Lighting the s[PARK] of Housing Reform Housing + Transport Strategy 1.1 & Implementation Plan UPD4100 Compact City II Assessment 3 II Vania Djunaidi
Summary The Housing + Transport Strategy 1.1 and Implementation Plan is part of the Lighting the s[PARK]Housing Reform: Affordable Housing Plan. The report focuses on the strategy: 1.1 Support the renovation and redevelopment of single houses as adaptable for downsizing, upsizing or for affordable rental purposes, under Objective 1: Help deliver affordable housing with good access to transport options.
Canning Street Ford, Braybrook
Acknowledgement of Country This strategy acknowledges the Traditional Owners of the land, the Wurundjeri Woi Wurrung and Bunurong peoples of the Kulin Nation and pay our respect to their Elders, past, present and emerging. This strategy recognises the deep and continuous connections Aboriginal people have to the place that is now called Victoria. Aboriginal people have lived for more than 40,000 years in the Maribyrnong River valley where Maribyrnong or ‘Mirringgnay-bir-nong’ translates as ‘I can hear a ringtail possum’. We recognise that this strategic plan wll be implemented on the land in which Aboriginal Australians is in continuous deep connection with. We recognises the rich cultural contribution Aboriginal people give to the contemporary Victorian life and how this enriches the community of Victoria. https://www.maribyrnong.vic.gov.au/Discover-Maribyrnong/Ourhistory-and-heritage/Aboriginal-Maribyrnong
The report covers Braybrook's history and community profile as well as its challenges in housing affordability and transport. Strategy 1.1 looks to respond to these challenges and influenced by Backyard Homes by Dana Cuff & Right Size Housing concept by Alysia Bennett. The strategy will also be linked to strategy 3.1: Linking secure and affordable housing with diverse and reliable transport options under the Objective 3: Sustainable transport and parking reform by integrating land use and transport. The report provides the decription and justification of the strategy, which inform its implementation plan. The implementation plan is formed with an incremental approach in introducing housing affordability plan in Braybrook to provide transparentm communications within various stakeholders including City of Maribyrnong, Victorian Planning Authority, community housing providers and the community of Braybrook.
Braybrook Braybrook is located 9 kilometres west of Melbourne and is home to a population of 9,127 residents (Australian Bureau of Statistics, 2016). The suburb is bounded by Duke Street to its west, the Maribyrnong River to its North, Ashley Street to its East and Sunshine Road to its South. It is located between two Metropolitan Activity Centres, Footscray and Sunshine, providing access to jobs and retail outlets. With a median age of 32, Braybrook is a relatively young suburb. A recent growing trend shows an increase of millenials moving in to the suburb due to its relatively affordable housing within the private market compared to the Greater Melbourne CBD. On the other hand, affordable housing provided by the State authority is decreasing. As a result, this will shape the needs of the local area fo support: Diverse affordable housing options
Strong links to public transport networks
M
D CB E TH
OM FR
BD EC H T
7K
M
11 K
M
To Melbourne Airport
FR O
Accesible jobs, services and retail precincts
Braybrook Sunshine Footscray
Melbourne
Proposed Melbourne Airport Train Line Existing train lines Metropolitan Activity Centres
‘The state budget of 2019/20 included $209 million to build 1,000 new public housing units over three years in Geelong and Ballarat, as well as in the Darebin, Maribyrnong, Stonnington and Whitehorse council areas in Melbourne.’
- Architecture AU (2020), Victoria wasted the opportunity to build 12,000 public housing units, study finds, Retrieved from: https:// architectureau.com/articles/victoria-wasted-opportunity-to-build-12000-public-housing-units-study-finds/
1900-1930s
History of Braybrook
1940s-1970s
Originally a pastoral land used for grazing and agricultural land use in the 1880s, stones and new basalt surface mapped out Braybrook as an industrial hotspot from 1920s onwards. Its proximity to the Maribyrnong River was a convenience for noxious trades as it became a place of disposal for undesirable products.
1980s-now
Land resubdivision throughout 1920s - 1980s was reworked and redeveloped. Influenced by the Garden City Movement in the 20th century, cul de sacs and quiet streets were introduced to reduce the unpleasantness of Braybrook. However, modern factories were continuously placed close to residential zones. Munition and post-war prefab concrete housing as well as walk-up flats provided for public housing were constructed to cater for the population boom of the area.
A huge shift in Braybrook occured since the 1970s, with the reduction of public housing and the income of migrants after the war. Now, Braybrook becomes a mix-used suburb of commercial and residential zones with increase of private, medium density developments (e.g. townhouses), with many subdivision activities of the current generous land area the suburb has.
Braybrook community profile Ancestry Country of Birth 29% 13.5% 10.1% 9.4% 5.9%
Employment
Vietnamese Chinese English Australian Indian
Median Rent
Median Household Income
Bachelor or Higher Degree Qualification
Methods of travel to work
Source: Australian Bureau of Statistics (2016)
M
AR
IB Y
RN
ON
G R I V ER
BRAYBROOK BOUNDARY
TRAIN STATION
BALLAR AT ROAD
CAR PARKS
DUKE ST REET
MAIN ROAD ON-STREET PARKING
ASHLEY
ILL AVE
STREET
COMMERCIAL & RETAILERS
CHURCH
PUBLIC TRANSPORT
SUNSHINE STATION
AMENITIES CENTRES (Supermarket, shops, food, schools, community hubs) OVALS & SPORT COURTS
BUS STOPS: ONE ROUTE (216/220/410) - Sunshine Station to Footscray, City BUS STOPS : TWO ROUTES (408 & 410) - Sunshine Station/St Albans Station to Footscray/ Highpoint BUS STOPS: THREE & MORE ROUTES (220, 410, 215, 941,942) - Sunshine Station to Footscray, Highpoint and City
GREEN SPACES MEDIUM DENSITY HOUSING SOUTH RO AD
SUNSHINE
ROAD
TOTTENHAM STATION
Site Analysis: Braybrook’s existing housing and infrastructure Braybrook is a mixed-used suburb with local commercial activity centres and housing as well as continous industrial centres evident in the north of the suburb. Medium density housing (that are privately owned or rented) is nearby aterial roads for easy access to public transport and local shops. Mapping Car Parking in Braybrook Commercial car parks are large in area and are mostly medium density housing, adding pressure on traffic activities around this area. Public transport includes bus services and Tottenham Station on the south, further out of the suburb.
