging innovation in affordable housing (5-6), Joint effort plans (36-38), Partnerships to innovate (68)]
Why is housing not a major portfolio?
Why housing is a minor portfolio for Federal and/or State government and whether this should change (8).
▶ 8. Analyse why housing is not seen as a significant issue politically, being as it is a minor portfolio. Consider its shift to a major portfolio.
[Government intervention in housing (13)]
Definitions of common terminology
Definitions of frequently used terminology, such as affordable housing, social housing, housing affordability (9) and housing stress (10) for use by the whole sector. Include determinations of when adjustments need to be made to the definitions (11). At a larger scale, how the affordable housing question can be reframed to deliver better results (12).
▶ 9. Develop standardised ways to define affordable housing, social housing and affordability for general use in the sector including by all of government. Determine a strategy to get agreement about the problem within the sector.
▶ 10. Generally the benchmark is that low income households who are paying more than 30% of their income for their rent or mortgage are considered to be in housing stress. In May 2013 the Housing Authority estimated an affordable house and land package to be around $360,000. Analyse what percentage of a household’s income is reasonably spent on housing and how this proportion has changed over the years in order to define housing stress.
▶ 11. Develop a method to maintain and adjust the definitions over time.
▶ 12. Define the affordable housing question in new ways for the sector, as the old ways haven’t necessarily yielded the required results.
[Bringing new ideas and change to affordable housing (1-4), Measuring and prioritising housing need (41-46)]
Whether government intervention in housing delivery is necessary (13).
▶ 13. Analyse the necessary role of government intervention in social housing and affordable housing.
[Why is housing not a major portfolio? (8), Results achieved for resources used (14-15), Benefits to individuals and to society of housing available to all (16-18), Real instrument of housing support (55-56)]
Results achieved for resources used
Why are resources spent on affordable housing (14)? Are sufficient results achieved? What lessons can be learnt from the failures (15)?
▶ 14. Analyse why resources are going into affordable housing and what results should be expected for the effort. Analyse whether enough resources are being put into addressing the structural issues around affordability.
▶ 15. Report on how much money has been spent not getting results in affordable housing and the lessons that can be learnt from this. [Government
Benefits to individuals and to society of housing available for all
How the well housed are more likely to have better employment, health and school attendance (17) (18) and the overall effect on the GDP (16).
▶ 16. Analyse the correlation between the availability of affordable housing and the GDP. (Marcus Spiller, STS)
▶ 17. Review the social outcomes (such as to employment, health, school attendance) of housing people in suitable housing.
▶ 18. Analyse whether the long term unemployed are assisted into employment (and so self sufficiency) by having their housing needs met.
[Government intervention in housing (13), Working with the community (87-90)]
Role of government in delivering affordable housing
Clarification of the roles of the different tiers of government and where their efforts are best directed (19). Study of past projects such as the City of Perth’s development of key worker housing (20), the Alkimos Regional Centre development (21) and the Joondalup Development Corporation (22) which involved varying levels of government intervention and the government’s current minimal involvement in development on the fringe (23).
▶ 19. Review the roles of local, state and federal governments in the delivery of social and affordable housing. Analyse where the efforts of each are best directed.
▶ 20. Review local government development of affordable housing. Case study: Lessons learnt from Goderich Street, Perth.
▶ 21. Analyse the disadvantages of the government’s early sale of land in the development of Alkimos Regional Centre and the subsequent effects of the private sector becoming involved too early, including their holding of land for maximum market gain.
▶ 22. Review the planning and processes involved in the establishment of the Joondalup Development Corporation and its methods in delivering the northern activity centre. Compare this to the developments in Cockburn (some government intervention) and Baldivis (minimal government intervention).
▶ 23. Review the government’s role in development on the fringe given that 50% of housing growth still occurs there.
[Government intervention in housing (13), Role of the Housing Authority (24-27), Land assembly (265269), Greenfield land development (270-271), Developing government land (272-273), Alleviating the cost of land (274-277)]
The different roles of the Housing Authority (24), what risks each role entails (25) and where its efforts are best directed (26). Compare the roles of equivalent departments nationally and in Scandinavia in particular (27).
▶ 24. Define the Housing Authority’s distinctive roles in development including as supplier of land, provider of funding and backer and initiator of social outcomes. Review past projects to explore different scenarios.
▶ 25. Review the risk profile attached to each of the roles played by government agencies engaged in affordable housing delivery.
▶ 26. Analyse the role the Housing Authority should play in the delivery of affordable and social housing such as funding, creating the vision, regulating, risk underwriting, providing expertise, relationship building, risk taking, ensuring success.
▶ 27. Review the roles of the Housing Authorities in the other Australian states and in Scandinavia (and elsewhere) and consider what might be learnt from their systems.
[Housing Authority encouraging innovation in affordable housing (5-6). Housing Authority evaluating its own work (28-30), Housing Authority evaluating developers’ work (31), Stronger Community Housing sector (32-35), Joint effort plans (36-38), Developer’s role, profit margins and infrastructure outlays (151-155)]
Housing Authority evaluating its own work
Evaluating the Housing Authority’s past work (28) including demonstration projects (29) and management of assets and leases (30).
▶ 28. Review the impact of relevant Housing Authority schemes from the past and others currently in place.
▶ 29. Review the Housing Authority demonstration projects and identify the achievements, the failures, and their applicability in wider contexts.
▶ 30. Review the Housing Authority’s and the Community Housing Sector’s management of leases and assets in terms of costs, risks and benefits.
[Role of the Housing Authority (24-27), Stronger Community Housing sector (32-35), Impact of asset and management transfers to Community Housing (308-310), Departmental indecision (311)]
Housing Authority evaluating developers’ work
The appropriate performance measures the Housing Authority should use for projects on the Authority’s land (31).
▶ 31. Analyse appropriate performance measures the Housing Authority should require of developers on the Department’s land.
[Role of the Housing Authority (24-27), Developer’s role, profit margins and infrastructure outlays (151155)]
Stronger Community Housing (CHO) sector
The benefits of a stronger Community Housing sector, regulated under ASIC (32) and with increased responsibility and a stronger partnership role with the Housing Authority (35). The sector increasingly paying its way, for example, with reduced council rates rather than none (33), and a price on asset transfers based on the UK Discounted Cash Flow model (34).
▶ 32. Analyse the benefits of a stronger Community Housing Sector. Develop a method for the regulation of the Community Housing Sector under ASIC in a similar way to commercial organisations as a prelude to their playing a greater role in affordable and social housing provision.
▶ 33. Develop a method to allow Community Housing Organisations to pay reduced council rates, allowing them to continue to contribute to local council funds when rates rise steeply.
▶ 34. Analyse whether the UK model of Discounted Cash Flow can be used to value land and so allow the Housing Authority to set prices on asset transfers that Community Housing Organisations can afford to pay.
▶ 35. Report on the Housing Authority’s role in developing and regulating the sector. Case study: The UK model of community housing and its management and governance and Community Housing and the cost of Community Housing by Steve Walker.
[Role of the Housing Authority (24-27), Comparison between Housing Authority’s and CHO’s asset management (30), Housing Authority evaluating developers’ work (31), Better government funding processes (207-208), Necessity of tenancy support (297-301), Impact of asset and management transfer to Community Housing (308-310)]
Joint effort plans
The prospect of an integrated plan between political parties, government agencies and the private sector to deal with housing affordability (36) (37) and infill delivery (38).
▶ 36 Prepare a plan to work towards a joint approach for major political parties and stakeholder government agencies (including Cabinet, Treasury and Planning) and internally within the Housing Authority.
▶ 37. Produce an integrated plan for the sector, including the development industry (public and private), to deliver suitable affordable housing in the Perth metropolitan area in sufficient quantities to meet the need.
▶ 38. Create an integrated plan to move to more dense delivery from what is now considered standard.
[Benefits of big picture planning (39-40), Housing case manager for partnerships and innovation (7), Stronger Community Housing sector (32-35), Establishing a partnership forum (61-66), Formalising partnerships (67-71), Benefits of partnerships (72-75), Attracting non-housing industry partners (76-77), Necessity of tenancy support (297-301)]
Benefits of big picture government planning to manage development and investment
Examining the ways in which big picture planning (39) and clear performance measures (40) help deliver better results.
▶ 39. Review, using case studies, the advantages of a well-developed government plan that manages growth and decides where it will happen.
▶ 40. Analyse, through case studies, the benefits of a clear plan and performance measures for government investment in affordable housing.
[Government intervention in housing (13), Joint effort plans (36-38), Better government funding processes (107-108), Developing government land (272-273)]
Measuring housing need
Understanding, by studying the customer market (demand determination) (42), the current make up of a household (41) and their needs and preferences (43) to target development appropriately (45).
▶ 41. Define the contemporary make up of a household and whether it differs from the traditional model as a group of related people. Consider the household in the future.
▶ 42. Report on changing needs due to the aging population and the resulting changes to life cycle needs. Consider what current 50 year olds will need in 15 years time.
▶ 43. Report on the different household types in Perth, their housing needs and preferences including in location, house size and product type.
▶ 44. Develop methods to measure market demand for social and affordable housing taking into account income bands, proximity to place of employment, location, household structure and built form requirements.
▶ 45. Analyse how optimal locations and concentrations of housing types are determined and what the prime locations are for affordable housing.
[Definitions of common terminology (9-12), Gaps and priorities for housing delivery (46-49), Identifying those who missed out on, or never had, the homebuying opportunities the baby boomers did (50-54)]
Gaps and priorities for housing delivery
Identify the people for whom appropriate housing is not readily available (47) (49) identify priorities. How does a lack of housing diversity lead to people being housed less than optimally (48)?
▶ 46. Review the current choices and gaps in provision of housing for seniors, people with disability, the homeless, those with mortgages and those who do not own their own homes.
▶ 47. Analyse how the lack of diversity in housing types in established suburbs leads to the inability of seniors to downsize locally and free up larger homes for new families.
▶ 48. Fremantle mostly caters for the two ends of the spectrum, the wealthy and those living in social housing. Develop a plan for the City that will provide for the housing needs of its workers who are currently unable to live in the inner city.
▶ 49. Develop methods for prioritising housing needs. Consider how different measures may be appropriate for inner city and outer city living.
[Measuring and prioritising housing need (41-45), Housing choices (233-235)]
Putting a human face to those who missed out on, or never had, the home buying opportunities the baby boomers had
The baby boomer generation had opportunities in the housing market young people don’t have today (51). Finding ways to personalise the problem (50), showing housing unaffordability is not only a problem for the marginalised, but also for the young (51) (52), for many key workers such as nurses, police and teachers (51) and for the old who are not already homeowners (53). Bring awareness to the issue of homelessness with a calendar featuring people living in the street while resources are spent beautifying the City (54).
▶ 50. Report on the demographics of people in, or eligible for, social housing and affordable housing
▶ 51. Develop strategies to help change public perception of who is in need of affordable and social housing. a. Affordable housing is about giving options to the young and the old, not just about social housing. b. Changes in the housing market mean that the baby boomers had opportunities young people don’t have today. c. Everyday people like nurses, the police, teachers and young people are part of the demographic that need assistance into homeownership and affordable rentals. d. It’s not about affordable housing but a lifestyle choice. e. Social housing tenants for the most part are not problem tenants.
▶ 52. Analyse the entry point problem - the difficulty for a whole generation entering the workforce, unlikely to be able to purchase a home.
