1 Foreword 3 1 Executive Summary 4 2 Introduction 6 3 Affordable living context 10 4 Responses to affordability 16 5 Strategic Directions 19 7 Strategy implementations 24 8 Housing Diversity 24 9 Housing Affordability 30 10 Self contained neighbourhood 38 11 Transport options 40 12 Supportive environments 43 13 Resource efficient 47 14 Economic development 51 15 Glossary 55 16 References 56 Appendix 1: Definition of affordable housing (ULDA) Appendix 2: Map SEIFA 2006 Appendix 3: South East Queensland Regional Plan Policy 8.5 Housing choice and affordability Appendix 4: Recommendations from the Select Senate Committee on Housing Affordability in Australia A good house is hard to find: Housing affordability in Australia Appendix 5: CD Sunshine Coast Housing Needs Assessment Background Study 60 61 62 63 66 For further information Visit www.sunshinecoast.qld.gov.au Contact Council's Customer Service Centre (07) 5475 7272. Sunshine Coast Regional Council 2010. 2 Sunshine Coast Affordable Living Strategy 2010-2020
Foreword Message from the Mayor and Social Policy Portfolio Chair As South East Queensland grapples with the challenge of rapid population growth and creating a liveable region, the Sunshine Coast community has been discussing and debating the opportunities and impacts of growth in our area. The Sunshine Coast Council, in collaboration with government, industry and community representatives, has been proactively preparing an innovative and responsive policy direction in the form of this new and exciting Affordable Living Strategy. High levels of housing stress, increasing land and house costs, limited rental opportunity, car-dependent employment and low income thresholds in a fast growing region cannot be ignored. The concept of Affordable Living is greater than the financial cost of living and housing. Affordable living considers the way in which we live and move around, the resources we use and the wellbeing of our existing and future communities. Affordable living is firmly grounded in the fundamental values of equity, sustainability, inclusion and innovation. Council has set its vision for the Sunshine Coast to become Australia s most sustainable region vibrant, green, diverse. Sustainability is a concept that Council and the community are passionate about. The Affordable Living Strategy sets one of the key strategic directions that will assist Council, industry, government and the community to work collaboratively towards a sustainable future. The Affordable Living Strategy proposes actions to improve housing affordability and diversity, the liveability of our neighbourhoods, as well as equity and inclusiveness. The Strategy also supports the protection of our valuable natural assets and reduction of our consumptive behaviour, ensuring and promoting sustainability, and equitable economic growth. As Mayor and Chair of Sunshine Coast Council Housing Affordability Task Force and Social Policy Portfolio, we commend to you this important policy direction and invite all sectors, public and private, to join with Council in making the Sunshine Coast an affordable, liveable, and sustainable place for our current and future generations. Cr Bob Abbot Mayor Cr Anna Grosskreutz Social Strategy Portfolio Housing Affordability Task Force Chair Sunshine Coast Affordable Living Strategy 2010-2020 3
1 Executive summary The Sunshine Coast has been identified as a region with significant affordability challenges and opportunities. This strategy is about doing things differently. It is an innovative approach that supports the Sunshine Coast in achieving its sustainable and affordable vision. This strategy acknowledges that Council has a strong advocacy, facilitation and legislative role in planning for the future of our region. It provides a platform to encourage the private sector, government agencies and the community to realise an improved way of living that is responsive to emerging issues. It is an effective and inclusive approach. The Sunshine Coast has high housing costs relative to income and poor housing affordability. Population growth has been rapid and constant, our housing profile does not fit our demographic profile, car dependency is high and there is limited housing diversity. The Affordable Living Strategy seeks to capitalise on the opportunities for a more compact urban form that promotes liveability, sustainability and affordability on the Sunshine Coast. Significant evidence is available and supporting policy exists that suggests that a new direction is needed. This evidence and policy also highlights the consequences of inaction, which are considerable and include: creating geographic areas of disadvantage, a decrease in community cohesion, higher degrees of personal stress and family breakdown, constrained economic growth and failure to meet our aspirations of sustainability. The Affordable Living Discussion Paper and Housing Needs Assessment Background Study were circulated for community consultation in 2009. These documents received positive community feedback and provided support for the policy directions proposed in this Affordable Living Strategy. The strategy contains a robust framework to implement change which will improve affordability and sustainability. It outlines challenges and opportunities, lists outcomes and principles and contains a detailed action plan with timelines, opportunities for partnerships and mechanisms to communicate Affordable Living with the wider community. Affordable Living is achieved through the integration of the following: Housing diversity Housing affordability Self contained communities Transport options Supportive environments Resource efficient Economic development 4 Sunshine Coast Affordable Living Strategy 2010-2020