Vision To create a liveable and connected suburb with secure and affordable housing for existing and future residents while delivering sustainable transport and parking reform. Braybrook is home to a diverse and vibrant community and a primary settlement for new arrived migrants. The vision will facilitate access to a range of accessible, sustainable and well designed housing options that are in close proximity and serviced by reliable public transport. In connecting affordable housing with transport policy, this vision aims to incrementally reduce parking, car dependency and return parking space to the community for public use. This vision will favour cyclists and pedestrian orientated streets to connect affordable housing to reliable transit networks.
Defining affordable housing In this report, affordable housing is housing that is rented at a capped rent of less than 30% of the tenant 's household income. Affordable housing includes a diverse range of housing types and sizes including single detached and multi dwellings to cater for different household needs. Affordable housing will provide assistance to residents who are experiencing rental stress with the increase of house values occurring across Melbourne, including Braybrook.
Streetscape of Braybrook - Marnoo Street, Braybrook. Screenshot from Google Street View
Why have a housing and transport strategy? Parking space will remain a necessary utility for many members of the community. However, this vision will incrementally reduce parking as the level of parking at present has negatively impacted on safe travel routes for pedestrians and cyclists. This vision will prioritise cyclist and pedestrian oriented streets, addressing connectivity to employment, education and community nodes while encouraging active travel. In addition, Braybrook is reaching its housing stress point, with its median rent almost equalising with Greater Melbourne, while its median household income is much lower than Greater Melbourne’s. In parallel, two and three car ownership is increasing, pressuring traffic activities within the suburb. The need for a housing and transport strategy is to respond to these challenges so that housing in Braybrook remain to be aff ordable for its diverse community and low-social income groups, while promoting alternative and equitable transport system such as walking, cycling and shared mobility services to reduce car dependency and vehicle carbon footprint.
Car ownership per household
Median Rent/ weekly (2016)
Source: Australian Bureau of Statistics (2016)
Median total household income/weekly by medium rent/ weekly
Median Household Income/ weekly 2016)
Principles Accessibility • Value housing developments that are in close proximity to employment, public transport and community infrastructure • Encourage walking and cycling as alternative transport mode while providing strong link of public transport within Braybrook and to neighbouring activity centres
Adapability & Susainability • Sustain existing housing stock and support adaptable alterations and renovations for changing house needs over time. • Reclaim and repurpose car parking spaces for public purposes to suit existing and future residents
Diversity • Value the cultural and linguistic diversity of the suburb • Support housing diversity within the suburb to encourage different household types • Support in providing diverse modes of transport
Equity • Acknowledge the lower socioeconomic status of many households in Braybrook • Ensure that all residents have access to affordable and reliable transport
Objectives & Strategies Objective 1: Help deliver affordable housing with good access to transport options 1.1 Support the renovation and redevelopment of single houses as adaptable for downsizing, upsizing or for affordable rental purposes. 1.2 Encourage the delivery of affordable housing through the use of grant models for long term funding of social housing and other forms of tenure 1.3 Encourage site appropriate mixed use development, within local commercial strips to include medium density housing and shared transport options. For example, units, shop top dwellings and mobility hubs. 1.4 Encourage the delivery of affordable housing through the use of grant models for long term funding of social housing and other forms of tenure
Objective 2: Safe travel routes for pedestrian and cyclists 2.1 Provide high quality and safe pedestrian and cycling path networks between activity centres, public transport and local destination within the suburb
Objective 3: Sustainable transport and parking reform by integrating land use and transport 3.1 Linking secure and affordable housing with diverse and reliable transport options 3.2 Combine different forms of streets to create a flexible and sustainable parking space
Objective 4: Introduce adaptive parking regulations & future-proof current parking to ensure these places are sustainable for future purposes 4.1 Introduce regulations that require future parking developments to include adaptability measures to ensure sustainable construction. 4.2 Revitalise current parking to provide new public space and opportunity for affordable housing development.
Strategy proposal 1.1 Support the renovation and redevelopment of single houses as adaptable for downsizing, upsizing or for affordable rental purposes. This strategy is under Objective 1: Help deliver affordable housing with good access to transport options. The strategy will allow the creation of secondary dwellings through the alteration of the internal layout of existing dwelling or a garage conversion. The strategy support housing that is designed to be: • Adaptable for different household formations that can change over time • Accessible to people of all abilities and mobility • Cost -effective to allow for adaptations of different layouts • Has ground floor bedroom and bathroom in dwellings with more than one storey
Why is this proposed? Braybrook is a greyfield suburb where the value of underutilised properties is measured by its land component, making it economically viable for single detached properties to be redeveloped into multi-dwellings units or townhouses (Newton 2014). This is evident in Braybrook where medium density developments are beginning to increase, making up 45% of the dwelling structure (Fig.1). As house value decreases as it ages, new developments increase the housing market of the area, reducing housing affordability in the area (Newton 2014). In addition, these developments may change the low-density characteristic and reduces housing diversity in the area (Australian Bureau Statistics 2016).
Dwelling structure in Braybrook Fig. 1.Source: Australian Bureau of Statistics (2016)
50.4%
45%
3.4%
Separate dwelling
Semi-detached, row or terrace house, townhouses, etc.
Flats and apartments
0.8% Other dwellings
As housing market increases, this may bring in new demographics of young and lone higher income groups (Fig. 2) which may result in gentrification and further increases the housing rental market and price. The demand for privately owned semi-detached dwellings or towhouses decreases affordable and social housing provided by the State authorities, evident with the decrease of walk up flats for social housing. Therefore the exclusion of lower-socio economic groups in the suburb and possibility of relocation may occur (Fig. 3).