▶ 53. Analyse the housing position for non-homeowners post retirement.
▶ 54. Develop a plan for a creative project such as a calendar featuring the homeless to draw attention to the other side of the ‘’beautiful’ City of Perth (on which much resources are spent).
[Measuring and prioritising housing need (41-46), Working with the community (87-90)]
Real instrument of housing support
Is the task essentially about income support (55) and subsidies (56)?
▶ 55. Analyse whether affordable housing is really an income support issue as even without margins added on, expensive construction materials make it impossible to deliver affordable housing.
▶ 56. Analyse whether subsidies are the only way to deliver affordable housing.
[Government intervention in housing (13)]
An international comparison of the rights of the Australian tenant and their security of tenure (57). Does security of tenure deliver better communities and more choices for renters (58?) How are tenants’ rights best respected when Housing Authority properties are redeveloped (59)? Examine private and public sector delivery of affordable rentals (60).
▶ 57. Report on the rights of the tenant and security of tenure in a few different countries, as a comparison to tenants’ rights in Australia.
▶ 58. Analyse security of tenure in the Berlin rental market and whether this results in more diverse communities and increased choices for renters.
▶ 59. Consider methods to best approach the Housing Authority’s redevelopment of tenanted properties meeting the tenant’s housing needs in the transfer.
▶ 60. Report on private and public sector delivery of affordable rentals.
[Policies solving or exacerbating affordability in housing (123-127), Maintaining social connection (243)]
A forum to develop partnerships (62) between different levels of government (64), government agencies (61)(65), with Not for Profits and the private sector (63) as recommended by Delivering Community Services in Partnership (DCSP) (61), an edict for all Government agencies as stipulated by the Department of Premier and Cabinet. Study the Economic Development Queensland as a model for working partnerships (66).
▶ 61. Report on provider collaborative models such as The CEO Roundtable used by some government bodies such as the Disability Services Commission’s Delivering Community Services in Partnership (DCSP).
▶ 62. Develop a strategy to create a partnership forum involving the Housing Authority and NFPs in which strategies can be developed to jointly tackle challenges for the sector.
▶ 63. Report on possible and mutually beneficial partnerships between government and the private sector.
▶ 64. Report on partnership opportunities between the State Government and Local Governments in sub-regional affordable housing development.
▶ 65. Develop methods to facilitate collaboration between local councils, the WAPC and the developers to deliver sustainability outcomes.
▶ 66. Review the Economic Development Queensland (EDQ) and its property and infrastructure partnerships with local governments and industry stakeholder to deliver housing strategy and growth.
[Joint effort plans (36-38), Formalising partnerships (67-70), Benefits of partnerships (72-75), Attracting non-housing industry partners (76-77)]
Laying the groundwork for productive partnerships with good contract management (67), clear roles (68) and boundaries (69)(71) and lines of communication (70).
▶ 67. Develop methods for good contract management by Government. Include ways for Government to better convey what it is trying to achieve. Consider how the focus can be centred on outcomes rather than outputs. Develop strategies for the Government and NFPs to work together to determine what good outcomes/contract management looks like and what sanctions/rewards can be used for getting it right/wrong.
▶ 68. Create strategies to enable innovating partnerships between organisations to share expertise and aspirations and also some risk working together.
▶ 69. Review the modelling and funding of the Expressions of Interest (EOI) process which develops partnerships with the private sector.
▶ 70 Develop methods for improved communication and integrated planning between government agencies regarding development.
▶ 71. Analyse intellectual property issues with regard to application processes (eg. Expressions of Interest.)
[Joint effort plans (36-38), Establishing a partnership forum (61-66), Benefits of partnerships (72-75)]
Exploring how working collaboratively can bring about a pooling of resources (73) and skills (72), leading to improved outcomes (74) (75).
▶ 72. Analyse the benefits of acquiring input from a range of organisations within the sector in developing tenders.
▶ 73. Create a method to enable the Community Housing Sector to gain access to the Housing Authority’s strategic tools, such as the demand model, to ensure informed direction around strategies developed
▶ 74. The WAPC and local governments are not experienced in land and housing development. There needs to be a closer relationship between planning policy and what can be achieved on the ground. Closer consultation with the land and housing industry prior to the release of major plans and policies is necessary improved planning and affordability outcomes are to be achieved. Analyse in what ways consultations with developers prior to the announcement of new initiatives lead to the proposal of more robust ideas and the delivery of better outcomes. Determine methods that draw on prior testing of ideas and the capacity of the construction industry to help deliver better policy.
▶ 75. Report on the ways in which partnerships between Community Housing Providers, government agencies and other organisations in the sector can reduce costs such as in administration overlaps. Consider partnerships that may be beneficial to the delivery of housing pathways.
Case study: BlueCHP NSW
[Joint effort plans (36-38), Establishing a partnership forum (61-66), Formalising partnerships (67-70)]
Attracting non-housing industry partners
Attracting innovative partners (77) who have not previously been engaged in the sector (76) and may inject new ideas and different approaches.
▶ 76. Create methods to flag productive non-standard partnerships in development.
▶ 77. Develop strategies the Housing Authority can use to attract innovative partners from outside the sector.
[Bringing new ideas and change to affordable housing (1-4), Joint effort plans (36-38), Establishing a partnership forum (61-66), Working with marketing/advertising professionals to promote higher density living (261)]
What the community do and do not like to live close to
What people are happy to live close to (78) and are not happy to live close to (79) and how they make these decisions.
▶ 78. Report on what communities decide is desirable to live around and how they make these decisions.
▶ 79. Analyse the results of the City of Fremantle Community Perceptions Survey 2015 and the reasons people reported feeling unsafe in Fremantle.
[Removing the stigma attached to social housing (80-82), Community opposition to high density (83-86)]
Removing the stigma attached to social housing
How good tenanting helps alter the public view of affordable and social housing (80) (81) (82).
▶ 80. Report on the public perception of affordable housing especially in higher socio-economic areas.
▶ 81. Report on how good tenanting helps dispel the uncomplimentary myths around social and affordable housing tenants.
▶ 82. Review the tenanting of National Rental Affordability Scheme (NRAS) properties by private real estate and compare it to the Housing Authority’s more successful tenanting.
[What the community do and do not like to live close to (78-79), Necessity of tenancy support (297-301)]
Community opposition to high density
Understanding what the community’s issues are with high density (83) (84) and two of the ways these concerns have been dealt with - heavy handedly (85) or with forward planning, taking into account community concerns (86).
▶ 83. Report on the reasons the community is generally opposed to density such as 10 units on a ¼ acre block and identify what the issues are.
▶ 84. Develop a method to register and address community concerns with high density.
▶ 85. Report on the long-term effects of the suspension of the Planning Act in Melbourne and Sydney post Federal Stimulus on achieving affordable housing goals. Research can be undertaken using press articles that show how ignoring local planning to “push through” affordable housing apartments created long-term community opposition.
▶ 86. Develop strategies for the creation of local development plans or precinct plans, which can manage infill development at higher densities in a way that overcomes the concerns of local communities.
[What the community do and do not like to live close to (78-79), Working with the community (87-90), Promoting a new higher density “Australian Dream” (259-264)]
Working with the community
The successes and failures of past projects such as the Greenwood Primary and Carine TAFE site developments (87), the Foyer project in Northbridge (88) and the Town of Cambridge’s infill plan (89) understood and used to develop ways to work with the community cooperatively. The possibility of coming to an agreement with the community to develop the big picture of what is acceptable so every development does not need to go through an extensive consultation process (90).
▶ 87. Develop a method for community consultation based on the process used by Australand and the Housing Authority for the Greenwood Primary school site. Use the LandCorp/Cedar Woods project at Carine TAFE to identify some of the problems that can arise.
▶ 88. Review the Foyer project case study as a model for working cooperatively with the community on development.
▶ 89. Review the Town of Cambridge’s directive to developers to build maisonette housing on 900 square metre blocks without first costing and checking the feasibility of delivering the product.
▶ 90. Consider a method that allows local governments to develop guidelines with the community of what is and is not acceptable rather than putting every development to community consultation.
[Benefits to individuals and to society of housing available for all (16-18), Measuring and prioritising housing need (41-46), Identifying those who missed out on, or never had, the homebuying opportunities the baby boomers did (50-54), What the community do and do not like to live close to (78-79), Community opposition to high density (83-86), Overcoming Nimbyism (91-92), Avoiding bad design that puts the community off (97-98), Affection for the place where you live (216), Affordable housing and density the community will love to live around (327-330)]
Overcoming ‘NIMBY’ism
Is the negative perception in the community of high density and affordable housing (91), and the tendency to want to exclude, justified (92)?
▶ 91. Report on overcoming ‘NIMBY’-ism.
▶ 92. Report on community concerns with being located in areas with affordable housing and higher density.
[What the community do and do not like to live close to (78-79), Working with the community (87-90), Promoting a new higher density “Australian Dream” (259-264)]
Affordable housing everywhere
Can market intervention to deliver affordable housing across all suburbs, including central Perth (94), be justified (93)?
▶ 93. Review the delivery of the 15% affordable housing quota in all areas including high priced areas. Consider the positives and negatives to the approach and whether limited funds are best used on delivering greater housing supply or on housing closer to the city. Study also the negative impacts of market intervention to achieve the quota.
▶ 94. Analyse whether there is a need for affordable housing in the City of Perth and other high cost areas.
[Working with the community (87-90), Delivering affordable and market price mixes (95-96), Affordable housing and density the community will love to live around (327-330)]
Delivering affordable and market price mixes
Use local and international case studies to find ways of mixing affordable with to-market housing (96) taking into account the impact affordable housing may have on the housing around it (95)
▶ 95. Report on the factors that impede the delivery of affordable housing including the location and type of housing and how it is incorporated into and impacts on other housing within the project or its vicinity.
▶ 96. Develop strategies to mix social, affordable, shared equity and to market housing in a development. Use local (Living Space, Cockburn Central) and overseas case studies
[Affordable housing everywhere (93-94)]
Avoiding design and construction that puts the community off
Proactively, ensuring design standards include measures to avoid design and construction (98) that puts the community off higher density (97).
▶ 97. Analyse community opposition to the Town of Cambridge’s infill efforts and how its directive to developers to build maisonette housing on 900 square metre blocks contributed to the disapproval.
▶ 98. Developing design controls for multiple dwellings, including 10 units on a ¼ acre block and 2 and 3 storey walk ups, to avoid issues arising that may undermine the ability to sell future developments with density.
[Working with the community (87-90), Affordable housing and density the community will love to live around (327-330)]
Affordability index to evaluate and improve a dwelling’s long term affordability
Measure of a dwellings affordability (99) and how to reduce the long term cost of living for individual houses (100) and whole precincts (101). A checklist of climate sensitive ideas that are inexpensively incorporated into developments (102) helps deliver affordable living options. The Huntlee development in NSW offers some ideas (103).
▶ 99. Develop a method (index) to determine a dwelling’s affordability that takes into account in the short term house price or construction and land costs and in the long term the cost of living.
▶ 100. Prepare a report on affordable living and long term sustainability design options.
▶ 101. Develop strategies for precinct based, development based and building based affordable living with localised energy and water usage and water treatment systems.
▶ 102. Develop a method to create a checklist of easily and inexpensively delivered climate sensitive design ideas that developers can/must incorporate into affordable housing.
▶ 103. Report on the NSW Huntlee development’s shared renewable schemes.