Council has prepared an innovative approach to Affordable Living, balancing government and industry desires, and developing local solutions with our community that are inclusive and provide opportunities to all residents. Council s primary tools are advocacy, facilitation and our legislative role in planning. Council s policy direction is based on: Strengthening growth around existing self contained centres, services and facilities and providing a balance between greenfield development and urban consolidation at a human scale. Facilitating diverse housing choices, based on good design principles, that enable all household types and income levels to access housing that meets their needs. Improving the efficient utilisation of existing resources and minimising our living footprint. Enabling the creation of strong community centres with a variety of sustainable transport options. Promoting vibrant and inclusive places to live with a resilient Sunshine Coast economy. The Affordable Living Strategy is premised in an environment of sound and efficient planning. It takes a broad and integrated approach, acknowledging that Affordable Living requires a whole of government, industry and community approach to enable a difference to be achieved. Sunshine Coast Affordable Living Strategy 2010-2020 5
2 Introduction The Sunshine Coast is a desirable place to live, abundant in natural assets and with a great way of life. However, the Sunshine Coast is also one of the most rapidly growing regions in Australia, experiencing some of the highest housing costs relative to income in Queensland. 1,2 A clear direction is needed to improve affordability and sustainability for current and future generations. This Affordable Living Strategy builds upon the policy directions articulated in the Affordable Living Discussion Paper and findings from the Housing Needs Assessment Background Study. The Strategy identifies Council s policy position and proposed actions to improve affordability on the Sunshine Coast. The Affordable Living Strategy aims to: Facilitate diverse housing choices to suit all household types and income levels, with a variety of housing tenures and types in locally serviced, connected and affordable neighbourhoods; Strengthen growth around existing selfcontained centres, services and facilities; Promote an efficient residential development with a minimal environmental footprint; Engender a local economic climate that creates opportunities for all and shares prosperity; Provide communities with choices and opportunities that allow economic, environmental and social sustainability; Encourage a variety of sustainable and active transport options within a permeable neighbourhood layout; Support the delivery of new and emerging communities as healthy and safe places that embrace the principles of Affordable Living in a timely and effective manner. What is affordable living? The concept of Affordable Living covers much more than the financial cost of living and housing. Affordable Living incorporates the way in which we live, the size and type of housing we choose, the resources we use and how we move around. It reflects our relationship with the environment and the way in which neighbourhoods evolve and function. The concept of Affordable Living aims to facilitate a Sunshine Coast society that is inclusive, improves wellbeing and provides opportunities to residents regardless of age, income group, occupation, household type or cultural background. The fundamentals of affordable living The Affordable Living Strategy is firmly grounded in the fundamental values of equity where people s needs guide the fair distribution of resources, sustainability where the needs of the present are met without compromising the ability to meet the needs of future generations, inclusion where opportunities are shared amongst the community, and innovation where new and better ways of doing things are encouraged. 1 Queensland Government Office of Economic and Statistical Research (2006) 2 Sunshine Coast Regional Council, Housing Needs Assessment (2009) 6 Sunshine Coast Affordable Living Strategy 2010-2020
Introduction Affordable living from affordable housing The Affordable Living Strategy has evolved from the affordable housing debate and recognises that housing is enmeshed in other elements such as transport, economics, employment, the environment, place making and community cohesion. Affordable Living is a holistic approach to achieving housing affordability and diversity. It relates to the whole community, throughout their housing life cycle and covers a broad housing spectrum. The Affordable Living Strategy acknowledges that access to adequate housing is a fundamental human right. Further to this, the strategy acknowledges that housing is integral to social, economic and personal development and an important dimension of quality of life. Adequate housing with secure tenure provides a sense of physical and emotional security to the occupier and provides a link to place and community. Housing is a key focus of this strategy. Sustainability and affordable living Through Affordable Living, Council can advance our vision to be Australia s most sustainable region vibrant, green, diverse. Sustainability explores the relationship between social equity, environmental quality and economic prosperity; that is, the triple bottom line approach. The concept of Affordable Living is aligned with the theory of sustainability and this approach. To achieve sustainability, the Affordable Living Strategy proposes actions that: Improve quality of life and are equitable and inclusive Reduce our