Fig.2. Household income per week in Braybrook is increasing, which may indicate professionals are moving in to th suburb and may result in gentrification and higher living cost. Source: Australian Bureau of Statistics (2016)
Fig.3. Housing affordability and diversity is reducing as private rental is increasing while state authority rentals remain stagnant despite an increase in dwellings in the Braybrook. Source: Australian Bureau of Statistics (2016)
Case study: Backyard Homes & Right Size Housing This proposal follows a housing strategy of Backyard Homes from, USA and Right Size Housing, Australia. With detached dwellings as the primary dwelling structure in Victoria, making up 73.2% of dwelling structure (Australian Bureau of Statistics 2016), readapting existing detached dwellings to increase density without changing the building fabric is an alternative option to create housing diversity and affordability (Bennett 2020). Introduced by Dana Cuff (2018), Backyard Homes allow for the construction of secondary dwellings within the same lot without subdividing. California Assembly Bill 2299 in 2017 enables every single-family home in the state to add a rental unit on existing property to increase housing affordability and stock, while simultaneously allowing homeowners to invest on their investing (Cuff 2018). The Backyard Home or Accessory Dwelling Unit (ADU) provides housing diversity where it can be attached (e.g. partial house conversion) or detached (e.g. garage conversion) to the principle dwelling (Cuff 2018) - see Figure 4. Compared to constructing conventional mode of housing, ADU is affordable using existing land, buildings and infrastructure, lower and quick in construction. In addition, it will provide an affordable rent as it is a secondary unit (Brown et al. 2020 & Cuff et al. 2019).
Fig.4. Backyard Housing concept by Dana Cuff and garage coversion proposed by M3 Architecture, Brisbane. Retrieved from Backyard Housing Boom: New Markets for Affordable Housing and the Role of Digital Technology (2019) & M3 Architecture Solutions in the Suburb (2020)
Influenced by Cuff ’s ADU, Bennett’s (2020) Right Size Housing allows for upsizing and downsizing by adapting the internal layout of existing dwellings without changing the building fabric. It allows for upsizing, that is for families who need a three to four-bedroom dwelling, combatting the issue of the unsuitably of the commonly available one to two-bedroom affordable housing apartment for small families (Martel et.al 2013). On the other hand, it can also cater for older residents who seek to downsize or live with their caretakers (Brown et al. 2020 & Bennett 2020) - see Figure 5. It can be utilised for social housing needs, where owners can work together with housing community groups or non-for-profit organisations to temporarily house vulnerable groups such as single-mothers or homeless families (Bennett 2020). This is exemplified in Portland, Oregon, second units are for a homeless family for five years where construction of the unit is funded by the government. After five years, the owner has unrestricted use of the property (Brown et al 2020).
Fig.5. Rght Size Housing concept by Alysia Benett, Dana Cuff & Damian Cuff. Retrieved from Backyard Housing Boom: https:// www.cityofsydney.nsw.gov.au/vision/planning-for-2050/alternative-housing/rightsize-service
ADU’s policy is aligned with New South Wales (NSW) Affordable Rental Housing State Environmental Planning Policy (SEPP) in 2009, to increase supply and diversity of affordable rental and social housing through the construction of secondary dwellings (NSW Legislation 2009). Under this policy, a secondary dwelling is a self-contained unit that has a minimum area of 60m2 (NSW Legislation 2009).
Right Size Housing + Parking Conversion of garages into secondary dwellings has become a common practice (Scheiner et.al 2020 & Taylor 2018), posing potential problem of introducing more on-street parking. Brown et al (2020) propose parking reforms which allows flexible of car parking to be non-tandem and noncovered, therefore cars can be parked in driveways. In addition, a limit of on-street parking for each residential unit must be regulated (Brown et al. 2020). An example is in Washington DC, where the requirement of off-street parking is halved for multifamily developments that are near public transit and car sharing services, while limiting residential on-street parking (Brown et al. 2020). In California, secondary dwellings that are within a 800m walk to existing public transits restricts additional car parking spaces for secondary dwellings (Cuff 2018).
Strategy 1.1 : Implementation The implementation plan of Strategy 1.1. is formed with an incremental approach (Fig. 6) to provide transparent process between different stakeholders including the community of Braybrook, City of Maribyrnong Council, Community Housing or Not-for-profit Housing Providers as well as Victorian Planning Authority. The implementation plan explores various sectors including opportunities, limitations, local and state planning context, parking, financing, management and design, which informs the actions to tests the feasibility of Strategy 1.1 in Braybrook. The following actions are: Phase 1: Research and Engage to conduct research, analyse and engage with the residents of Braybrook to introduce Strategy 1.1. to avoid residents’ backlash. Phase 2: Conduct pilot programs to test and evaluate the practical delivery of right size housing program as a potential strategy to provide housing affordability in Braybrook. It will inform a clearer guideline in implementation of the strategy based on community feedbacks, concerns and ideas. Phase 3: Evaluate Pilot Programs An evaluation will be needed by City of Maribyrnong to in regard to the opportunities, challenges and improvements from the pilot programs. These actions will inform the policy recommendations to scale up the pilot projects of Strategy 1.1. The proposed policy recommendations are under the themes of: • Policy: the need to review existing policies and embed Strategy 1.1 into the overall local and state planning context. • Liveable places: to support Strategy 1.1 as a strategy that contributes to the design of Braybrook as a liveable place. • Collaborate: connecting government, community and community-housing providers to work together to maintain affordable housing in Braybrook.
Fig.6. Diagram of implementation plan of Strategy 3.1 showing an incremental approach. Diagram by Vania Djunaidi (2020)
Opportunities With lot sizes of approximately 500m2 to 800m2 (Fig.7), Strategy of 1.1 is suited in Braybrook. It preserves its historical link to the post-war suburban homes in Braybrook’s history, whilst also preserving its low-density characteristics which existing residents will accept. It provides a bottomup approach that will be economically achievable depending on homeowner’s finances, giving residents autonomy within the construction and process of the project. Existing dwellings can be an investment while providing the flexibility to upsize or downsize, reducing the pressure of selling properties to developers especially for older residents due to the inflexibility of downsizing in current housing typology (Taylor & Bennett 2020). Overall, it will increase the density of the suburb and maintain housing affordability,
Fig.7. Detached dwellings that is currently on sale with lot sizes from 470m2 to 771m2. Many of these detached dwellings in Braybrook are marketed as “potential redevelopment sites” for a townhouse dwelling. Snapshots retrieved on 29th June 2020 from: https://www.realestate.com.au/buy/in-braybrook,+vic+3019/list-1.