[Compromises people are willing to make for housing affordability (104), Great design to compensate for less expensive housing (105-106), Delivering affordable living options (135-140), Assisting lower income families with energy efficient upgrades (141-142), Disproportionate impact of climate change on the less well off (143), Real cost of a long commute (144-146), Affection for the place where you live (216)]
Compromises people are willing to make for more affordable housing
What people are prepared to trade off to lower housing cost (104).
▶ 104. Analyse local expectations about housing and the trade-offs people are prepared to make. Consider whether people are prepared to live with more relaxed standards - such as around quietness, minimum car-parking bays, climbing more than 3 flights of stairs - if this housing is more affordable, or on smaller blocks located more conveniently.
[Affordability index to evaluate and improve a dwelling’s long term affordability (99-103), Trade-offs to be closer to employment and services (146), Parking on the street (206)]
Great design to compensate for less expensive housing
The push for affordability can lead to design compromise or simplification. But does this have to be the case? Finding ways to use great design to deliver better housing more cheaply (105) and compensate for a lack of more expensive features (106).
▶ 105. Consider strategies to use architecture, urban and landscape design as a tool for delivering affordable housing and increased affordability. As an example, consider how increases in ceiling height impacts on the roominess of an apartment, as the cubic size of a room is what people perceive rather than the square meterage when they consider spaciousness.
▶ 106. Explore design ideas that deliver quality with affordability incorporating compensatory features, including those that are accessible to the wider community.
[Affordability index to evaluate and improve a dwelling’s long term affordability (99-103), Challenges in delivering low cost housing (172-177)]
More efficient processes to acquire government funding (107) and clearer indications of the Housing Authority’s intentions (108) to avoid wasted time and effort.
▶ 107. Review the legal process followed for the acquisition of government funding for a variety of projects and consider ways in which the system can be standardised and made more efficient.
▶ 108. Consider methods to streamline and make more efficient the process for Community Housing Provider’s seeking Housing Authority funds. Consider how the Housing Authority can better communicate its intentions to avoid time being wasted by Community Housing Providers on the development of projects the Housing Authority has no interest in funding.
[Stronger Community Housing sector (32-35)]
The impact of bank finance approval processes
The impact of the banks’ approval processes (109) on developers and homebuyers and the flow on effect on housing affordability, developer margins, development product mix, and market positioning (110). Does finance coming from overseas affect developer margins and the type of projects delivered (111)? Investigate the experience of the Community Housing Sector in trying to acquire bank funding for projects (112).
▶ 109. Produce a review of a selection of banks’ processes and legal procedures in providing mortgages and financing development and scrutinise their process.
▶ 110. Analyse bank requirements that developers have 60-70% pre-sale on developments and homebuyers have a 10% deposit to acquire finance for residential developments and the effect of this on housing affordability. Consider the impact on affordable buyers entering the market, developers and on development product mix and market positioning.
▶ 111. Analyse the effects on development margins and building practice of development financing increasingly coming from overseas including from Singapore. Consider whether this leads to larger projects with few opportunities for smaller developers and more pressure to attain big developer margins.
▶ 112. Report on the experiences of Community Housing Providers seeking funding from various banks. Review the process, timeframes and outcomes.
[Refusal of the banks and NRAS to fund non-standard housing (194-197)]
Selling urban design strategies
Good urban design as a priority (113), using new computer technology to engage people in the outcomes (115). Does urban design in Perth need a champion, the role played by the Design Council in the UK (114)?
▶ 113. Develop a plan for a coordinated Urban Design Policy framework.
▶ 114. Report on the work of Design Council (CABE), UK which “champions great design … that improves lives and makes things better”
▶ 115. Review how computer programs that allow you to wander around a not-yet-built house can be used to deliver better housing outcomes. Look at a range of uses from selling a vision of an area as a place to live to showing how a street will be made out of a highway.
[Achieving balance in design (116-117), Softening the urban environment (219-221), Affection for the place where you live (216), Softening the urban environment (219-221), Streets as shared spaces (222223), Doing infill well (251-254)]
Achieving balance in design
Balances to be reached between sterility and chaos in a place that is gentrifying (116) and between private and public amenity in a place that is densifying (117).
▶ 116. Analyse how a happy medium can be reached between too much sterility (Carmel, US) and a distinct lack of orderliness (Frankston) in a place that is gentrifying.
▶ 117. Analyse how and when public amenity offsets reductions in private amenity. Use case studies such as Canberra’s courtyard homes.
[Avoiding bad design that puts the community off (97-98), Selling urban design strategies (113-115), Softening the urban environment (219-221), Streets as shared spaces (222-223), Maintaining social connection (243)]
Novel ideas in building design
Thinking outside of the box for new ways (118) and novel (119) and abandoned sites (120) to house people.
[Housing designs for infill (217-218)]
▶ 118. Design container housing possibilities for Perth.
▶ 119. Design housing for the roofs of existing car parks.
▶ 120. Consider methods and design ideas for the vacant upper levels of old buildings in the City of Perth to be used for housing. Case study: City of Melbourne’s approach to risk factors.
Eligibility issues around affordable housing
Factors that should be taken into account, other than income, when deciding eligibility for affordable housing (121). What is an appropriate process of transition for someone who is no longer eligible (122)?
▶ 121. Analyse how eligibility for affordable housing is determined. Consider whether factors other than income, such as proximity to work, should be taken into account.
▶ 122. Review the process of transition for someone who is no longer eligible for affordable housing.
[Policies solving or exacerbating affordability in housing (123-127)]
Policies solving or exacerbating affordability in housing
Assessing all current policies and determining which policies are out-dated, (125) ineffective (126) (127) or contradictory (123). Set in place a system to ensure all future policy is checked for its impact on affordability (124).
▶ 123. State and local government and WAPC policies tend to be developed in isolation as single issue policies which can often have a significant (usually unintended) impact on wider issues such as affordable housing. Report on the ways in which planning policy works against housing affordability by assessing the impact of every policy on housing affordability.
▶ 124. Develop a feasible method that would require an affordability impact statement to be part of any policy that can affect housing affordability.
▶ 125. Review planning policies and identify those that were once relevant but with time have become a hindrance in the delivery of affordable housing. (For example, the R code only allows 6 unrelated people to live together.)
▶ 126. Review the WAPC’s recent tightening of the Residential Design Codes to restrict apartment buildings in residential areas coded R30 and R35 in response to concerns raised by some local governments about the adverse impacts of new apartment developments and its effect on government policy to create a more consolidated city through greater infill and residential densities.
▶ 127. Review how proposed changes to planning rules such as those to the multi-unit code work against affordability by removing incentives to develop smaller homes (apartments).
[Rights of the tenant (57-60), Eligibility issues around affordable housing (121-122), Effect of taxes and tax incentives on housing affordability (128-131), Broader effects of stamp duty (133-134), Refusal of the banks and NRAS to fund non-standard housing (194-196), Affordable in perpetuity (282-286), Possible creation of an affordable housing sub-class (287), Questioning regulatory standards (288-291), Cost of environmental buffers and transport corridors (292-295), Examining strata rules (302-307)]
Effect of taxes and tax incentives on housing affordability
An assessment of how stamp duty (128), negative gearing and capital gain’s tax (129) and the National Rental Affordability Scheme (132) have affected housing affordability. Should stamp duty be removed (131) or negative gearing or capital gain’s tax altered or removed (130) (132) to assist deliver cheaper housing?
▶ 128. Review stamp duty as a major component of a house purchase.
▶ 129. Review the effects of negative gearing, capital gains tax and stamp duty on housing affordability. Investigate whether these are the biggest issues to have driven house prices up in the last generation. (NB. Curtin has done work on stamp duty.)
▶ 130. Analyse how Capital Gains Tax and negative gearing can be used to achieve better results in affordable housing by incentivising landlords at the cheaper end of the market.
▶ 131. Analyse the possibility of replacing stamp duty with a land tax on the principle place of residence and consider how difficult this is likely to be politically.
▶ 132. Review the NRAS and identify its achievements, limitations and whether a scheme that offers incentives to the tenant, such as increased Commonwealth Rent Assistance, would have been more beneficial. Case study: The NRAS scheme for the Foyer project.
[Policies solving or exacerbating affordability in housing (123-127)]
Broader effects of stamp duty
Examining whether stamp duty dissuades movement, meaning people are less likely to move to more suitable housing (133) and more likely to renovate and reduce the availability of cheaper housing stock (134).
▶ 133. Analyse whether stamp duty dissuades people from moving to more suitable housing and whether some relief would be desirable particularly for downsizers and to allow more movement between houses at different stages of life.
▶ 134. Analyse whether stamp duty encourages gentrification.
Delivering affordable living options
In order to prioritise affordable living, comparisons between different living options (135) help make the benefits clear, encouraging people to incorporate the features into their housing (136). Builders currently do not have much incentive to reduce the long term cost of living in new properties (137). Projects that can be used as precedents include work by a group of architects, Breathe (138), the Knutsford project (139) and Gen Y housing developments in the City of Fremantle (140)
▶ 135. Analyse how factors such as the quality of life and amenity of where you live compensate for housing affordability. For example, a house in the inner city may cost more but will save a city worker time and money.
▶ 136. Develop strategies to increase the delivery of affordable living with energy efficient features in new housing.
▶ 137. Identify methods to incentivise affordable living options for developers.
▶ 138. Report on Breathe, a consortia of architects who act as developer and deliver housing with low energy, affordable living options.
▶ 139. Report on the Knutsford project with aims to incorporate innovative ideas in affordability, sustainability and lower costs of living.
▶ 140. Review the design of the Gen Y housing development on a 250 square metre block in White Gum Valley (Landcorp) can be used as a model for affordable separate accommodation with affordable living. (3 solar passive one bed apartments)
[Affordability index to evaluate and improve a dwelling’s long term affordability (99-103)]
Assisting lower income families with energy efficiency upgrades
Helping those who need it most reduce the cost of living (141). A private company has developed a model for whole of site energy efficiency upgrades funded by private investors (142).
▶ 141. Develop methods to assist lower income families with energy efficiency upgrades that will save money in the long term.
▶ 142. Develop a method to identify locations for whole of site energy efficiency upgrades and embedded generation (solar PV) funded by private investors as proposed by a private company.
[Affordability index to evaluate and improve a dwelling’s long term affordability (99-103)]
Disproportionate impact of climate change on the less well off
Climate change’s expected effect on the cost of living and higher impact on some sections of the community (143).
▶ 143. Analyse the increases in the cost of utilities due to climate change and the disproportionate impact on people of lesser means.
[Affordability index to evaluate and improve a dwelling’s long term affordability (99-103)]
Real cost of a long commute
Commuters spending significant amounts of time (144) and money (145) travelling to work are disadvantaged and may consider tradeoffs to live closer (146).
▶ 144. Report on the different ways in which people who spend significant amounts of time travelling to and from work are disadvantaged.
▶ 145. As a means for considering which areas are most disadvantaged by a lack of public transport, report on how far you can get on public transport from different starting points in Perth city and suburbia.
▶ 146. Prepare a report on whether people are prepared to make trade-offs in their preferred house type to own or rent a home closer to employment and services.
[Affordability index to evaluate and improve a dwelling’s long term affordability (99-103), Compromises people are willing to make for more affordable housing (104)]
A detailed analysis of housing construction costs (148), union labour cost (150) and an examination of the high cost of delivering multi-storey (149) in order to determine best value for money construction (147).