greenhouse gas emissions, reliance on fossil fuels and consumption of resources Encourage our economic growth to be sustainable and fairly distributed with efficient allocation of resources. Why affordable living? Significant research exists at the international, Australian, Queensland and Sunshine Coast level that demonstrates that change to our existing growth, economic imperatives and housing patterns are required. This direction is supported by contemporary Australian and Queensland legislation as well as international treaties. The vision set by the Sunshine Coast Council through the Corporate Plan identifies sustainability as the aspiration for the region and gives strong support for change. Substantial research and experience exists that demonstrate the negative consequences on our community if we do not change and continue with our current living patterns. Fundamental transformations have occurred not just in housing markets, but also in labour markets and family structures nationally and internationally over the past two decades. These changes are having serious implications for some sections of the community. While financial and statistical measures of affordability provide interesting data, they tell little about the implications of being in housing stress, and do not capture the human experience of affordability problems. Examples of the affects of poor affordability include various forms of deprivation, such as going without meals, children missing out on school activities, inadequate health and dental care, being forced into frequent moves in search of affordable housing, or in having to pawn possessions for financial viability. Sunshine Coast Affordable Living Strategy 2010-2020 7
Introduction No change scenario If there is no change to improve housing or our living patterns on the Sunshine Coast we risk becoming an increasingly unaffordable region. In such a situation, there could be: Greater distinction in geographical areas of advantage and disadvantage undermining social cohesion and fostering defensive behaviours. This has the potential to encourage some of the affluent areas to restrict inclusion and become gated. This in turn can undermine a sense of community as people retreat to, and structure a life around their own small gated world. More frequent relocations severing social and personal bonds and breaking connections with a physical place and identity. A higher rate of inappropriate housing developments in isolated areas of urban fringes, with high car dependency, limited access to services and facilities thereby eroding our natural assets. Increased demand on resources with the size of houses continuing to grow despite decreases in household sizes thereby making it harder to achieve our sustainability vision. A spatial mismatch between jobs and workers, particularly in relation to the availability of lower-paid workers in expensive areas. This can result in labour shortages and an inability to accommodate key workers. This in turn affects the ability to generate further employment, wealth and growth opportunities for the region. Unsustainable transport behaviours and increased traffic congestion as workers need to commute to places of employment which may be a substantial distance away. Higher degrees of personal stress and family breakdown as households struggle to negotiate, and cope with, increasing living and housing costs and increased time constraints. Dislocation of family units and support networks as a lack of housing diversity, or an undersupply of affordable housing, may undermine the ability for relatives and groups to choose to live in the same geographical location. An unsustainable community that fails to improve the quality of life, is less equitable and is not inclusive. The consequences of not addressing affordability tend to have the greatest affect on vulnerable groups such as older persons, people with disabilities, young people and people on lower incomes. 8 Sunshine Coast Affordable Living Strategy 2010-2020
Introduction A changed scenario If change occurs and we live in a more affordable manner on the Sunshine Coast, there may be: Less geographic distribution of disadvantage leading to greater levels of community cohesion, equity, civic engagement and inclusiveness. A reduced need for relocations due to greater housing security which improves social connections, bonds and friendships within an area. This in turn increases the sense of belonging, social support mechanisms, wellbeing and ultimately quality of life. Greater housing diversity that better matches a diverse community with higher levels of self containment and greater resource efficiency. Better access to services, facilities and employment, with job opportunities close to home. More sustainable transport behaviours with reduced travel demand and less traffic congestion. A more balanced social and economic profile creating a strong community. Greater economic stability and efficiency by creating employment and economic opportunities across the Sunshine Coast. Lifestyles that reflect greater levels of social, ecological and environmental sustainability. The Australian Housing and Urban Research Institute note some of the intangible benefits of secure housing tenure. They suggests that the social benefits of housing such as increased security, greater connection to the community and control over one s life, suggests that housing should not be viewed as just a commodity. Providing secure and affordable housing contributes to a wide range of positive social outcomes. Affordability of housing is an influential factor in family stability, the health and wellbeing of individual household members and the educational attainment of children. It can encourage greater participation in the labour market, prevent long commuting times, and alleviate the patterns of geographical exclusion. 3 Council has taken a strong policy direction on affordability in an attempt to influence the Sunshine Coast towards a changed scenario. This has been made evident through Council s Corporate Plan, the establishment of the Sunshine Coast Housing Affordability Task Force, the completion of the Sunshine Coast Housing Needs Assessment Background Study (2009), and Sunshine Coast Affordable Living Discussion Paper. This Affordable Living Strategy reflects this policy direction.. 3 AHURI, Housing Affordability and 21st century problem (2007) Sunshine Coast Affordable Living Strategy 2010-2020 9
