Affordable Housing Concerns: Greater Polarisation on the Way
Released: 25 Jul 2007 [12.00am]
Australiaâ€™s capital city Lord Mayors are calling for the establishment of a National Affordable Housing Agreement across the three levels of government to stem increasing polarisation within communities.
â€œOne of the most clear-cut threats to social capital in our major cities is the issue of affordable housing,â€ said the Lord Mayor of Brisbane, Campbell Newman.
â€œIncreasingly, research is showing that housing costs, particularly in inner-city areas, are driving out lower-paid workers and condemning them to long-distance commutes.
â€œAlso, skilled workers who cannot easily get around within a city will relocate. This is what has been termed the â€˜key workerâ€™ problem, an â€˜out-migrationâ€™ of low-paid workers.
â€œThese trends are contributing to a process of social polarisation in the capital cities. A gap is growing between those who can purchase housing and profit from its capital growth, and those who lack the income to afford appropriate housing.â€
Brisbane City Council has backed the Lord Mayorâ€™s vision for â€œinclusionary zoningâ€, which will keep inner-city dwellings within the reach of ordinary people.
Inclusionary zoning is an innovative proposal to allow developers to exceed height levels providing they agree to make some units affordable. Offering development relaxations ensures the proposal would not impact on land sales, and increase unit prices.
The Council of Capital City Lord Mayors (CCCLM) has identified affordable housing as an issue that would benefit from a new joint alliance between the capitals and the Federal Government.
The CCCLMâ€™s â€œPartners in Prosperityâ€ initiative will be formally presented to the Howard Government next month.
â€œCapital cities have a central role in building communities and will continue to champion innovative ideas and options for housing provision,â€ said Cr Newman.
â€œWithout affordable housing, capital cities become a place for the wealthy elite. It is a better city and society that has a diverse mix of people who contribute specific skills and experiences to both the labour market and the social environment.â€
The Lord Mayor of Adelaide, Michael Harbison, said affordable housing priorities for capital cities include:
Expanding the stock of public and community housing;
Maintaining community diversity and preventing social polarisation into very rich and very poor,
particularly in inner city areas;
Encouraging partnerships between the public and private sectors;
Ensuring planning policies encourage affordable housing; and,
Advocacy of a National Affordable Housing Agreement between the three levels of government.
â€œThe CCCLM has a long-term vision for capital cities that recognises their individuality, their population size, their location and their shared aspirations,â€ said Mr Harbison.
â€œThere are four principles attached to affordable housing - social justice, economic efficiency, sustainability and diversity,â€ he said.
â€œIt is imperative cities are socially just, inclusive and liveable places which encourage and support participation in social, educational, economic and cultural activity.
â€œCities must also be economically efficient â€“ engaging businesses and citizens in a globally competitive national economy, while striving for both economic and environmental sustainability, making best use of our natural resources and minimising the negative impact of our activity on the environment.
â€œAustraliaâ€™s relatively young capital cities have an opportunity to â€˜design for diversityâ€™ that is almost unique among highly developed countries â€“ recognising that quality outcomes in the planning and development of urban areas can only be achieved when the diverse and changing needs of their citizens are understood and catered for,â€ Mr Harbison said.
The CCCLM believes there is widespread agreement that better evidence-based information is required to inform local responses and to assist advocacy efforts.
A number of capital cities have undertaken considerable work in this area. For example:
Perth carries out inner-city housing market assessments every two years;
Melbourne recently completed research and endorsed its â€œSocial and Affordable Housing Framework 2006-2009 - Housing for Everyone,â€ which will provide the strategic framework and action plan for improvements in the provision of affordable rental housing and social housing outcomes;
Sydney is completing a new affordable housing policy that includes options for extending the successful City West housing project (which will have delivered more than 450 units by the end of 2007);
Brisbane has recently developed the â€œInclusionary Zoningâ€ vision, which focuses on providing developers with incentives to keep housing affordable and proposes special legislation. The paper was a result of the study, â€œHousing Needs â€“ Assessment Reportâ€ that included seven housing affordability indicators; and,
Adelaide City Council has adopted a project-based approach to providing affordable housing, refining its knowledge through the experience gained from the Sydney Place Apartment project. A generic partnership model with the State Government is currently being developed and the new Whitmore Square Eco Housing project is an example of this collaborative approach.
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All other development discussion.
They're the 24/7 stores, but I only know 2, 1 across from the Railway Station, the other near Rundle Mall.momentkiller wrote:Oh those darned 24/7 convinience stores... can't remember the retail name of them. I would love to see Adelaide be swarmed with 7/11's, in true convinience fashion.