▶ 147. Review a range of projects undertaken by developers (including Housing Authority, Community Housing, private developers) and examine the breakdown of cost and time for a project to go from initial idea/concept to completion in order to better understand the process and its inefficiencies. Consider best value for money ideas for the delivery of social and affordable housing.
▶ 148. There is a tendency to compare the cost of different house types rather than the cost per square metre to build. Develop a method to enable a comparison in cost to be made between a range of construction methods and different housing typologies in different regions.
▶ 149. Review the fact higher density housing is more expensive per square metre to deliver in Perth, comparing the cost to construction interstate. Investigate ways to deliver multilevel that is competitive with single level construction including pre-fabrication or modular.
▶ 150. Analyse the impact of union labour on the cost of construction in WA. Compare the impact to that in the eastern states.
[Developer’s role, profit margins and infrastructure outlays (151-155), Construction industry’s capacity and preferences (156-157), New building methods and products (158-164), Building standards for new product (165-166), Self-build as an alternative development model (167-171), Challenges in delivering low cost housing (172-177), Questioning regulatory standards (288-291), Cost of environmental buffers and transport corridors (292-295), Impact of delays and uncertainty (311-314)]
Developer’s role, profit margins and infrastructure outlays
What the responsibilities of a private sector developer are (151), the appropriateness of developer margins (152), (153), and a German method to curb developer profits (154). Consideration of the ad hoc manner in which developers are required to contribute to infrastructure upgrades and how this can be better distributed (155).
▶ 151. Review the roles and responsibilities of private sector developers.
▶ 152. Analyse developers’ current requirement for a 25-30% ROE (return on equity) which given the requirement for 100% pre-sales from financial institutions before projects can proceed is not matched with any great exposure to market risk and is therefore high, especially in relation to the all-time low risk free rate. Consider whether a significant increase in competition in the market would encourage smaller profit margins and so reduce the cost of housing construction in the foreseeable future.
▶ 153. Analyse the different ways return on investment can be measured for a development and develop methods for making valid comparisons.
▶ 154. Review Germany’s policy of limiting developer profits on social housing developments and its applicability to the Australian sector.
▶ 155. Review the benefits of a local government administered Developer Contribution Scheme for infrastructure upgrades when infill developments are being delivered by more than one developer. The infrastructure costs are then shared equally between developers. In particular, consider a method for conducting precinct level traffic surveys prior to development to save time and money for individual developers who are currently expected to conduct individual surveys incrementally before they develop.
[Role of the Housing Authority (24-27), Housing Authority evaluating developers’ work (31), Construction costs (147-150), Impact of delays and uncertainty (311-314)]
Construction industry’s capacity and preferences
Building expertise and capacity in Perth and what effect this has on housing construction costs (156). How builders can be encouraged to move beyond the familiar (157).
▶ 156. Analyse the construction industry’s capacity and areas where expertise is concentrated and how this affects the delivery of the affordable housing product and construction timeframes.
▶ 157. Develop strategies to enable better acceptance in Perth of more efficient construction techniques (timber frame/steel frame/etc.) than the traditional brick. Consider what it takes for builders to move into new forms of construction and how this will reduce the price and risk associated with the new products. Look at case studies of success and market acceptance of products such as lightweight Scandinavian construction.
[Bringing new ideas and change to affordable housing (1-4), Construction costs (147-150), New building methods and products (158-164), Building standards for new product (165-166), Effect of risk management and aversion (319-320)]
Introducing cheaper products (158) and construction techniques (159) with faster construction times (160) (161) as alternatives to traditional building materials and techniques to save time and money. In particular modular and prefabricated products (160) (162) and the successes (163) and problems (164) with past use.
▶ 158. Report on options for cheaper construction products.
▶ 159. Report on a range of innovative construction methods delivering speed in construction such as the possibility of building the second storey on the ground and raising it onto first storey after construction. (Maylands development)
▶ 160. Report on turnaround times and material costs for prefabrication and modular housing.
▶ 161. Consider methods for incorporating construction techniques used by Australand to deliver 6 – 7 storey housing solely using timber frames and prefab floor plates that resulted in quick turnaround times and about an 18% saving on construction. Australand, Melbourne. (Contact: Rob Pradolin)
▶ 162. Report on the company producing modular in Perth and its current position.
▶ 163. Report on the success of modular. Case study: Stellar’s Shorehaven project (19 units, 3x2).
▶ 164. Normal development occurs in small(ish), regular instalments of work, which are paid as they go meaning that the short-term impact on the builder’s or developer’s balance sheet is manageable (they don’t have to hold very large costs at any one time). Report on the issues that arise from short modular turnaround times where a large proportion of the costs (i.e. fabrication of the modules) occur in one hit, which can place a lot of strain on the balance sheets of the builder/developer.
[Construction costs (147-150), Construction industry’s capacity and preferences (156-157), Questioning regulatory standards (288-291), Effect of risk management and aversion (319-320)]
Building standards for new product
Appropriate quality control for new products to ensure standards are maintained (166) and risk is managed appropriately (165).
▶ 165. Report on the issues with modular construction including the higher risk for installers, transportation times, compliance issues, the need for prototyping, banks’ reluctance to finance and quality control.
▶ 166. Develop strategies of quality control for quick turn around development that uses new products such as modular and wet area pods (Jaxon).
[Construction costs (147-150), Construction industry’s capacity and preferences (156-157), Questioning regulatory standards (288-291), Effect of risk management and aversion (319-320)]
Self-build as an alternative development model
Cooperative housing, self-build (167) (168), retrofit (171) and the German Baugruppen model (169) (170) as ways homebuilders can reduce costs by eliminating developer margins.
▶ 167. Develop methods to support delivery of co-operative and self-build housing in inner city Perth. Consider case studies and the SHAQ model in the City of Fremantle.
▶ 168. Analyse the ideas presented in Kristien Ring’s Self-made City (which details 40 projects in Berlin) and consider their applicability for development in Perth.
▶ 169. Review Germany’s Baugruppen housing model, which forms a collective of prospective homeowners to act as their own developer, for the delivery of affordable housing in Perth.
▶ 170. Create a strategy to adopt Baugruppen ideas for a site in the Knutsford development for the City of Fremantle
▶ 171. Report on the N street retrofit co-housing model and in what circumstances it may be applicable for adaptation in Perth.
[Bringing new ideas and change to affordable housing (1-4), Construction costs (147-150)]
Is it possible to deliver decent low cost housing (173) in Perth that a retail worker can afford (172)? The real barriers to delivery (174) (175) and market pricing (177) influences and how these issues have been tackled internationally (176).
▶ 172. Report on the challenges and issues in the delivery of decent (not cheap or low quality) affordable housing.
▶ 173. Analyse the possibility of delivering a green title or survey strata house for $150,000 to $300,000, the range a retail worker is likely to be able to afford if they have the deposit.
▶ 174. Analyse the real barriers to housing affordability. (AHURI report on this.)
175. Review the assumptions that are made about the issues around affordable housing and affordability and consider their validity and whether some need to be dispelled in order to come up with all possible solutions to the issue.
▶ 176. Report on international responses to the affordable housing problem including those sited in WALGA’s Affordable Housing: Opportunities for Local Government, July 2013.
▶ 177. Report on market cycle influences on the pricing of property.
[Affordability index to evaluate and improve a dwelling’s long term affordability (99-103), Great design to compensate for less expensive housing (105-106), Policies solving or exacerbating affordability in housing (121-127), Construction costs (147-150), Supporting apartment living (198-202), Adaptable and multi-use developments (203-204), Reductions in car bays and car parking (205-206), Compact houses (207-212), High density family living (213-215), Shared housing possibilities (230-231), Whether there is a need for lodging houses (232), Housing choices (233-235), Urban renewal and retrofit (249250), Learning from major affordable housing projects (236-242) Examining strata rules (302-307)]
Private sector delivering more infill
[Doing infill well (251-254)]
As it stands the private sector is reluctant to deliver infill, which is more difficult to develop compared to greenfields. What can be done to encourage infill development (178)? How can economies of scale realisable on greenfields sites be achievable on infill (179)?
▶ 178. Develop methods to get the private sector more involved in infill development.
▶ 179. Consider methods for delivering piecemeal infill and still getting economies of scale.
Medium density building blocks
[Housing
A set of standardised designs for 2 and 3 storey apartments and houses that are cost and design efficient and work well together (180) (181).
▶ 180. Develop standardised designs for 2 or 3 storey one and two bed apartments and 1 or 2 storey one and two bed terraced or clustered houses where dwelling designs can be readily interlinked and replicated, with some design integration, to suit new locations. Case study: similar UK housing products.
▶ 181. Design an updated version of the 3 storey walk up.
High density around TODs (Transit oriented developments) in other Australian cities (182) including in Bondi Junction, where it occurs on the periphery (183). The possibility of a body to oversee development (185) and integrated planning (184) for the precinct to progress high density development around TODs. Ways to enable the building industry to engage in TOD development (186).
▶ 182. Report on high density TOD developments in Melbourne, Brisbane and Sydney.
▶ 183. The expectation is that density will happen on retail and transit but this is quite rare even in Europe except where the infrastructure is buried. Report on Bondi Junction, Sydney where density was built on the periphery of the centre first not in the centre.
▶ 184. Analyse how a fully integrated plan for a TOD, that incorporates residential, commercial and retail with public transport, can help deliver higher density in these areas.
▶ 185. Develop a method to advance the formation of a body to protect land around TODs, ensuring they are developed in the most effective way.
▶ 186. Develop strategies to enable the building industry to gear up to deliver TOD development. [Doing
[Private
Identifying funding sources to help people raise the deposit on the purchase of a home (188). Can the government’s shared equity scheme be made sustainable in the long run (187)?
▶ 187. Analyse the possible effects of different market cycles (rising, stable, falling prices) on the department’s shared equity scheme. Consider ways shared equity can be sustainable in the long run.
▶ 188. Consider methods to assist people raise the deposit on the purchase of a home.
How can more funds from the private sector (191) be attracted into affordable housing (189) including for rentals (190)? Are tax breaks used in the US to fund whole building rental stock appropriate in Western Australia (192)? Consider personal pitches to property developers to assist (193).
[Funding for homebuyers (187-188)]
▶ 189. Consider methods to diversify the sources of funding for affordable housing.
▶ 190. Report on private investor funding potential, particularly for rental housing.
▶ 191. Report on incentives that can be offered to private investors.
▶ 192. Analyse the local applicability of funding schemes used in the US such as a funding vehicle with long term affordable rental stock delivering low risk for moderate returns on investment that can be taken up by private investors and super funds (AHURI has done some work on this) or tax breaks for purchasers of whole buildings who rent the apartments out for affordable housing.
▶ 193. Consider strategies to encourage developers to contribute philanthropically or through their businesses to affordable housing. Consider whether they may have a personal interest in particular projects. For example, would Adrian Fini, who lives in an intergenerational household, be interested in supporting extended family living arrangements?
Refusal of the banks and NRAS to fund non-standard housing
Banks and NRAS refusing to fund non-standard housing (194)(197) and banks not funding shared households (195). What are the implications of Keystart being one of the only banks to fund small units (196)?
▶ 194. Consider strategies to challenge the reluctance of banks to provide mortgage finance and development finance for modular housing, small apartments and non-standard units such as 25 square metre bedsits.
▶ 195. Report on the likelihood of securing bank mortgage finance for shared housing and other non-standard households.