Action Phase 1: Research and Engage Before implementing Strategy 1.1, there’s the need to conduct research, analyse and engage with the residents of Braybrook to fulfil the presented opportunities. This will avoid resident backlash and provide transparency within the planning process to achieve housing affordability in the area. Phase
Actions
Timing
Stakeholders
Related Objectives
Research & Engage
1. Develop surveys and newsletters on housing lifestyle, affordability and the comfortability of providing secondary dwellings and shared lifestyle. 2. Develop a Strategy 1.1 Brochure to distribute to the community to inform residents on the need of a housing affordability plan in Braybrook. 3. Analyse responses and evaluate if Strategy 1.1 will be accepted within the community as a housing affordability strategy for Braybrook.
Short term
City of Maribyrnong
Objective 1: Help deliver affordable housing with good access to transport options
Community
Short term
City of Maribyrnong Community
Short term
City of Maribyrnong Community
Objective 1: Help deliver affordable housing with good access to transport options Objective 1: Help deliver affordable housing with good access to transport options
Limitations The limitations of Strategy 1.1 includes the existing housing stock of Braybrook that are poorly maintained and old to be altered. It might be likely that a redevelopment of an existing dwelling is economically viable and cost-effective compared to altering or renovating. Construction of secondary dwelling might be used for other means other than housing such as Airbnb, limiting permanent rental supply, housing affordability options and increasing traffic congestion and disturb residential communities (Gurran & Phibbs 2017). As Phibbs & Searle (2020) suggested in response to NSW Affordable Housing SEPP, secondary dwellings can put pressure on existing residential infrastructure such as sewerage, drainage system as well as open spaces. Moreover, alterations and additions of internal layout of existing properties can be hard to police as it can be constructed without planning permissions, allowing for overcrowding with limited amenities in the development, lack of privacy between neighbours, increase congestion in the neighbourhood and OH & S and fire risks in its construction.
Phase
Actions
Timing
Stakeholders
Related Objectives
Research & Engage
4.Research on the feasibility, construction of existing housing stock of Braybrook for Strategy 1.1
Short term
City of Maribyrnong
Objective 1: Help deliver affordable housing with good access to transport options
Short term 5. Investigate Australian Standards to mitigate OHS risks, BCA codes to avoid overcrowding and A Case of Better Good Design in Housing by the Office of Victorian Government Architect
City of Maribyrnong
Objective 1: Help deliver affordable housing with good access to transport options
Local Planning and State Planning Context Braybrook is mostly within the General Residential Zone. The following planning provisions have to considered in applying Strategy 1.1 in Braybrook: Victorian Planning Scheme & Maribyrnong Planning Scheme 55 – Two dwelling on a lot The Planning scheme includes the construction of a second dwelling if there at least one dwelling existing on the lot. This planning scheme is to ensure that both dwellings receive sufficient onsite amenity and that developments maintain or enhance local accessibility. When land is within one of five residential zones – Residential Growth Zone, General Residential Zone, Neighbourhood Residential Zone, Mixed Use Zone or Township Zone, Clause 55 applies to: • construction of a second dwelling if there is at least one dwelling existing on the lot; • construction of two or more dwellings on a lot; • extension of a dwelling if there are two or more dwellings on the lot; • construction or extension of a dwelling on common property, or; • construction or extension of a residential building. Victorian Building Authority: Alterations to a building are exempt from the requirement to obtain a building permit by item, if the building work: • Will not adversely affect the structural soundness of the building and will not increase or decrease the floor area or height of the building; is not underpinning or replacement of footings and does not include the removal or alteration of any element of the building that is contributing to the support of any other element of the building • Will not adversely affect the safety of the public or occupiers of the building; and • Will not project beyond the street alignment • Is not work carried out on or in connection with, a building includes on the Heritage Register • Is not work in relation and will not adversely affect, an essential safety measure. Phase
Actions
Research & Engage
Timing
Stakeholders
Related Objectives
6. Investigate Strategy Short term 1.1 with existing planning scheme and policy framework of Maribyrnong Planning Scheme if Strategy 1.1 is suitable within Braybrook.
City of Maribyrnong
Objective 1: Help deliver affordable housing with good access to transport options
7. Investigate policing Strategy 1.1 to avoid 'hidden' constructions without planning permit and provide a guideline what type of construction of Strategy 1.1 needs a building permit.
City of Maribyrnong
Objective 1: Help deliver affordable housing with good access to transport options”
Short term
Policy Recommendation: Policy The following policy recommendations review current planning schemes and policies to embed Right Size Housing program as a housing affordability strategy. Phase
Reommendation
Policy
Stakeholders
Related Objectives
P1. Review current Short term planning housing schemes and policies to introduce Right Size Housing and Secondary Dwelling into the state affordable housing plan.
City of Maribyrnong
Objective 1: Help deliver affordable housing with good access to transport options
Short term
City of Maribyrnong
P2. Develop guidelines and planning requirements to support the implementation of Strategy 1.1 to be successful across the suburb P3. Streamline approval for developments with that promotes Strategy 1.1, especially developments nearby public transport
Timing
Victorian Planning Authority
Victorian Planning Authority Short term
City of Maribyrnong
Objective 1: Help deliver affordable housing with good access to transport options
Objective 1: Help deliver affordable housing with good access to transport options Objective 3: Sustainable transport and parking reform by integrating land use and transport
Financing Financing and management of the strategy will follow the guidelines from Right Size Housing (Fig.8). For secondary dwellings to be rented as an affordable housing scheme, local government will support financial model and work together with community housing or non-profit organisations. In return homeowner must commit to rent out the secondary dwellings for eligible housing tenants at a capped rent of 30% of their income for a minimum of five years. After five years, homeowners have unrestricted use of the property (Benett et.al 2019). For low to medium income homeowner who are willing to downsize or upsize, the financial model is influenced by the City of LA’s ADU Pilot project. Homeowners are encouraged to take a gap loan with banking of their own choice to guarantee the cost of construction before owners transitioned to a traditional mortgage. This will reduce the risk of commitment associated with long-term ground lease profit shared agreement and bankruptcy (Cuff et.all 2019).