3 Affordable living context Policy A robust framework at the international, Australian, Queensland and Sunshine Coast level supports the policy direction of this strategy. This section outlines relevant legislation and positions that have informed the preparation of the Affordable Living Strategy. International Universal Declaration on Human Rights Article 25 (1948) The declaration on human rights recognises that everyone has the right to a standard of living adequate for the health and wellbeing of their self and their family, including access to housing. Agenda 21 of the United Nations (1992) Agenda 21 is a comprehensive plan calling for a global partnership for sustainable development by organisations of the United Nations System, Governments and Major Groups in every area in which human activity impacts on the environment. World Health Organisation s Social Determinants of Health: the Solid Facts (2003) The Solid Facts recognises that, as social beings, we need more than good material conditions, we need more sociable societies. This cannot be achieved without access to adequate and affordable housing. National National Affordable Housing Agreement (2009) The National Affordable Housing Agreement (NAHA) is an agreement between all levels of Government (Commonwealth, State and Territories and the Australian Local Government Association on behalf of Local Government) and provides direction and funding for a range of measures including social housing, assistance to people in the private rental market, support and accommodation for people who are homeless or at risk of homelessness, and home purchase assistance. Queensland and South East Queensland Region Sustainable Planning Act (2009) The Sustainable Planning Act seeks to achieve sustainable planning outcomes by managing the process by which development takes place, managing the effects of development on the environment, and coordinating and integrating local, regional and state planning. State Planning Policy 01/07 (2006) including Guideline Housing and Residential Development This document defines each local government s responsibilities and actions with respect to housing. Towards Q2 (2008) Towards Q2 is a Queensland Government policy position for Tomorrow s Queensland. While Towards Q2 does not specifically mention housing or affordability it has policy positions relating to population growth, transport, economic growth, climate change, resource use, community disadvantage as well as protecting lifestyle and environment that are relevant to the Sunshine Coast Affordable Living Strategy. Queensland Housing Affordability Strategy (2007) This strategy document is a policy released by the Queensland Government which aims to ensure that land and housing is on the market quickly, at the lowest cost, and to help the market to respond more effectively to providing housing. The Queensland Housing Affordability Strategy requires the Queensland Government to: Establish an Urban Land Development 10 Sunshine Coast Affordable Living Strategy 2010-2020
Affordable living context Authority through the Urban Land Development Authority Act (2007) Improve the planning and development assessment process Increase the supply of land ready for development (which includes the bringforward areas of Palmview, Maroochydore and Caloundra South on the Sunshine Coast) Regulate infrastructure charging across Queensland Designate land for housing in regional areas with high demand Identify and develop appropriate underutilised government land for urban proposals Allow local governments to facilitate private sector financing of infrastructure. South East Queensland Regional Plan 2009-2031 (2009) South East Queensland Regional Plan 2009-2031 (SEQRP 2009) is both a statutory document and a planning instrument. The purpose of SEQRP 2009 is to manage growth and change in the most sustainable way to protect and enhance the quality of life in South East Queensland. In addition to having direct effect in its own right, SEQRP 2009 has effect through the amendment and alignment of Local Government planning schemes and State plans and policies. The SEQRP 2009 sets the regional vision for South East Queensland as a future that is sustainable, affordable, prosperous, liveable and resilient to climate change, where: Communities are safe, healthy, accessible and inclusive There are diverse employment opportunities and quality infrastructure and services, including education and health Urban and rural areas are mutually supportive and collaborative in creating wealth for the community Development is sustainable and well designed, and where the subtropical character of SEQ is recognised and reinforced Ecological and culturally significant landscapes are valued, celebrated, protected and enhanced The community has access to a range of quality, open space, recreational opportunities. Regional Policy 8.5 of SEQRP 2009 Housing choice and