▶ 196. Analyse the implications of Keystart being one of the only banks that allows finance for small units.
▶ 197. Report on the Shaq project – How prescriptive bureaucratic requirements limit choice and add unnecessary cost. NRAS is only available for “conventional” housing types.
[The impact of bank finance approval processes (109-112), Policies solving or exacerbating affordability in housing (123-127)]
Supporting apartment living
High density needs to become a bigger part of the picture in Perth in order to achieve infill targets (198). Issues, such as privacy and increased exposure to noise need consideration, along with the possibilities, such as shared entertaining areas (200) and better connection to the street and the community (201). International projects are a source for design ideas (202). But is a homeowner with house and land always going to be better off in the long run (199)?
▶ 198. Analyse whether long-term a homeowner with a piece of land is in a better position than someone with an apartment. Consider their financial position as well as long term housing suitability.
▶ 199. Review the low percentage of development approvals for apartments in Perth. Consider the future of apartments, whether the market is likely to change and, if so, to what extent and how long it will take.
▶ 200. Report on innovative ideas for multi-storey building design taking into account the need for privacy, sound dampening, ground floor possibilities and social space including ideas such as a shared top floor banquet space.
▶ 201. Describe effective methods and design ideas for connecting high-density ground floor units to the street and infill to the existing streetscape and surrounding community.
▶ 202. Develop design ideas for apartments based on interesting international projects.
[Challenges in delivering low cost housing (172-177), High density family living (213-215), Housing designs for infill (217-218), Housing choices (233-235)]
Adaptable and multi-use housing
Housing designed to be modified over time to suit (204) changing household compositions and needs as people age (203).
▶ 203. Develop adaptable housing design ideas for future housing and to remodel existing residences for whole of lifecycle living and meeting the needs of the aged and people with disability. Work in collaboration with the proposing government agency.
▶ 204. Consider methods for incorporating the Housing Authority’s successful 40 square metre ground floor multi-use (residential/commercial) unit into other developments. Case study: Cockburn Central.
[Challenges in delivering low cost housing (172-177), Housing designs for infill (217-218), Housing choices (233-235)]
Reductions in car bays and car parking
Schemes that decrease car usage (205) or promote street parking (206) to lower the number of on-site car bays needed, reducing the cost of housing and the demand on land supply.
▶ 205. Develop methods to reduce the number of car bays required for new developments including schemes such as shared vehicles and improved cycling facilities. Consider the allocation of bays and other incentives for shared cars. Case study: Abode, City West, provision of housing without car bays. (Vespa bays are provided as an alternative.)
▶ 206. Analyse the cost benefits to a homeowner of parking on the street versus purchasing the land on which a car is parked. Develop a strategy to promote on street parking as a way of reducing land demands.
[Challenges in delivering low cost housing (172-177), Housing designs for infill (217-218), Housing choices (233-235)]
Small houses that are very functional (208) (209) as a viable low cost housing solution (207) especially when well located (210) in small, unused spaces such as laneways (211). Can comparisons to the size of apartments, rather than stand-alone dwellings, help overcome people’s resistance to small houses (212)?
▶ 207. Analyse the demand for housing with limited floor space.
▶ 208. Report on what’s available in micro housing and efficient space design. Review Clique’s East Perth micro apartments (35 m2) and tiny house (and multiple tiny houses) as developed by Amy Moffatt in conjunction with the City of Fremantle.
▶ 209. Develop methods to increase the functionality of more compact, affordable housing.
▶ 210. Consider strategies to use the Queen Victoria Street small 30 square metre studio apartments that sold for less than $350,000 some with no car park, as precedent for small dense development.
▶ 211. Consider methods and design ideas for the development of unused laneways for micro-housing that can be marketed as a way to house the owners grown up children or aging parents. Case study: Laneways in the City of Stirling that are 6 metres wide.
▶ 212. The standards for a single stand-alone dwelling differ from a ground floor unit. Consider methods to use a comparison between the two to deliver smaller single dwellings. Land value escalates so this helps people bank for the future better than some apartment developments. It also allows for redevelopment from cottage to townhouse or maisonette over time.
[Challenges in delivering low cost housing (172-177), Housing designs for infill (217-218), Housing choices (233-235)]
High density family living
Constructing smaller sized apartments enables the delivery of affordable housing in the CBD but these apartments aren’t necessarily family friendly. Are families interested in apartment living (214) or are the suburbs and housing diversity more what they are looking for (215)? Can apartments be made more suitable for family living (213)?
▶ 213. Describe methods, including design that can be used to deliver family sized affordable units centrally and make them more conducive to family life.
▶ 214. Analyse whether the affordable 3 bedroom apartment is a family friendly option. Case study: Belmont development where less than 10% of units had 3 bedrooms and were snapped up quickly.
▶ 215. Report on the validity of some analyses of housing demand and consumer preferences that seem to show a predominant demand from families for single family houses in the suburbs but with more diverse options such as semi-detached, terraced, group and multiple living particularly for small households, couples, single people and retirees.
[Challenges in delivering low cost housing (172-177), Supporting apartment living (198-202), Housing designs for infill (217-218), Housing choices (233-235)]
Affection for the place where you live
Spotlight on goals other than the purely utilitarian and functional to develop environments that people love to live in and in so doing deliver social, well being and sustainability benefits (216).
▶ 216. Consider methods to prioritise people’s affection for their surroundings as a means to delivering long term and sustainable development and other social and well-being benefits.
[Softening the urban environment (219-221), Streets as shared spaces (222-223), More appealing universal design (229), Maintaining social connection (243), Affordable housing and density the community will love to live around (327-330)]
Housing designs for infill
Design briefs (217) for suitable housing typologies that can be used for infill (218).
▶ 217. Develop architectural/qualitative design briefs for specific housing types including group, single and low and high rise.
▶ 218. Review perimeter block housing as built in Prague, Barcelona and Paris as an alternative to standalone buildings that have little common yard amenity and tend to overlook one another’s spaces
[Novel ideas in building design (118-120), Medium density building blocks (180-181), Supporting apartment living (198-202), Adaptable and multi-use developments (203-204), Reductions in car bays and car parking (205-206), Compact houses (207-212), High density family living (213-215), New designs and ideas for housing seniors (224-228), More appealing universal design (229), Temporary housing (244-248)]
Softening the urban environment
Small interventions (219) that enhance an area such as delivering bigger trees in small lot areas (221). An audit of Perth can clarify what is and isn’t needed (220).
▶ 219. Consider design ideas to soften the built environment with small aesthetic interventions (such as trees and small parks) to be used in places with increased density.
▶ 220. Develop a method to audit Perth in the same way Melbourne’s city features were mapped by the City of Melbourne.
▶ 221. Analyse how the sharing of service alignments can be used to deliver narrower, more lane efficient streets and enable the planting of bigger trees.
[Selling urban design strategies (113-115), Affection for the place where you live (216), Streets as shared spaces (222-223), Affordable housing and density the community will love to live around (327330)]
Streets as shared spaces
Reclaiming streets as spaces for community and the sharing of ideas (222) and so allowing for innovation in street and development space design (223).
▶ 222. Review the benefits (particularly in social capital) of streets as shared spaces where people meet and children play. Create strategies to reduce speeds, change driver perception and reclaim the streets as shared space.
▶ 223. Analyse how shared ownership of streets and spaces may free up innovation by avoiding one-stop policies on design of streets, spaces and development.
Bringing new ideas and change to affordable housing (1-4), Selling urban design strategies (113-115), Affection for the place where you live (216), Softening the urban environment (219-221), Maintaining social connection (243), Affordable housing and density the community will love to live around (327330)]
New designs and ideas for housing seniors
Good housing design including for intergenerational living (224) possibly around schools (225) and alternative living options for seniors who do not own their own homes, like shared housing (227) and a scheme along the lines of the ‘House a refugee scheme’ (226). An option is to house seniors, living in suburbs where people are looking to downsize but stay local, on spare land between properties (228).
▶ 224. Develop designs for seniors’ housing and for intergenerational housing.
▶ 225. Report on the possibilities for intergenerational housing around schools.
▶ 226. Review the possibility of running schemes to house older people based on a past government initiative – the ‘House a refugee’ scheme.
▶ 227. Develop methods for housing seniors with mortgages including shared housing.
▶ 228. Explore design options that allow the elderly to move out of their big houses but still stay local in middle ring suburbs. Consider methods for developing spare land between properties to develop units for smaller elderly households.
[Housing designs for infill (217-218), Housing choices (233-235)]
More appealing universal design
Universal design housing that isn’t stark and utilitarian (229).
▶ 229. Develop design ideas to make universal design dwellings (liveable homes) more universally appealing.
[Affection for the place where you live (216), Housing choices (233-235)]
Shared housing possibilities
New possibilities and designs to make shared housing more popular (230) including to house new demographics such as the aged (231).
▶ 230. Analyse the demand for housing with shared facilities.
▶ 231. Consider the design possibilities for housing with shared facilities.
[Challenges in delivering low cost housing (172-177), Housing choices (233-235)]
Whether there is a need for lodging houses
The appropriateness of lodging houses and hostel-style accommodation. Do lodging houses fulfil a need (232)?
▶ 232. Review lodging houses and other hostel-style accommodation and whether they still fulfill a need or should be replaced with accommodation in the community.
[Challenges in delivering low cost housing (172-177), Housing choices (233-235)]
Helping people make informed decisions of where and how to live by presenting the options available (233) (234). Investigate how choosing can be assisted by websites that match people to housing (235).
▶ 233. Report on the variety of housing options available in Perth.
▶ 234. Report on the available affordable purchase options.
▶ 235. Review how the website Citi Niche (or a similar site) could be used in Perth to match people to residential property and development options.
[Gaps and priorities for housing delivery (46-49), Construction costs (147-150), Medium density building blocks (180-181), Supporting apartment living (198-202), Adaptable and multi-use developments (203-204), Reductions in car bays and car parking (205-206), Compact houses (207-212), High density family living (213-215), New designs and ideas for housing seniors (224-228), More appealing universal design (229), Shared housing possibilities (230-231), Whether there is a need for lodging houses (232),Learning from major affordable housing projects (236-242), Temporary housing (244-248), Urban renewal and retrofit (249-250), Doing infill well (251-254), Examining strata rules (302-307)]
Learning from major affordable housing projects
Learning from successful major housing projects delivered (236) (237) (238) (239)? Is it feasible to build a development for under 35s and are there legal barriers to such a development (240)?
Investigate design possibilities for the East Perth Power Station site (241) and the possibility of requiring a proportion of developments near shopping centres include affordable housing (242).
▶ 236. Review Paul Hoffman’s Lafitte Housing Project – 1941 as a successful housing project development.
▶ 237. Report on the City of Cockburn’s Cockburn Coast affordable housing initiatives.
▶ 238. Review Brighton Estate (nearing completion), a major master planned community in Butler that has housing available from $200,000. Brighton was developed in a joint venture between Satterley and the Housing Authority and is the winner of 20 awards including the UDIA National and State awards for affordable housing in 2009.
▶ 239. Report on the affordable housing strategy for the Catalina development developed by Satterley. Case study: Catalina, Satterley Estate, affordable housing strategy adopted by the Tamala Park Regional Council (made up of 7 local governments) and includes specific measures to promote market-led affordable housing, affordable living support and early delivery of infrastructure.