Fig. 8. Right Size Housing finacing model. Retrieved from: https://www.cityofsydney.nsw.gov.au/__data/assets/pdf_ file/0016/314161/The-Rightsize-Service.pdf
Phase
Actions
Timing
Research & Engage
8. Engage with community Short term housing providers to form a partnership and research for funding options Short term 9. Investigate funding options where community housing providers or local councils can apply such as: • Growing Suburbs Fund for local councils • Victorian Property Fund for local councils or community / notfor-profit housing provider to apply Short term 10. Investigate and research financial incentives for Strategy 1.1 to encourage residents to engage with the strategy
Stakeholders City of Maribyrnong Community Housing Provider City of of Maribyrnong Community Housing Provider
City of Maribyrnong Community
Related Objectives Objective 1: Help deliver affordable housing with good access to transport options Objective 1: Help deliver affordable housing with good access to transport options
Objective 1: Help deliver affordable housing with good access to transport options
Policy Recommendation: Collaborate Collaborate policy recommendations aim to connecting government, community housing providers and community with transparent communications. Phase
Recommendations
Timing
Stakeholders
Collaborate
P.4 Form and strengthen partnerships with notfor- profit organisation and community housing provider with local government to implement Strategy 1.1
Ongoing
City of Maribyrnong Community Housing / Not-For-Profit Housing Provider
Related Objectives Objective 1: Help deliver affordable housing with good access to transport options
Management & Design The management and design of the strategy will follow the guidelines from Right Size Housing. Management Strategy 1.1 allows homeowners to self-manage the design and construction of additional dwellings with assistance in regards to the planning and implementation process. To ensure the ongoing quality of the dwelling, and that it remains affordable, a not-for-profit housing provider will manage the property as the head leaser for the full five years. The not-for profit housing provider will rent the additional properties from the owner at a market rate and sublet it to eligible affordable housing tenants. The property owner will be the property manager, ensuring rental income for the owner and secured rent for the tenant (Benett et al 2019). Design ADU and Right Size Guide is a guide which provides a DIY approach in constructing secondary dwellings (Fig.9). The guide provides eligibility criteria, planning application process, building requirements and construction. It aims to simply the approval process by highlighting relevant regulations and codes. Homeowners also have the choice to commission the design of dwellings from external resources and practitioners (Benett et al 2019). Maribyrnong Housing Strategy 2018 provides adaptable design guidelines (Section Strategy:Design) in its affordable housing strategy. The guidelnes include: • Bedrooms located at opposite ends of the dwelling • External access at different points in the house, to enable separate entries in the future • Two bathrooms located in proximity to bedrooms • A laundry that can be accessed externally • Dual living spaces, or a large living space that can be divided in the future • Services (such as plumbing, gas, electricity) located to be easily accessible • Two separate private open space areas or a private open space area that can be divided (Maribyrnong Housing Strategy 2018). Design of Right Size Housing Strategy has to comply with Maribyrnong Planning Scheme to maintain onsite amenities such as solar access, ventilation and open space and the Australian Standards to ensure the design of secondary dwellings are habitable, safe and does not result in fire and OH&S risks. The Case for Good Design also provides a guide and local examples of good housing designs in Melbourne.
Action Phase 2: Conduct Pilot Programs The need for conducting pilot programs is to test and evaluate the practical delivery of Strategy 1.1 as a potential strategy to provide housing affordability in Braybrook. It allows for transparency in partnership and communication across state, local government, community housing provider and the community. It will provide a clearer guideline in implementation the Right Size Housing program based on community feedbacks, concerns and ideas. To locate a pilot project sites, City of Maribyrnong need to engage with State Government to identify and select existing social housing stock in a dwelling structure of single, detached dwelling that can be adapted to provide secondary dwellings through alteration of internal layout, garage conversion or providing a backyard home. The selection criteria of these sites are: • To be within a 800m diameter or ten minute walk of existing public transport and local supermarkets to encourage alternative transport modes other than motor vehicles. • Have lot sizes of a minimum 500m2 to provide adequate green space and amenities, such as solar access and ventilation for each dwelling. • Be safe and sound for cost-effective reconstruction and alteration.
Fig.9. 'Building an ADU Guidebook by Dana Cuff. Retrieved from Backyard Housing Boom: New Markets for Affordable Housing and the Role of Digital Technology (2019)
Phase
Actions
Timing
Stakeholders
Conduct Pilot Programs
11. Collaborate with State Government to identify government land and existing social housing stock in Braybrook
Short term
City of Maribyrnong
12. Undertake pilot programs on existing single, detached social housing stock
Short term
City of Maribyrnong
13. Develop a place-based Short term engagement on pilot project sites to provide direct communications between local government bodies and the community of Braybrook.
City Maribyrnong Community
Related Objectives Objective 1: Help deliver affordable housing with good access to transport options Objective 1: Help deliver affordable housing with good access to transport options Objective 1: Help deliver affordable housing with good access to transport options
Action Phase 3: Evaluate An evaluation will be needed by City of Maribyrnong to in regard to the opportunities, challenges and improvements from the pilot programs. If pilot projects are successful, policy recommendations will be developed to scale up the programs and be embedded within planning local scheme of the area. If pilot projects are not successful, a report will be developed in the analysis of its challenges for future use. Phase
Actions
Timing
Stakeholders
Evaluate pilot projects
14. Investigate key learnings, issues and explore future opportunities and improvements
Short term
City of Maribyrnong
15. Develop a report which Short term outlines key insights, learning, opportunities and improvements to be distributed to community and Victorian Planning Authority.
City of Maribyrnong Victorian Planning Authority
Related Objectives Objective 1: Help deliver affordable housing with good access to transport options Objective 1: Help deliver affordable housing with good access to transport options
Community
Examples of Evaluation Report of Pilot Projects from 20 Minute Plan Neighbourhood Retrieved from: https://www.planning.vic.gov.au/__data/assets/pdf_file/0031/428908/Creating-a-more-liveableMelbourne.pdf
Policy Recommendation: Liveable places Liveable places policy recommendations aim to scale up pilot projects as an affordable housing plan for Braybrook to respond to its diverse demographics, while improving the liveability of the suburb. Phase
Recommendations
Timing
Stakeholders
Related Objectives
Place
P.5 Support the delivery of key opportunities identified from the pilot projects
Ongoing
City of Maribyrnong
Objective 1: Help deliver affordable housing with good access to transport options Objective 1: Help deliver affordable housing with good access to transport options
P.6 Scale-up pilot projects, Short -Mid explore housing grants term programs and apply for funding opportunities
P.7 Apply for Community Housing Association Retrofit Program for ongoing maintenance of affordable housing dwellings P. 8 Support new developments that is cost-effective in adapting to provide a secondary dwelling in the future P.9 Promote design excellence in readapting existing housing stock and secondary dwellings to improve streetscape of Braybrook and create liveable homes through design competitions & recognising projects that deliver quality buildings and places P.10 Collaborate between local government and community members to continually promote Strategy 1.1. as a strategy for housing affordability in Braybrook.