affordability (See Appendix 3) provides specific direction including a Principle, Policies, Programs and Notes to improve housing choice and affordability. The Affordable Living Strategy aligns with, and supports the vision of SEQRP 2009 in regard to Housing choice and affordability. Growth Management Queensland (2010) Growth Management Queensland has recently been established within the Queensland Government Department of Infrastructure and Planning to reaffirm their position on growth management and to oversee and ensure the delivery of growth management initiatives. Growth Management Queensland has identified six priority areas with a number of supporting actions for growth management: Shaping the future Strengthening our regions Promoting liveable and affordable communities Delivering infrastructure Protecting our lifestyle and environment Connecting communities. Sunshine Coast Affordable Living Strategy 2010-2020 11
Affordable living context Sunshine Coast Council The Sunshine Coast Council Community Plan is currently being prepared and is intended to be the pre-eminent planning document for the Sunshine Coast, articulating the Sunshine Coast s vision. The Sunshine Coast Regional Council Corporate Plan 2009-2014 (2009) articulates Council s vision to be Australia s most sustainable region vibrant, green, diverse. Strategy 5.1.2 of the Corporate Plan is to Develop an Affordable Living Strategy. The Affordable Living Strategy responds to this direction from the Corporate Plan. There are currently three Planning Schemes for the Sunshine Coast including: Maroochy Plan 2000, Caloundra City Plan 2004 and Noosa Plan 2006. Their aim is to regulate building and land development. Planning schemes can have a significant impact on the affordability of living through the planning of settlement patterns, urban layout, accessibility to services and centres, built form and transport corridors. The Sunshine Coast Council is currently drafting a new planning scheme for the Sunshine Coast. A Statement of Proposals for the new planning scheme contains policy directions for the new planning scheme, relating to housing and settlement patterns and was released for public comment in October 2009. The Statement of Proposals outlines a direction of urban consolidation in well serviced areas. Social Policy Framework Community Plan Innovation and creativity Managing growth Robust economy Health and well being Social cohesion Accessibility and connectedness Ecological sustainability Great governance Productivity People People People Planet Affordable Living Cultural Open Space Social Planning Sustainable Transport Housing Needs Assessment Background Study 4 ABS Census of Population and Housing 1991, 1996, 2001 and 2006 12 Sunshine Coast Affordable Living Strategy 2010-2020
Affordable living context In June 2009, the Sunshine Coast Council released draft structure plans for the bring forward planning areas of Palmview, Maroochydore and Caloundra South that were identified in the Queensland Housing Affordability Strategy. It is proposed that approximately 33,000 additional dwellings will be delivered in these bring forward areas on the Sunshine Coast. These structure plans have recently been on public display and are currently being finalised. In 2009, Council invited submissions on the future planning of the Sunshine Coast through the our place our future program. Documents relevant to Affordable Living included: the Affordable Living Discussion Paper, the Housing Needs Assessment Background Study, A Statement of Proposals for the new planning scheme, the Sustainable Transport Discussion Paper, the Open Space Discussion Paper, the Draft Biodiversity Strategy and the Draft Climate Change Strategy as well as a range of other background studies. Research and community comment The three former Local Government Areas of the Sunshine Coast had all identified housing affordability as a significant issue and had identified support in numerous corporate and strategic documents. These strategic documents include the: Noosa Shire Council s Social Plan 2006-2016, the Maroochy Shire Council Corporate Plan 2005/2009 and Caloundra City Council s endorsed Housing Affordability Policy (2007). The establishment of the Sunshine Coast Council presented an opportunity to approach housing affordability and Affordable Living from a strengthened and collaborative position. Further research and planning by the Sunshine Coast Council has informed the development of this strategy. Sunshine Coast Housing Needs Assessment Background Study The Sunshine Coast Housing Needs Assessment Background Study (2009), attached as Appendix 5, is a comprehensive study of housing and demographics on the Sunshine Coast. It was undertaken to inform the development of this Affordable Living Strategy. The study identifies a number of key issues regarding housing and demographics and sets targets which underpin the policy direction of the Affordable Living Strategy. The issues include: Rapid population growth; Demographic pressures; Tourist and permanent accommodation demands Other housing issues including affordability The Housing Needs Assessment Background Study proposed targets based upon scientific analysis and thorough research. Rapid population growth The Sunshine Coast is a rapidly growing region with a sustained average annual growth rate in excess of 3 per cent since 1991 4. The Queensland Government uses SEQRP 2009 to identify a dwelling allocation of 98,000 new dwellings on the Sunshine Coast by 2031. This directed growth will place significant pressure on natural systems, existing infrastructure and our way of life. Constraints around land, construction and the mechanisms