▶ 240. Review models and the feasibility for delivering under 35’s housing developments and consider the legal barriers to delivery.
▶ 241. Develop design possibilities for the East Perth Power Station site.
▶ 242. Currently shopping centre development is linked to increased residential development. Analyse the benefits of requiring that all developments near shopping centres include a proportion of affordable housing.
[Challenges in delivering low cost housing (172-177), Housing choices (233-235), Affordable housing and density the community will love to live around (327-330)]
Maintaining social connection
How people moving away disrupts social connectivity (243).
▶ 243. Review the effects of people moving out of familiar neighbourhoods on social connection.
[Affection for the place where you live (216), Streets as shared spaces (222-223), Affordable housing and density the community will love to live around (327-330)]
Temporary housing
Temporary housing as a possible solution (244) (246) to housing the homeless (248), the aged or students using easily delivered units (247) in unused spaces such as vacant floors in buildings (245). Are there creative ways to house the homeless temporarily that the public will warm to (248)?
▶ 244. Report on appropriate temporary interventions in housing provision.
▶ 245. Develop methods (including design ideas) for vacant floor space to be used in a variety of temporary ways and adapted as needs change.
▶ 246. Analyse the need for temporary housing in the City of Perth.
▶ 247. Develop methods to use Plug ‘n’ Play units or high tech granny flats (available for $60k in the US/Japanese model also available) as an option for temporary housing for students and granny flats.
▶ 248. Deliver strategies to house the homeless in ways the public will warm to using creative and radical temporary housing ideas in novel and resourceful locations (such as empty car parks at night) in the City of Perth.
[Housing designs for infill (217-218), Housing choices (233-235)]
Urban renewal and retrofit
Local urban renewal projects (249) as a possible way to deliver affordable housing and, when heritage issues apply, how these can be managed sustainability and affordably (250).
▶ 249. Use Housing Authority case studies to report on urban renewal including the process, funding and how it can assist with affordable housing delivery.
▶ 250. Report on the issues to consider in managing the competing requirements for heritage, sustainability and affordability.
[N-street retrofit co-housing model (171), Challenges in delivering low cost housing (172-177), Housing choices (233-235)]
Infill sites are more difficult to develop compared to greenfield sites (251). Some effort can be put into learning from past infill developments (253) and choosing sites well (252). Were better results achieved when the Housing Authority held the vision during the development process (254)?
▶ 251. Consider methods to alleviate the added difficulties developing infill sites including in achieving variety and density, assembling land, developing and building and providing services.
▶ 252. Review specific indicators to help determine how to choose infill sites.
▶ 253. Review the former State Housing owned section of Doubleview (north of Scarborough Beach Road) as a case study in how to do and not do infill development. A majority of the area was sold off on a lot-by-lot basis to private owners resulting in haphazard, uncoordinated development with negative outcomes in traffic, access, parking, streetscape, and general loss of amenity. In contrast the State Housing developed one block in Easton Mews which shows what could have been achieved with some foresight and planning.
▶ 254. Develop a method whereby the MRAs can use improvement plan/scheme powers for infill areas as they do in redevelopment areas with substantial Government landholdings.
[Private sector delivering more infill (178-179), Developing TODs (182-186), Housing designs for infill (217-218), Planning for infill (255-258), Promoting a new higher density “Australian Dream” (259-264), Land assembly (265-269)]
[Doing infill well (251-254)]
Planning to meet the State’s infill targets, from the big picture of the whole State (255) to local government developed precinct level plans (256) down to the smaller scale, delivering residential housing into the Perth CBD (257) and walk-ups in the inner city (258).
▶ 255. Develop a plan that enables the delivery of the State’s infill target of 47% of new residential housing built on infill sites.
▶ 256. Review how local government can create precinct plans incorporating infill development in the same way developers produce them for greenfields sites.
▶ 257. Develop a plan to encourage more residential housing into the Perth CBD.
▶ 258. Develop a strategy to put walk-ups into the inner city.
Promoting a new higher density
“Australian Dream”
Do people in Perth (259), in particular families (260), have a strong preference for greenfields or can the “Australian Dream” of a house with a backyard be broadened to include an alternative vision of higher density living (261) (262) (263)? Can migrant populations be encouraged to have a greater impact on Perth living styles, as they did in bringing higher density to Vancouver (264)?
▶ 259. ‘The Housing We Choose’ (May 2013), a joint initiative of the Departments of Planning and Housing, the Housing Institute of Australia, the Planning Institute of Australia and the Property Council of Australia shows that an overwhelming preference of Perth residents is for a separate house Prepare a report on the paper ‘The Housing We Choose’ (May 2013) and consider the preferences of people in Perth.
▶ 260. Analyse whether enough recognition is given to the fact families prefer greenfields.
▶ 261. Develop with marketing/advertising professionals a plan to promote higher density living.
▶ 262. Develop methods to improve the branding of compact affordable housing so it’s more inspiring and desirable to greater numbers of consumers and less likely to lead to social problems.
▶ 263. Develop a marketing strategy to promote the ‘1 bedroom/no car park’ product.
▶ 264. A significant proportion of the population of Perth was born overseas. Develop a strategy that builds on their exposure to different living types to diversify housing typologies accepted in Perth. Case study: Vancouver’s Asian funded flats.
[What the community do and do not like to live close to (78-79), Community opposition to high density (83-86), Working with the community (87-90), Overcoming Nimbyism (91-92), Affordable housing and density the community will love to live around (327-330)]
The benefits of assembling land to deliver larger projects (265) and how this can be enabled (266), including around TODs (267). Is government intervention (268), perhaps through the use of improvement plan powers, a valid option (269)?
▶ 265. Analyse when it is worth amalgamating sites to get the most benefit from the land. Develop a method to shorten the process and make it more feasible.
▶ 266. Review land assembly incentives such as density bonuses based on land area.
▶ 267. Find methods to encourage land assembly especially around TODs.
▶ 268. Report on when and how the government should intervene to buy up parcels of land in strategic positions (possibly through acquisition) to create bigger blocks for higher density development.
▶ 269. Report on the use of improvement plan powers available to the WAPC (Part 8 PD Act) to assemble and develop land similar to the powers of the MRA.
[Greenfield land development (270-271), Developing government land (272-273), Alleviating the cost of land (274-277), Small and multi-use and multi-purpose lots (278-281)]
Will a similar body to Melbourne’s Growth Areas’ Authority for greenfield sites work in Perth (270) and help keep prices down (271)?
▶ 270. In Western Australia land development approvals are developer led and must navigate through State agencies and local governments often with conflicting policies. The process is slow and the outcomes uncertain. Report on Melbourne’s planning process and the Growth Areas’ Authority which manages the process for greenfield land releases. Review whether a similar body could be instituted to deal with infill development in Perth.
▶ 271. Perth and Peel@3.5million and the Sub-regional Frameworks effectively impose an inflexible growth boundary and staging regime on Perth and Peel which will restrict land supply and drive up prices. Analyse how Perth and Peel@3.5 million’s directive around city limits may result in land prices rising.
[Role of the government in delivering affordable housing (19-23), Land assembly (270-271), Developing government land (272-273)]
Audit all government owned land (272) and determine where reserves and buffers are stifling redevelopment opportunity (273).
▶ 272. Develop a plan to audit all government land.
▶ 273. Review Main Road’s land requirements for road and public transport and identify where these have the effect of stifling property upkeep and redevelopment opportunity.
[Greenfield land development (270-271), Land assembly (265-269), Alleviating the cost of land (274277), Small and multi-use and multi-purpose lots (278-281)]
Alleviating the cost of land
Land cost as a proportion of the price of a house over the years (274). Are schemes that defer payment on land (275), lease land (276) or cap the value of land (277) feasible?
▶ 274. Report on the proportion land has constituted in the cost of housing through the history of the Perth market. Compare the cost of land in Perth to other Australian capital cities.
▶ 275. Analyse the feasibility of schemes that defer payment on land.
▶ 276. Report on Canberra’s leased land development and whether the arrangement can be adopted in Perth.
▶ 277. Analyse the benefits of a cap on land value next to transport routes to avoid land being held back by speculators and profiteers.
[Role of the government in delivering affordable housing (19-23), Land assembly (270-271), Developing government land (272-273)]
Small and multi-use and multi-purpose lots
New approaches to land delivery such as small lot sizes (278) and multi-purpose and multi-use lots (281). Innovative ideas (280) and different housing types (279) for small lots.
▶ 278. Develop methods including appropriate criteria and performance measures to evaluate the location of small lots. Include elements such as social outcomes, public amenity and access to services.
▶ 279. Review Fitzgibbon Chase’s (Queensland) small lot sizes, different housing types and low housing cost for the Perth market.
▶ 280. Report on innovation in multi-storey green title houses with smaller footprints (block sizes).
▶ 281. Report on the possibilities for multi-use and multi-purpose lots for affordable housing.
[Bringing new ideas and change to affordable housing (1-4), Land assembly (270-271), Developing government land (272-273)]
Affordable in perpetuity
Market price restraints (283) (284) (285) (286) built into schemes that currently lower the price of housing only for the first buyer (282).
▶ 282. Report on schemes that benefit only the first buyer.
▶ 283. Develop a plan to dampen market price increases to dwellings that are sold as affordable housing.
▶ 284. Report on the governance and regulatory mechanisms necessary to ensure retention of affordable housing stock in perpetuity.
▶ 285. Report on precedent caveats as they are used to hold prices of affordable housing down. Case study: the Quarry Street (Bruce Moriarty) site’s intention to use caveats to hold prices down.
▶ 286. Report on the feasibility of a Community Land Trust to restrain resale price and enable long-term affordability.
[Policies solving or exacerbating affordability in housing (123-127), Possible creation of an affordable housing sub-class (287)]
Possible creation of an affordable housing sub-class
Does market intervention that artificially keeps the price on houses down (creating an affordable housing market as an alternative to the private market) trap people in the affordable housing market so preventing them from entering the private market (287)?
▶ 287. Analyse how limiting affordable housing capital gains may force people to remain within the affordable housing sector rather than enabling them to move into the private market.
[Policies solving or exacerbating affordability in housing (123-127), Possible creation of an affordable housing sub-class (287)]
Questioning regulatory standards
Building standards to ensure minimal health and safety measures are in place but can make housing less affordable (288). A comparison with standards (289) (290) and developments (291) in other States to determine whether some Western Australian standards are too onerous.
▶ 288. Analyse FESA, Health Department and Local Government standards and how they affect housing affordability.
▶ 289. Prepare a report on building standards identifying those that are national and those only applicable to Western Australia. Consider whether all the standards in Western Australia are appropriate or necessary. (Consider fire stairs that must be concrete, car stackers and the separation of laundry and kitchen sinks.)
▶ 290. In apartment construction (including but not only modular), report on the potential problems that could result from non-standard building codes that exist between Australian states (e.g. Egress distances for fire escapes are 11 metres in Victoria compared to 22 metres in Western Australia).
▶ 291. Analyse, whether all bedrooms require outside ventilation. Case study: Melbourne apartments with no outlooks that maximise yield but may become the slums of the future.
[Policies solving or exacerbating affordability in housing (123-127), Construction costs (147-150), New building methods and products (158-164), Building standards for new product (165-166), Effect of risk management and aversion (319-320)]
Cost of environmental buffers and transport corridors
Environmental buffers and transport corridors are land lost to development. Are they always necessary (292)? Do concerns about the environmental process lead to less optimal development (294) and increased developer margins (293)? Can some reserves may be used in a time limited manner to deliver affordable housing (295)?
