AFFORDABLE HOUSING– We know we need it but can we accept it!
“The region needs more affordable housing, but … a controversial, low-cost development…. is not the answer . They will ruin peoples lives and build something that is totally out of character ..and leave a scar on the landscape……..” “(The decision) is a really good outcome for the little person standing up and saying we are not happy about this,…the decision was “a win for common sense”.
I support affordable medium density housing options in the interests of my kids being able to stay in the area in the long term…. “ “No suburb should be so precious that they cannot accommodate …………Townhouses! “. Despite their protestations about being all for affordable housing, now their victory is won, will they start a campaign for affordable housing...don't hold your breath.”
2 CAMPS
“Thank goodness this policy will be scrapped. If you can't afford a house, don't buy one. If you can't afford the rent - move somewhere else. Simple. Not everyone can live in Potts Point. Sick of these silly socialist policies that the ALP inflict on everyone.”
“Anything to appease the swinging NIMBYS who don't want, heaven forbid, welfare people in their hood living in flats! And we wonder why Sydney is so unaffordable” ”Affordable housing is the "Politically Correct" term for a slum. These dwellings are very short of amenities and are often dumped in prestige areas by the social engineers of the far left who inhabit the Dept of Planning.“ “we've all got to be supportive of affordable housing but just don't build it here or anywhere else that we can see...Mt. Druitt will do fine, so long as the residents don't come wandering over to our parts. I mean we don't want ghettos - but we must concentrate all social housing out west...I mean come on, we've got middle-upper class residents to look after……….. (the true battlers)”
The SEPP
2 years to March 2011: Median price dwellings up 25.6%, Strata - 18.3%. Shortage of 44 500 private rental dwellings at an affordable level in Sydney (2006). March 2011: 1% of available houses =very low incomes 5% = low incomes 21% = moderate incomes March 2011: 12% available rental =very low incomes 28% = low incomes 64% = moderate incomes
So what is all the fuss about‌.?
Deposit (median priced dwelling) = 81.3% first home buyer disposable annual income 55% of Australian residents earn very low incomes (less than $33,400 in Sydney and $30,000 elsewhere). 19% of Australian residents are low income earners with wages of less than $53,500 in Sydney and $48,000 elsewhere). 12% of Australian residents are moderate income earners with wages (less than $80,300 in Sydney and $72,100 elsewhere). That means 86% need housing that is affordable! (ABS 2006 CENSUS DATA)
So what is all the fuss about‌.?
YOU MY MUM
OUR DAUGHTER
ME
MY SONS TEACHER WHO LIVES IN AFFORDABLE HOUSING?
EXAMPLE DA’S
SITE PLAN
UPPER FL PLAN ELEVATIONS
3 storey unit block in 2a area
LANDSCAPE PLAN STREET PERSPECTIVE
3 storey unit block in 2a area
GFL PLAN
UPPER FL PLAN STREET PERSPECTIVE
Plans and massing
PERSPECTIVE
SITE PLAN
2-3 storey walkup apartments
GFL PLAN ELEVATION
Plans and elevations
SITE PLAN
2 storey apartments to street, townhouses to rear
FFL PLAN
Plans and elevations
All these DA’s were refused or recommended for withdrawl Design quality and amenity a real issue with 2 of them Scale at adjacent boundaries a real issue with 3 of them 1 of them in a town centre and still refused We have to have guidelines that will allow affordable housing to be APPROVED!
IF NOT HERE THEN WHERE‌.?
“The State Environmental Planning Policy (Affordable Rental Housing)2009 (AHSEPP) which commenced in July 2009 forms part of the NSW State Government response to growing community concern about the long term decline of affordable housing. The AHSEPP includes a requirement that it be reviewed a year after its commencement. This paper has been prepared to help inform and facilitate that review which is now underway. This paper identifies issues that have already been raised in submissions from councils and community members. It has also been informed by discussions with councils, social housing providers and those involved in the development of affordable housing. Initial responses from stakeholders indicate that the AHSEPP is an important and effective tool in the delivery of new affordable housing across the state…………………………………………………………………………………………………………………………………………………………………………………………………………… ……………….”
THE SEPP
Villa, townhouse and flats no longer by PRIVATE developers no longer allowed in low density residential areas? Where permissible must be compatible with design character and 20% of FSR to be affordable? More extensive public transport test required – must be within 400m of local centre or mixed use zone. Higher parking requirements
SEPP CHANGES‌ FOR BETTER OR WORSE?
Guidelines suited for: Development types Specific locations and boundary conditions
Topics could include: Streetscape and grain – how to interpret Transition to adjoining developments or public space Use of deep soil and landscape as buffers – where it should be and when Landscape and underground car parking – soil volumes and extent car park above ground Balcony design Car park entry points and design Accessibility and adaptability
SOME IDEAS…..?
Topics could include: Entry to dwellings deep within the site Unit and dwelling sizes but also layouts Proximity – when two developments are adjacent to each other New affordable models – refitting existing houses? When standards can be relaxed? Density – when the maximum allowed overrides other controls? Solar access – when less might be ok? Innovation and construction types
SOME IDEAS…..?
INNOVATION AND NEW HOUSING TYPES
Image courtesy Galina Tachieva
RETROFIT FOR LANEWAYS, TERRACES OR MEWS APARTMENTS
SEMI DETACHED HOUSING
SEMI DETACHED
TERRACE HOUSES
TERRACE HOUSES
ZIPPER LOTS
ZIPPER LOTS
PREFABRICATED
CONTAINER HOUSES
Courtesy Good design for medium density living – Dept Planning NSW
NEAR CENTRES
Ad campaign: Change perceptions
Address community fear Show good examples Education program for Councils and Councilors Awards for good design Education program for Developers
PERCEPTIONS‌..?
thank you