of supply and demand may place additional pressure on affordability. Population growth needs to be managed with consideration of these issues clearly in mind. Demographic pressures The decreasing size of households and the ageing population across Australia have substantial implications for affordability and social sustainability. These demographic changes are particularly acute on the Sunshine Coast and our region is highly vulnerable to the implications of these changes. Decreasing household sizes are more suited to, and tend to prefer, smaller and more affordable dwellings. However this housing type is not readily available on the Sunshine Coast. An ageing population may also increase demand for local services including aged care provision which require an available supply of key workers. An ageing population also contributes to a slowing of economic growth through a decrease in the labour force participation rate An ageing population has accessibility implications for those no longer able to drive. Sunshine Coast Affordable Living Strategy 2010-2020 13
Affordable living context Tourist and permanent accommodation challenges The accommodation needs of permanent residents and tourists can often compete, sometimes for the same dwelling products. This demand varies over time depending upon fluctuating economic cycles and may influence affordability through supply and demand mechanics of the free market. Dwelling targets on the Sunshine Coast need to consider and balance the competing dwelling demands of tourists and permanent residents. Housing Issues and Proposed Targets The Housing Needs Assessment proposes the following targets for the Sunshine Coast to guide future development. Housing issue Amongst the highest levels of housing stress in Queensland. A lack of housing choice, especially for smaller and more affordable dwellings A mismatch between current housing form and our current household profile. A mismatch between the anticipated housing form and our anticipated future demographic profile. A mismatch between the urban form and aspirations of sustainability. A shortage of current and future required provision of social housing, aged care accommodation and universally designed housing. A higher level of homelessness on the Sunshine Coast compared to other regions. Proposed solution/target A target of 33 per cent affordable housing is recommended by 2031. Targets to reduce the mismatch in housing with a proposed mix by 2031 consisting of: Detached housing from 76 per cent to 53 per cent of housing stock An increase in semi-detached dwellings from 10 per cent to 26 per cent An increase in attached dwellings from 12 per cent to 20 per cent A small amount of Other housing also exists including caravan parks and hostels. A target to better match housing to household size, reduce housing land footprint, a more compact urban form with high levels of mixed use incorporating walk-ability and improved energy efficiency. A target to match the State provision level of social housing by 2011 and the National provision level by 2016, taking social housing from 2.3 per cent to 4.9 per cent of housing stock on the Sunshine Coast. A target to increase the provision of aged persons housing to match the Commonwealth aged care provision levels by 2011 and universally designed and adaptable housing to 18 per cent of housing stock on the Sunshine Coast by 2031. 14 Sunshine Coast Affordable Living Strategy 2010-2020
Affordable living context Community Comment The Affordable Living Discussion Paper and the Housing Needs Assessment Background Study presented by the our place our future program during late 2009 provided opportunity for community input and comments. The issues raised by the community during public consultation confirmed the key affordability challenges as identified in the Affordable Living Discussion Paper and Housing Needs Assessment Background Study. These included concerns about: Environmental sustainability Rapid population growth Urban sprawl and car dependent neighbourhoods Housing stress and limited housing affordability Lack of housing choice Poor employment opportunities Relatively poor access to services, facilities and social housing The need to improve public transport availability The out-migration of the Sunshine Coast youth The impact of an ageing community. The majority of respondents supported the concept of Affordable Living and aligned Affordable Living with sustainability. Respondents were cautious of population growth. Managing this growth to ensure environmental sustainability, an alternative urban form that is less sprawling and less car dependent were key issues. Discrete areas of higher density in appropriate locations were supported by a substantial majority of respondents; however the impact of density on local character was recognised as an important issue to be managed. The community and key agency support demonstrated for the Affordable Living Discussion Paper has provided sound direction for the preparation of the Affordable Living Strategy. Sunshine Coast Affordable Living Strategy 2010-2020 15