Short term
City of Maribyrnong Victorian Planning Authority Community Housing Provider
Ongoing
City of Maribyrnong
Ongoing
City of Maribyrnong
Ongoing
City of Maribyrnong Community
Objective 1: Help deliver affordable housing with good access to transport options Objective 1: Help deliver affordable housing with good access to transport options Objective 1: Help deliver affordable housing with good access to transport options
Objective 1: Help deliver affordable housing with good access to transport options
BathroomBathroom
Bathroom
BedroomBedroom
WC
WC WC Shower Shower Kitchen Kitchen Kitchen DWELLING TWO
Kitchen
Shower
DWELLING TWO
Kitchen Kitchen Laundry undry
WC WC Shower Shower Kitchen Kitchen Kitchen
DWELLING TWO
Bedroom 1
BedroomBedroom 1 1
WC
DWELLING TWO
Shower
DWELLING TWO
Shower Shower
DWELLING TWO
WC
Bedroom BathroomBathroom
BedroomBedroom
Bathroom
oom Sitting room
Bedroom Sitting room Bedroom 3 3
Living BedroomBedroom 1 1 BedroomBedroom 2 2
Bedroom 1 Bedroom 2
Bedroom 3 Kitchen Kitchen
STING: ONE RESIDENCE ONE EXISTING: RESIDENCE ONE RESIDENCE
st-war cal post-war suburban Typical suburban post-war dwelling dwelling suburban dwelling
DWELLING ONE
Living
DWELLING ONE
Living
DWELLING ONE
DWELLING ONE
Bedroom 2
DWELLING ONE
Living BedroomBedroom 2 2
DWELLING ONE
Kitchen Kitchen Living
Living
Kitchen
Living
Shower
Bedr
Kitchen
BedroomBedroom 1 1 BedroomBedroom 2 2
Bedroom Bedroom 2
Living
SCENARIO TWO RESIDENCES WITH SCENARIO SCENARIO 1: ONE 1:RESIDENCE SCENARIO ONE RESIDENCE 1:WITH ONE RESIDENCE WITH WITH SCENARIO 2: TWO2:SCENARIO RESIDENCES 2: TWO WITHRESIDENCES WIT FIRE-RATED WALL FLEXIBILITY FLEXIBILITYFLEXIBILITY FIRE-RATED WALLFIRE-RATED WALL
Existing residence isresidence divided toisprovide Existing Existing residence residence Existing is flexible isresidence flexible to provide toisprovide flexible to provide Existing residence Existing is divided to provide divided to prov two residences a fire-rated sbitants living in living Inhabitants the suburb in the living suburb may in look may the suburb look may look two residences two residences with two anwith residences insertion an insertion ofwith a an of insertion a of a two residences with two a with fire-rated residences wall with awall fire-rated wa between two dwellings. ownsize e but don’t to but downsize want don’ttowant move buttodon’t out move want out to move out slidingsliding door. door.sliding door. between the twothe dwellings. between the two dwellings. ok. raybrook. of Braybrook. The secondary is in partnership The secondary The secondary residence Theresidence secondary can becan for residence abe for acan be for a The secondary dwelling Thedwelling secondary is in partnership dwelling is in partner with community group and isgroup to and i ants nhabitants mayOr, want may inhabitants towant rentto out may rent a want out ato rent out acaretaker caretaker for older for caretaker residents older residents for to downsize older toresidents downsizeto downsize with community housing with housing community group and housing is to be rented out an affordable, mvetoanother have room another stream to have stream of another income. of income. stream of income. or ‘adult-children’ or ‘adult-children’ who or ‘adult-children’ would who like would their like whotheir would like theirbe rented out with be anwith rented affordable, out with capped an capped affordable, cap rent per week. own privacy. own privacy.own privacy. rent per week. rent per week. This flexibiltiy also allow families to families to This flexibiltiy alsoThis allow families to allow flexibiltiy also upsize.Braybrook upsize.Street, upsize.that is currently on sale. The lot size of the property is 600m2 which allows Fig.10. Testing Strategy 1.1 for 35 Carlton for a secondary dwelling or internal alterations to allow for dual occupancy. Testing diagrams (not to scale) by Vania Djunaidi (2020)
DemolishDemolish internal wall internal toDemolish create wall to new create living new internal wallliving to create space space space trance: New entrance: existing window existing be window retrofitted be retrofitted to window tobe retrofitted New entrance: existing to laundry Existing Existingto laundry be a new to be bathroom a new bathroom Existing laundry to be a new bathroom New sliding Newdoor sliding door New sliding door door a new door a new door New fire-rated New fire-rated wall wall New fire-rated wall
COLES MOBILIT
Y HUB
BALLAR AT ROAD
Testing Site: 35 Carlton Street, Braybrook CARLTON
STREET
Strategy 1.1 Housing Slow Street No On street parking Mobility Hubs
Commercial/ Activity centre
Fig.11. Testing Strategy 1.1 at an urban scale with a mobility hub implemented in an existing commercial car park Braybrook. Testing diagram (not to scale) by Vania Djunaidi (2020)
Strategy 3.1: Linking secure and affordable housing with diverse and reliable transport options The proposed Strattegy 1.1 will work together with: Objective 3: Sustainable transport and parking reform by integrating land use and transport 3.1.