▶ 292. Report on the extent of land lost to environmental buffers and its effect on land prices. Use international examples to scrutinise the necessity of the different buffers. Case study: Mandogalup’s 14 year deliberation.
▶ 293. Analyse how the Federal environmental process increases the risk for developers leading them to seek higher profits to cover that risk. Consider a method where the government has more control of what is developed in return for making environmental clearances more efficient.
▶ 294. Analyse how the environment seems to be used as an inhibitor to sprawl but it may not be optimising the density, quality and value of land being developed.
▶ 295. Analyse allocated transport (road/light rail/truck) reserves and the possibility some may be used to deliver infill affordable housing under limited leases and co-equity options.
[Policies solving or exacerbating affordability in housing (123-127), Construction costs (147-150), Developing government land (272-273)]
Underutilised zoning changes for seniors’ housing
Sufficient housing for seniors is a priority as the population ages but some zoning changes to deal with the issue have not been taken up (296).
[Rezoning to deliver infill (321-324)]
▶ 296. Analyse the reasons the R codes concessions for aged persons’ dwellings have not been taken up.
The impact of tenancy support (297) and what happens when there is no support (298). Which organisations – such as service providers (299), the prison system (300) or community housing (301) - have a role in ensuring tenancy success.
▶ 297. Analyse the positive outcomes associated with support for maintaining tenancies and developing resilience in tenants. Consider to whom, and in what ways, this support is best targeted.
▶ 298. Report on the impacts of funding cuts on service providers working with tenanting. Review how doubling in the number of behavioural issues experienced from 2014 to 2015 could have been avoided.
▶ 299. Analyse whether the service provider should share responsibility for failed tenancies.
▶ 300. Report on the role of prisons in rehabilitation and the effects on Community Housing Providers and the Housing Authority when rehabilitation does not happen.
▶ 301. Analyse whether Community Housing Organisations deliver better outcomes when they specialise, for example, in housing delivery, or when they play a wider role including that of service provider.
[Stronger Community Housing sector (32-35), Joint effort plans (36-38), Removing the stigma attached to social housing (80-82)]
A comparison of strata rules including survey strata, strata title, community title, green title (302) (303) and strata rules interstate (304). Consider how strata title laws requiring 100% approval impede redevelopment (306) and how community title may encourage more commercial investment (305). For long term affordability, examine ways strata fees can be kept down (307).
▶ 302. Review running costs for green title versus survey strata versus strata title.
▶ 303. Analyse the benefits of community title over strata title for the homeowner.
▶ 304. Review WA’s strata rules and compare them to those in NSW and Queensland.
▶ 305. Report on ways in which strata reform, such as community title, can encourage rather than inhibit commercial investors from high density or mixed-use development.
▶ 306. Analyse how strata rules, especially the requirement for 100% approval from all members, inhibit redevelopment of underutilised land.
▶ 307. Determine the elements that impact on strata fees and develop methods to keep strata fees down.
[Policies solving or exacerbating affordability in housing (123-127), Challenges in delivering low cost housing (172-177), Housing choices (233-235)]
Impact of asset and management transfers to Community Housing
The impact of the transfer of assets and/or management of Housing Authority properties to Community Housing (308), including on the delivery of social housing (309). Why is the government reluctant to effect more transfers (310)?
▶ 308. Report on the impact of the transfer of management leases and titles of Housing Authority properties to Community Housing Organisations especially on the delivery of social and affordable housing.
▶ 309. Analyse how the transfer of unencumbered assets to the Community Housing Sector can help in the delivery of more social housing.
▶ 310. Report on the reasons for the State Government’s and the Housing Authority’s reluctance to transfer assets to Community Housing Organisations.
[Risks associated with management of leases and asset transfers (30), Housing Authority evaluating its own work (31), Stronger Community Housing sector (32-35), Effect of risk management and aversion (319-320)]
Impact of delays and uncertainty
How delays and uncertainty in the approval process (311) have an effect on housing delivery costs (313) and deters new approaches (312). In particular the ramifications of the two year delay in the release of the Sub-regional Frameworks for Perth (314).
▶ 311. Report on the impact of departmental indecision on the housing sector.
▶ 312. Review the impact of time delays in getting approval for new and innovative development ideas on the delivery of affordable outcomes.
▶ 313. Delays and uncertainty in the planning approvals process can impact significantly on house and land prices and affordability. Review the impact on housing prices of the complexity of the planning process and the lack of certainty for developers around development approvals. (Increased delays and costs to the developer are passed on to the consumer.)
▶ 314. The current sub-regional structure plans for the metropolitan growth areas date back to the 1990s and will ultimately be replaced by the current Sub-regional Frameworks released for comment in May 2016. Comprehensive and up to date strategic planning is essential to the efficient delivery of statutory approvals. Report on the history of metropolitan strategic planning from the 1990s to the present and the ramifications of the twoyear delay in the release of the Sub-regional Frameworks for Perth.
[Expediting the development process (315-317), Penalties for planning delays (318), Effect of risk management and aversion (319-320)]
Expediting the development process
Ways the planning process can be expedited and inefficiencies reduced including through better forward planning (315) (316), developer self-certification (317) and penalties for planning approval delays (318).
▶ 315. Analyse how better forward planning can assist deliver superior development when working within short timeframes.
▶ 316. Develop methods to expedite the development process including site identifications, planning mechanisms and feasibility analyses.
▶ 317. Review the possibility of the developer self-certifying apartments. Consider the likely savings in time and cost. Identify possible case studies.
[Impact of delays and uncertainty (311-314), Penalties for planning delays (318)]
Penalties for planning delays
Imposing consequences for lengthy delays (318).
▶ 318. Develop methods that either impose penalties (similar to those imposed on the development industry) on the planning agency or allow the application to be deemed approved if a decision is not made within a specified time.
[Impact of delays and uncertainty (311-314), Expediting the development process (315-317)]
Effect of risk management and aversion
The impact of risk management on affordable housing delivery (320). Is it reasonable to use the Precautionary Principle to make decisions about development (319)?
▶ 319. The Precautionary Principle is an environmental principle and in planning is increasingly being used as an excuse for refusal or deferral. There is concern that planning agencies in Western Australia are becoming too cautious and reluctant to make decisions where there are competing claims and opinions regarding the future use and development of land. Analyse whether the Precautionary Principle is reasonably used in making decisions about development. Case study: Qube’s Wattleup development where the State Administrative tribunal used the Principle to reject an application.
▶ 320. Analyse the impacts of managing risk on affordable housing delivery.
[Bringing new ideas and change to affordable housing (1-4), Housing Authority encouraging innovation in affordable housing (5-6), Risk profile attached to each of the roles played by government agencies (25), Vacant upper floors (120), Developer margins and risk (152), Construction industry’s capacity and preferences (156-157), New building methods and products (158-164), Building standards for new product (165-166), Questioning regulatory standards (288-291), Environmental buffers and risk (293), Impact of asset and management transfers to Community Housing (308-310), Impact of delays and uncertainty (311-314)]
Rezoning to deliver infill
The outcomes of rezoning to deliver infill (321), where it offers further opportunities (322) and how it might work more effectively (323). Study Queensland’s codes as more conducive to infill (324).
▶ 321. Using case studies, review how rezoning to higher density codings can lead to increased housing but usually in ad hoc and fragmented ways, and often at the cost of local amenity. Analyse whether this rezoning necessarily leads to additional housing. Report on what other work can be done by local governments, using their improvement plan powers, to ensure uptake and favourable results.
▶ 322. Report on areas where minor changes to zoning can realise significant outcomes for affordable, medium to high-density infill housing.
▶ 323. Review the possibility of using predictable zoning changes to make better long term decisions about development. (May not be suitable in a published document.)
▶ 324. Review Queensland R codes as more conducive to infill development.
[Underutilised zoning changes for seniors’ housing (296), New zoning code possibilities (325-326)]
New zoning code possibilities
Form-based codes as an alternative to R-codes (325) and air rights as a future possibility (326).
[Rezoning to deliver infill (321-324)]
▶ 325. Develop methods to use form-based codes as an alternative to R-codes including for suburban infill.
▶ 326. Report on how and when air rights in Perth should be considered. Case study: Hudson rail yards.
Affordable housing and density the community will love to live around
Delivering high and medium density that is great to live around through design (328) and other means (327) and delivering beyond community expectations (330). Find ways to communicate these ideas that builders and developers can grasp easily (329).
▶ 327. Develop strategies to make affordable housing and high to medium density more pleasant to live around.
▶ 328. Use good design as a strategy to gain community acceptance of diverse, affordable and higher-density housing in existing suburbs. Develop density/design criteria to suit different locations while also encouraging a diverse range of housing options.
▶ 329. Create a design guide that communicates good design principles and contains examples of what does and doesn’t work in affordable housing. Accompany the visual presentations with analyses such as discussions about the built form’s suitability for different locations and demographics, appropriateness in different contexts/site orientations. Include also criteria against which builders and developers who develop designs in-house can measure their projects.
▶ 330. Consider methods to make infill developments more appealing by going further than meeting community expectations and delivering benefits to all the community.
[Avoiding bad design that puts the community off (97-98), Achieving balance in design (116-117), Affection for the place where you live (216), Housing designs for infill (217-218), Softening the urban environment (219-221), Streets as shared spaces (222-223), Learning from major affordable housing projects (236-242), Maintaining social connection (243), Doing infill well (251-254)]
100-day plan
A 100-day (or other realistic time frame) plan to tackle the low hanging fruit and commence the big impact projects (331).
▶ 331. Create a 100-day plan (or other realistic time frame) to tackle the low hanging fruit and the big impact projects and start to deliver improvements in the affordable housing sector.
[Bringing new ideas and change to affordable housing (1-4), Joint effort plans (36-38)]
20. Local government development of affordable housing in Goderich Street, Perth. CITY OF PERTH
21. Government’s early sale of land in the development of Alkimos Regional Centre. ALKIMOS, NORTHERN PERTH
22. Establishment of the Joondalup Development Corporation and its methods in delivering the northern activity centre. Compare to the developments in Cockburn (some government intervention) and Baldivis (minimal government intervention). JOONDALUP, NORTHERN PERTH; COCKBURN, BALDIVIS, SOUTHERN PERTH
24. Housing Authority’s distinctive roles in past development projects. STATEWIDE WA
27. Roles of the Housing Authorities in the other Australian states and in Scandinavia (and elsewhere). AUSTRALIA AND SCANDINAVIA
28. Housing Authority schemes from the past and others currently in place. STATEWIDE WA
29. Housing Authority’s demonstration projects and the achievements, the failures, and their applicability in wider contexts.
STATEWIDE WA
30. The Housing Authority’s and the Community Housing Sector’s management of leases and assets in terms of costs, risks and benefits. STATEWIDE WA
35. The UK model of community housing and its management and governance. UNITED KINGDOM
39. Projects to investigate the advantages of a well-developed government plan that manages growth and decides where it will happen. INTERNATIONAL
40. Projects to investigate the benefits of a clear plan and performance measures for government investment in affordable housing.
INTERNATIONAL
57. Rights of the tenant and security of tenure in a few different countries in comparison to tenants’ rights in Australia.