That's true, a tram circle line or maybe even underground trams would do the job very nicely. In Stuttgart, Germany (where I was holidaying recently), they have a fantastic tram system, they go literally everywhere around the CBD underground, and then on the roads and median strips in the suburbs. In the suburbs, they have tunnels when needed to overcome structures or mountains (think Darlington-Reynella mountains). I have pictures to share if you want, but here's the wikipedia page for now:urban wrote:Upgrading pedestrian & cycling infrastructure is the main transport change that would be needed. Additional intra-city pt loops might be needed.
The water, sewer, electrical & data infrastructure would all require significant upgrades but this would be significantly cheaper than accommodating an extra 45,000 in a suburban layout.
(The German page is more detailed: http://de.wikipedia.org/wiki/Stadtbahn_Stuttgart)
normangerman wrote:They're the 24/7 stores, but I only know 2, 1 across from the Railway Station, the other near Rundle Mall.momentkiller wrote:Oh those darned 24/7 convinience stores... can't remember the retail name of them. I would love to see Adelaide be swarmed with 7/11's, in true convinience fashion.
Arent those shops simply called 'Adelaide Convinence'?
24/7 Adelaide Convenience I think it is. Something like that anyway.Cruise Control wrote:normangerman wrote:They're the 24/7 stores, but I only know 2, 1 across from the Railway Station, the other near Rundle Mall.momentkiller wrote:Oh those darned 24/7 convinience stores... can't remember the retail name of them. I would love to see Adelaide be swarmed with 7/11's, in true convinience fashion.
Arent those shops simply called 'Adelaide Convinence'?
Theres a few around Adelaide, locations I can think of is another one on North Terrace, Hindley Street, O'Connell Street, Rundle Street, another one on King William Street, down at Glenelg and the ones you mention and probably a few others. Plus then theres the 24/7 BP On the Runs (service station, subway, coffee shop etc...), which are very handynormangerman wrote:They're the 24/7 stores, but I only know 2, 1 across from the Railway Station, the other near Rundle Mall.
Yeah and K something24/7 Adelaide Convenience I think it is. Something like that anyway.
With the population in the city growing, these 7/11 style shops are a necessary fact of life. Reminds me a bit of Manhattan. Same people running them there too!
Aren't 7/11s actually supposed to be open from 7am to 11pm hence the name? They're not actually open 24/7 like those other convenience stores. I think 24/7 stores are great - they give a sense of being in a city not a small town.
This article closely relates to other property news and rubbish being published by the 'Tiser. Can we please create a sticky thread or a separate forum for property related news?State needs 115 homes a week to cater for growth
KIM WHEATLEY, CHIEF REPORTER
May 27, 2008 12:30am
SOUTH Australia is facing a housing crisis as it struggles to build 115 new homes each week for the next decade to meet growing population demand from the mining and defence booms.
Key industry groups say prices will jump, jeopardising SA's position as the most affordable mainland city in Australia.
Conservative estimates using Planning SA data and ABS Census figures show SA expects 8 per cent population growth or 135,000 extra people by 2016.
The Real Estate Institute of SA and the Housing Industry Association agree that based on average household size that translates to an additional 60,000 houses or 6000 a year.
REISA president Robin Turner said it was a "looming crisis but no one seems to be picking up on this".
"It's OK luring people here for jobs but there will be nowhere for them to live," he said. "This is a huge issue."
The figures do not include the Federal Government's announcement of the biggest increase in skilled migration for 60 years â€“ an extra 31,000 to Australia â€“ and additional flow-on effects from the mining/defence boom.
HIA acting regional director David Gaffney said the industry was "building between 10,000 and 11,000 homes a year â€“ we believe that should be at least 15,000". "It all relates back to population and we need to house our community and the population growth SA is experiencing requires more homes."
Housing developers have held talks with Planning Minister Paul Holloway and are scheduled to meet Infrastructure Minister Pat Conlon and Housing Minister Jay Weatherill to push their case for more land with less red tape.
The Urban Development Institute of Australia estimates 16,000 lots are in the pipeline for SA â€“ well short of the 25,000 to 30,000 needed.
Institute president and AV Jennings general manager Peter Jackson said: "What we've been struggling to get Government to understand is to create an absolute sense of urgency.
"We're not looking for more of the same, we're looking for faster reactions, speeding up the planning process, quicker decision-making to get more land to the market more quickly."
Terri Mitchell and her husband, Dave, are building their dream home at Noarlunga Downs with their three children.
"We chose to build here because we liked the views and because we could get what we wanted," Mrs Mitchell said.
The Government said it was aware of the demand for new housing. It was reviewing land releases and Cabinet is about to consider a wide-ranging review of the planning system.
That's sad, because the majority of new South Australian housing estates are dreadful, and the standard home designs of many builders are godawful tripe.
hopefully a large proportion of these homes are achieved via increased density in existing burbs.
Opportunity is missed by most people because it is dressed in overalls and looks like work.