Linking secure and affordable housing with diverse and reliable transport options
The strategy must take the following planning scheme into consideration: Victorian Planning Scheme 52 Maribyrnong Planning Scheme 52 – Parking: The Planning scheme outlines the guidelines of providing car parking within dwelling types with: • Minimum of 1 space per 1-2 bedroom dwelling, plus 1 visitor space for 5 every dwellings • Minimum of 2 spaces per 3+ bedroom dwelling, plus 1 visitor space for every 5 dwellings
Why link housing & parking? Car Ownership has increased from no to one motor vehicles to two more three car vehicles per household. It is evident that those with higher income tends to have higher car ownership, while those with lower income have no or 1 car per household (Fig.13). With median housing income increasing, there is the trend car ownership increases, pressuring on existing traffic activity. In addition, the lack of use public transport (Fig.12) in Braybrook can be an indicator of unreliable frequency of bus services and low-quality transit spaces. Although a 300m – 400m distance to train station can possibly reduce car ownership, it is the quality and frequency of public transport which allows resident to utilise these amenities and allow residents to possibly forego car ownership (De Guyter et al. 2019). For Strategy 1.1 , upsizing and downsizing may introduce an increase in car ownership as those who own existing properties tend to have more than 2 motor vehicles per household. However if secondary dwellings are to be provided as an affordable housing scheme, it may not impact on the increase car ownership per household as those renting under State authority own zero to 1 car per household (Fig.14)
Fig. 12 Increase in car dependency from 2011-2016 Source: Australian Bureau of Statistics (2016)
Fig.13. Higher income residents tend to have one to three cars per household. As household income increases in Braybrook, car ownership increases. Source: Australian Bureau of Statistics (2016).
Fig. 14. Those who are renting under State Authority & Housing Co-Operative tend to have none or one car per household whereas thoese who privately rent and out a home tend to have one or three more cars per household. Source: Australian Bureau of Statistics (2016).
Therefore, the strategy supports: • The design of adaptable, permeable surface which allows for parking area for short term to be adapted to green open space. Parking is to be a communal space rather than a private entity. • Non-tandem, uncovered parking space such as driveways, removeable car ports/pergola. • Limiting on-street residential parking for secondary dwellings that are within 800m to public transit (Fig. 15). • Introduce new off-street parking requirement, for example Fishermen Bends 0.5 car parking per dwelling (1-2 bedroom); 1 car parking space (3 bedrooms), and 1 car visitor car parking space
• Developments 600M2 that are 800mm from developments within public transport and mobility hubs M2SITE AREA: (Fig.11).
Double Garage Bungalow
ce
ingGuest parking
Bungalow
Single Garage
Common Storage
Common Storage
Common Laundry
Common Laundry
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Single Garage Bungalow
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EXISTING: WITH TWOONE: SCENARIO ONE: WITH SCENARIO TWO: SIDENCE H TWO WITHONE TWORESIDENCE SCENARIO SCENARIO TWO RESIDENCES ONE: TWO RESIDENCES WITH WITHTWO RESIDENCES SCENARIO TWO: TWO RESIDEN PARKING PER DWELLING AND ONE PARKING PER DWELLING & ONE/NO PARKIN DWELLING AND AND ONE PARKING ONEPER PARKING DWELLING PER &DWELLING ONE & ONE ONE/NO ONE PARKING PER DWELL UNLIMITED ONSTREET PARKING ONSITE PARKING ONSITE PARKING ET PARKING ONSITE PARKING
car sharing Upgrade of public public transport and car Fig.15.transport Parking willand incrementally change as mobility andand upgrade occurs in Braybrook, of hubs public transport and car transport Upgrade of public sharing portUpgrade and carpublic sharing Upgrade of Upgrade public transport car of existing Upgrade of public transport an is limited. allowing for the construction sharing are emerging. secondary dwellings without adding traffic activity in the suburb. Diagrams Vania sharing are emerging. sharing are estab sharingofare emerging. sharingbyare established. Djunaidi (2020)
Mobility Hubs & Braybrook Mobility hubs are places of diverse transport intersection between public transport and other travel options with walking and bicycling infrastructure and shared mobility services (San Diego Forward 2019). Mobility hubs emerged from the City of Bremen, Germany since 2009 as part of the city’s Sustainable Urban Mobility Plan (SUMP). Its aim is to reduce car ownership through shared mobility with additional amenities such as wayfinding, bike parking and universal payment system (GlotzRichter 2016). With increase of car dependency, ownership and decreased reliability of public transport in Braybrook, mobility hubs can possibly tackle these issues. In addition, huge area of car parking spaces is evident across the suburb, mostly within commercial developments such as the Central West Shopping Centre at the south and Coles Shopping Centre at the north of the suburb. These existing car parking spaces can possibly be adapted to mobility hubs to reduce car dependency, ownership and encourage alternative transport modes (Fig. 16 & 17).
Action Phase 1: Research and Engage Phase
Actions
Research and Engage
16. Review both on-street Short term and off-street parking guidelines in Maribyrnong Planning Scheme to reduce car dependency within Braybrook
City of Maribyrnong
17. Review car sharing policy as part of sustainable transport in City of Maribyrnong and assess its possibility in Braybrook
City of Maribyrnong
STRATEGY 1.1 HOUSING
common space
0.5 -1 parking
2
Timing
Short term
Stakeholders
Related Objectives Objective 3: Sustainable transport and parking reform by integrating land use and transport Objective 3: Sustainable transport and parking reform by integrating land use and transport
TRAFFIC CALMING wider maintain footpath existing car lanes
introduce dedicated bus lane
integrate footpath & bicycle lane
introd local retail
1 bicycle integrate path with pedestrian buffer zone friendly refuge island
337 BALLARAT ROAD
upgrade waiting& existing resting area bus stops
BALLARAT ROAD
Fig.17 Proposed mobility hubs and Strategy 1,1 can work together where secondary dwellings are constructed within a radius of 800m of mobility hub
PROPOSED STRATEGY 1.1 ZONE PROPOSED MOBILITY HUBS 800M RADIUS 10 MINS WALK STRONG PUBLIC TRANSPORT LINK - QUALITY AND FREQUENCY
M
SLOW STREET: WALKING & CYCLING INFRASTRUCTURE
AR I
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RETAILERS/ COMMERCIAL & FOOD SERVICES
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COMMERCIAL CAR PARK BALLARAT ROAD
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FUTURE PROOF PARKING
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ET
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BRAYBROOK PROPOSAL SCALE 1: 15000
Fig.16 Proposed mobility hubs and Strategy 1,1 can work together where secondary dwellings are constructed within a radius of 800m of mobility hubs or existing public transport. Plan by Vania Djunaidi (2020)
MOBILITY HUB
A U
REPURPOSE EXISTING CAR PARK limited single parking
duce
lers MOBILITY HUB
wayfinding bike sharing & services parking facilities
car sharing services
bs or existing public transport. Section by Vania Djunaidi (2020)
disabled parking
COLES, BALLARAT ROAD
micro-transit
Existing condition at Ballarat Road, Braybrook. Drawing by Vania Djunaidi (2020)
Proposal of the plan in Ballarat Road, Braybrook. Drawing by Vania Djunaidi (2020)
MOBILITY HUB
wider footpath
bicycle path
integrate pedestrian features
water sensitive urban design
Strategy 1.1 zone
Mobility hub entrance
Upgrade existing bus stops
Policy Recommendation: Collaborate & Liveable place Phase
Recommendations
Timing
Stakeholders
Related Objectives
Liveable place & Collaborate
P.11 Advocate for alternative transport modes including public transport, walking and bicycling infrastructure P.12 Advocate for mobility hubs which provide car and bike sharing initiatives to reduce car ownership and dependency within Braybrook. P.13 Advocate for new developments that limits off-street parking and integrate alternative transport infrastructure
Ongoing
City of Maribyrnong
Objective 2: Safe travel routes for pedestrians and cyclists
P.14 Advocate for the Movement and Place Victoria network in safe and integrated pedestrians within activity centres and local infrastructures P.15 Work together with Transport Victoria and Office for Victoria Government Architect in introducing good design in public transport as a way to improve public transport amenities that are reliable, frequent and safe within Braybrook.