INTERNATIONAL
58. Security of tenure in the Berlin rental market and whether this results in more diverse communities and increased choices for renters. BERLIN, GERMANY
60. Private and public sector delivery of affordable rentals.
METROPOLITAN PERTH
66. Economic Development Queensland (EDQ) and its property and infrastructure partnerships with local governments and industry stakeholder to deliver housing strategy and growth. QUEENSLAND, AUSTRALIA
75. BlueCHP NSW as a model for beneficial partnerships.
SW, AUSTRALIA
85. The suspension of the Planning Act in Melbourne and Sydney post Federal Stimulus, and the resulting long-term community opposition, on achieving affordable housing goals. Research can be undertaken using press articles. MELBOURNE AND SYDNEY, AUSTRALIA
87.Community consultation process used by Australand and the Housing Authority for the Greenwood Primary school site. Use the LandCorp/Cedar Woods project at Carine TAFE to identify some of the problems that can arise. GREENWOOD AND CARINE, NORTHERN PERTH
88. Foyer project as a model for working cooperatively with the community on development. NORTHBRIDGE, PERTH
89. Town of Cambridge’s directive to developers to build maisonette housing on 900 square metre blocks without first costing and checking the feasibility of delivering the product. TOWN OF
CAMBRIDGE, NORTHERN PERTH
96. Strategies to mix social, affordable, shared equity and to market housing in a development using local (Living Space, Cockburn Central) and overseas models. COCKBURN, SOUTHERN PERTH;
INTERNATIONAL
97. Community opposition to the Town of Cambridge’s infill efforts and how its directive to developers to build maisonette housing on 900 square metre blocks contributed to the disapproval. TOWN OF
CAMBRIDGE, NORTHERN PERTH
103. The NSW Huntlee development’s shared renewable schemes.
HUNTLEE, NORTH OF SYDNEY
110. The impact of bank requirements that developers have 60-70% pre-sale on developments and homebuyers have a 10% deposit to acquire finance for residential developments on housing affordability. Consider the impact on affordable buyers entering the market, developers and on development product mix and market positioning. AUSTRALIA WIDE
112. The process, timeframes and outcomes for Community Housing Providers seeking funding from various banks. STATEWIDE WA
114. The work of Design Council (CABE), UK which “champions great design … that improves lives and makes things better”.
117. Various projects, including Canberra’s courtyard homes, to explore how and when public amenity offsets reductions in private amenity. CANBERRA, AUSTRALIA; INTERNATIONAL
120. City of Melbourne’s approach to risk factors when developing the vacant upper levels of old buildings. CITY OF MELBOURNE, VICTORIA
132. The NRAS scheme for the Foyer project. NORTHBRIDGE, PERTH
138. Breathe, a consortia of architects who act as developer and deliver housing with low energy, affordable living options.
MELBOURNE, AUSTRALIA
139. The Knutsford project with aims to incorporate innovative ideas in affordability, sustainability and lower costs of living. CITY OF FREMANTLE, WESTERN PERTH
140. The design of the Gen Y housing development on a 250 square metre block in White Gum Valley (Landcorp) as a model for affordable separate accommodation with affordable living. (3 solar passive one bed apartments) CITY OF FREMANTLE, WESTERN PERTH
154. Germany’s policy of limiting developer profits on social housing developments. GERMANY
157. Projects using lightweight Scandinavian construction and the successes and market acceptance. INTERNATIONAL
161. Construction techniques used by Australand to deliver 6 – 7 storey housing solely using timber frames and prefab floor plates that resulted in quick turnaround times and about an 18% saving on construction. (Contact: Rob Pradolin) MELBOURNE, AUSTRALIA
163. Stellar’s Shorehaven modular project (19 units, 3x2). CITY OF FREMANTLE, WESTERN PERTH
167. The SHAQ model in the City of Fremantle and models to support delivery of co-operative and self-build housing in inner city Perth. CITY OF FREMANTLE, WESTERN PERTH
169. Germany’s Baugruppen housing model, which forms a collective of prospective homeowners to act as their own developer. GERMANY
171. The N street retrofit co-housing model. DAVIS, CALIFORNIA, USA
176. International responses to the affordable housing problem including those sited in WALGA’s Affordable Housing: Opportunities for Local Government, July 2013. INTERNATIONAL
180. UK housing products where dwelling designs can be readily interlinked and replicated, with some design integration, to suit new locations; as models for standardised designs for 2 or 3 storey one and two bed apartments and 1 or 2 storey one and two bed terraced or clustered houses. UNITED KINGDOM
182. High density TOD developments in Melbourne, Brisbane and Sydney. MELBOURNE, BRISBANE AND SYDNEY, AUSTRALIA
183. Bondi Junction, Sydney as a model for TOD development where density was built on the periphery of the centre first not in the centre. SYDNEY, AUSTRALIA
192. Funding schemes used in the US such as a funding vehicle with long term affordable rental stock delivering low risk for moderate returns on investment that can be taken up by private investors and super funds (AHURI has done some work on this) or tax breaks for purchasers of whole buildings who rent the apartments out for affordable housing. USA
197.The Shaq project – How prescriptive bureaucratic requirements limit choice and add unnecessary cost. NRAS is only available for “conventional” housing types. CITY OF FREMANTLE, WESTERN PERTH
202. Interesting international apartment projects. INTERNATIONAL
204. The Housing Authority’s successful 40 square metre ground floor multi-use (residential/commercial) unit in Cockburn Central that can be used in other developments. COCKBURN, SOUTHERN PERTH
205. Abode, City West, provision of housing without car bays. (Vespa bays are provided as an alternative.) WEST PERTH, PERTH
208. Clique’s East Perth micro apartments (35 m2) and tiny house (and multiple tiny houses) as developed by Amy Moffatt in conjunction with the City of Fremantle. EAST PERTH, CITY OF FREMANTLE, PERTH
211. Laneways in the City of Stirling that are 6 metres wide as infill sites. CITY OF STIRLING, NORTHERN PERTH
214. Belmont development where less than 10% of units had 3 bedrooms and were snapped up quickly. BELMONT, EASTERN PERTH
218. Perimeter block housing as built in Prague, Barcelona and Paris as an alternative to stand-alone buildings that have little common yard amenity and tend to overlook one another’s spaces.
PRAGUE, CZECH REPUBLIC; BARCELONA, SPAIN; PARIS, FRANCE
220. City feature mapping by the City of Melbourne. CITY OF MELBOURNE, VICTORIA
222. Streets as shared spaces where people meet and children play. INTERNATIONAL
232. Need for lodging houses and other hostel-style accommodation. METROPOLITAN PERTH; INTERNATIONAL
233. Housing options available in Perth. METROPOLITAN PERTH
236. Paul Hoffman’s Lafitte Housing Project – 1941, a successful housing project development. NEW ORLEANS, USA
237. City of Cockburn’s Cockburn Coast affordable housing initiatives. COCKBURN, SOUTHERN PERTH
238. Brighton Estate (nearing completion), a major master planned community in Butler that has housing available from $200,000.
BUTLER, NORTHERN PERTH
239. The affordable housing strategy for the Catalina development. CLARKSON, NORTHERN PERTH
240. Models for delivering under 35’s housing developments. INTERNATIONAL
249. Housing Authority urban renewal projects to explore the process, funding and how it can assist with affordable housing delivery. STATEWIDE WA
253. The former State Housing owned section of Doubleview (north of Scarborough Beach Road) as a modle for how to do and not do infill development. DOUBLEVIEW, NORTHERN PERTH
264. Vancouver’s Asian funded flats as model where new migrants introduced new housing typologies to the city. VANCOUVER, CANADA
270. Melbourne’s planning process and the Growth Areas’ Authority which manages the process for greenfield land releases.
MELBOURNE, AUSTRALIA
274. Proportion land has constituted in the cost of housing through the history of the Perth market and a comparison to the cost of land in other Australian capital cities. PERTH, SYDNEY, MELBOURNE, BRISBANE, HOBART, ADELAIDE, CANBERRA AND DARWIN, AUSTRALIA
275. Schemes that defer payment on land. INTERNATIONAL
276. Canberra’s leased land development. CANBERRA, AUSTRALIA
279. Fitzgibbon Chase’s (Queensland) small lot sizes, different housing types and low housing cost for the Perth market. NORTHERN BRISBANE, QUEENSLAND
280. Innovation in multi-storey green title houses with smaller footprints (block sizes). INTERNATIONAL
285. The Quarry Street (Bruce Moriarty) site’s intention to use precedent caveats to hold prices of affordable housing down. CITY OF FREMANTLE, WESTERN PERTH
291. Melbourne apartments with no outlooks that maximise yield as possible slums in the future. MELBOURNE, AUSTRALIA
292. International examples to scrutinise the necessity of the different environmental buffers. INTERNATIONAL
292. Mandogalup’s 14 year deliberation on environmental buffers.
SOUTHERN PERTH
297. Tenancy support and developing resilience in tenants.
INTERNATIONAL
298. Impacts of funding cuts on service providers working with tenanting and the number of behavioural issues experienced from 2014 to 2015. AUSTRALIA WIDE
300. Prisons as providers of rehabilitation and the effects on Community Housing Providers and the Housing Authority when rehabilitation does not happen. STATEWIDE WA; INTERNATIONAL
301. Community Housing Oranisations when they specialise, for example, in housing delivery, and when they provide a wider role including that of service provider. STATEWIDE WA; INTERNATIONAL
302. Comparison of ongoing costs associated with green title versus survey strata versus strata title. STATEWIDE WA; AUSTRALIA WIDE
303. Comparison of community title and strata title for the homeowner. STATEWIDE WA; AUSTRALIA WIDE
304. WA’s strata rules and those in NSW and Queensland. WA, NSW, QUEENSLAND, AUSTRALIA
308. Transfer of management leases and titles of Housing Authority properties to Community Housing Organisations especially on the delivery of social and affordable housing. STATEWIDE WA
319. Qube’s Wattleup development where the State Administrative tribunal used the Precautionary Principle to reject an application for development. SOUTHERN PERTH
321. Developments that show how rezoning to higher density codings can lead to increased housing but usually in ad hoc and fragmented ways, and often at the cost of local amenity. INTERNATIONAL
324. Queensland R codes as more conducive to infill development. QUEENSLAND, AUSTRALIA
326. Hudson rail yards to forecast how and when air rights in Perth should be considered. NEW YORK CITY, USA
Thanks to
- our counterparts and contact partners at WA Housing Authority
Nadia D’Hart and Simon Moore
- the following participants:
Alix Rhodes, Andy Cavanagh-Downs, Anna Evangelisti, Anne
Matan, Ashley Kerfoot, Brad Pettitt, Brett Wood-Gush, Christopher
Smith, Coralie Ayres, Danny Murphy, David Cresp, David McLoughlin, Garry Ellender, Geoffrey London, Jacqui Herring, James Yuen, John Carruthers, Joshua Charlton, Julian Wright, Justine Colyer, Kathleen Gregory, Kim Lawrence, Laurie McGill, Lyn Brun, Margaret
Gollagher, Marion Thompson, Melinda Payne, Michael Knight, Ray Stokes, Richard Newman, Robert Farley, Sohan Hayes, Steve Walker, Su Groome, Tracy Mcque, William Grace, Zara McFadzean
- Interviews and Compilation: Andrea Albuquerque
- the entire AUDRC team especially for the organisation (Jill Penter), support (Faranak Farshidfar), proof-reading (Zoe Myers), lay-out (Nadine Blasche) and supervision (Anthony Duckworth-Smith, Daniela Ottmann)