Ongoing
Victoria Transport City of Maribyrnong Victoria Transport
Ongoing
City of Maribyrnong Victoria Transport
Ongoing
City of Maribyrnong Victoria Transport
Ongoing
City of Maribyrnong Victoria Transport
Objective 3: Sustainable transport and parking reform by integrating land use and transport Objective 1: Help deliver affordable housing with good access to transport options Objective 3: Sustainable transport and parking reform by integrating land use and transport Objective 2: Safe travel routes for pedestrians and cyclists
Objective 2: Safe travel routes for pedestrians and cyclists
REFERENCES Australian Bureau of Statistics (2016), 2016 Census Quick Stats: Braybrook (SSC). Retrieved from: https://quickstats.censusdata.abs.gov.au/census_services/ getproduct/census/2016/quickstat/SSC20322?opendocument Australian Bureau of Statistics (2016), 2016 Census Quick Stats: Greater Melbourne. Retrieved from: https://quickstats.censusdata.abs.gov.au/census_services/ getproduct/census/2016/quickstat/2GMEL?opendocument Bennett, A. (2020). The Right Size Service: City of Sydney Alternative Housing Ideas Challenge: The Search for Integrated Social Equity [Video File]. Retrieved from: https://monash-panopto.aarnet.edu.au/Panopto/Pages/Viewer.aspx?id=c61dc337a154-4e24-b5ad-abb500a21ae0&start=0.565044 Bennett, A., Cuff, D. & Wendel, G. (2019). Backyard Housing Boom: New Markets for Affordable Housing and the Role of Digital Technology, Technology I Architecture + Design, 3(1), 76-88, DOI: 10.1080/24751448.2019.1571831 Brown, A., Mukhija,V. & Shoup, D. (2020). Converting Garages into Housing, Journal of Planning Education and Research, 40(1), 56-68. DOI: 10.1177/0739456X17741965 Cuff, D. (2018). The Architect’s Lot: Backyard Homes Policy and Design, Architectural Design, 88(4), 62-69. DOI: 10.1002/ad.2322 De Gruyter, C., Truong, T. & Taylor E.J. (2019). Can high quality public transport support reduced car parking requirements for new residential apartments?. Journal of Transport Geography, 82. DOI: 10.1016/j.jtrangeo.2019.102627 Gurran, N & Phibbs, P. (2017). When Tourists Move In: How Should Urban Planners Respond to Airbnb? Journal of the American Planning Association, 83(1), 80-92. DOI: 10.1080/01944363.2016.1249011 Martel, A., Whitzman, C., Fincher, R., Lawther, P., Woodcock, I. & Tucker, D. (2013). Getting to Yes: overcoming barriers to affordable family friendly housing in inner Melbourne, 6th State of Australian Cities (SOAC). Retrieved from: https://msd.unimelb. edu.au/__data/assets/pdf_file/0007/2736700/2013-SOAC-Getting-to-Yes-Martel-etal.pdf
Newton,P. & Glackin, S. (2014). Understanding Infill: Towards New Policy and Practice for Urban Regeneration in the Established Suburbs of Australia’s Cities, Urban Policy and Research, 32(2), 121-143. DOI: 10.1080/08111146.2013.877389 NSW Legislation 2009. (2020). State Environmental Planning Policy (Affordable Rental Housing) 2009. Retrieved from: https://www.legislation.nsw.gov.au/#/view/ EPI/2009/364 Scheiner, J., Faust, N., Helmer, J., Straub, M. & Holz-Rau, C. (2020). What’s that garage for? Private parking and on-street parking in a high density urban residential neighbourhood. Journal of Transport Geography, 85. DOI: 10.1016/j. jtrangeo.2020.102714 Searle, G. & Phibbs, P. (2020). Ending Single-Family Zoning: Is There a Plan B? Journal of the American Planning Association, 86(1), 121-122. DOI: 10.1080/01944363.2019.1689013 Taylor, E. (2018). Parking Policy: The politics and uneven use of residential parking space in Melbourne. Land Use Policy 91. DOI: 10.1016/j.landusepol.2018.11.011 Taylor, E. (Presenter), & Bennett, A. (Guest speaker). (2020, February). This Must Be the Place – Urban History Planning History Conference 2020: Alysia Bennett on ‘Right Sizing’ Housing [Audio File]. Retrieved from: https://soundcloud.com/davidnichols-738987609/urban-history-planning-history-conference-2020-alysia-bennetton-right-sizing-housing San Diego Forward (2019), Regional Mobility Hub Implementation Strategy: Mobility Hub Features Catalog. Retrieved from: https://www.sdforward.com/fwddoc/mobipdfs/ mobilityhubcatalog-features.pdf
Lighting the s[PARK] of Housing Reform housing + transport strategy 1.1 & implementation plan UPD4100 Compact City II Assessment 3 II Vania Djunaidi