4 Responses to affordability Government response Because of the complex nature of the housing market and because the market doesn t always deliver social equity outcomes, there is a strong case for government intervention. The Australian Government has set a strong housing agenda with the establishment of the National Affordable Housing Agreement, policy directions aimed at strengthening the capacity of the not-for-profit sector and current housing programs such as the National Rental Affordability Scheme, Housing Affordability Fund, Nation Building Economic Stimulus Package, Social Housing Initiative and a range of Homelessness Programs. The Australian Government has shown recent interest in major urban planning, settlement patterns and has a leading role in the delivery of major infrastructure. The Queensland Government s South East Queensland Regional Plan 2009-2031 (SEQRP 2009) provides policy and strategic direction in regard to managing growth in South East Queensland. SEQRP 2009 defines an urban footprint to contain future growth and encourages urban consolidation through setting targets for infill development. The Queensland Housing Affordability Strategy (2007) encourages State land and housing on the market quickly, at the lowest cost, and to help the market to respond more effectively to providing housing. The Queensland Government released the Affordable Housing Design Guidelines (2004), and is currently redrafting an updated version of the document, to assist in building an understanding of what constitutes good design for affordable housing. The Urban Land Development Authority (ULDA) has been a key initiative of the Queensland Housing Affordability Strategy, with a mandate to deliver the inclusion of 15 per cent affordable housing across the identified Urban Development Areas. The provision of social housing, including construction and management, is the responsibility of the Queensland Government. Social housing consists of public housing and community housing. Public housing is funded and managed by the State Government and community housing is funded by either the Federal or the State Government and managed by the not-for-profit sector. The Queensland Government has recently implemented the One Social Housing System in an attempt to better integrate public and community housing together. Housing affordability has typically been the responsibility of the Australian and State and Territory Governments; however some local governments including the Sunshine Coast Council have recognised that it has an ability to influence affordable housing and Affordable Living outcomes through good leadership. The Sunshine Coast Council recognises that local government has a strong advocacy and legislative role in planning for the region s future. Local government has the ability to 16 Sunshine Coast Affordable Living Strategy 2010-2020
Responses to affordability influence settlement patterns, housing forms and proximity of population centres. This can be done through policy, strategic planning and planning schemes and through collaborating with Federal, State Governments, the private sector as well as the community. This in turn affects regional development and transport behaviour, access to local jobs and services. Local governments can also influence affordability by encouraging housing diversity through planning schemes and other programs and by ensuring as well as advocating for the equitable provision of social infrastructure. Local economic development strategies also have the ability to influence local wealth and prosperity by generating opportunities and investment for the region. The development of a Community Plan for the Sunshine Coast will be an opportunity for the community to articulate their vision for the region s future and to provide a strong advocacy tool for influencing the delivery of major long term infrastructure and services that will support the values of Affordable Living. The Affordable Living Strategy takes a broad and integrated approach to the issues. Affordable Living requires a whole of government and community approach including private industry and the not-for-profit sector. Urban Land Development Authority The Urban Land Development Authority (ULDA) is an independent statutory body, created by the Queensland Government, operating under the Urban Land Development Authority Act 2007 as a key part of the Queensland Housing Affordability Strategy. The ULDA s role is to streamline the planning and the development process in key urban areas nominated as an Urban Development Area (UDA) by the Queensland Government. Within UDAs, the ULDA assumes the planning powers of local government and some state agencies including assessing development applications. The ULDA has set an affordable housing target of a minimum of 15 per cent of all dwellings developed across the UDA to be affordable to people on low to moderate incomes. The ULDA seeks to mix affordable housing rather than clustering throughout the UDA and requires quality design outcomes for affordable dwellings. Private sector response The private sector is the most important contributor to housing development and delivery of urban form on the Sunshine Coast; in particular the region s housing stock. To a large degree, the private sector determines the housing product that is constructed and the prices, through supply and demand. The private sector has a large influence on household preferences through sophisticated marketing campaigns and product availability. The majority of master planned land releases to occur on the Sunshine Coast, in the longer term, are controlled by a small number of major development companies. Key industry groups such as the Urban Development Institute of Australia, Housing Industry Association, Planning Institute of Australia, Master Builders Association, and Property Council of Australia have been involved in housing affordability debate and policy responses across Australia for some time and continue to be responsive to the market. Not-for-profit sector response Nationally, the not-for-profit housing sector has grown rapidly. In the decade up to 2008-09 community housing almost doubled from 6 per cent to 10.8 per cent of social housing stock. The Australian Government suggests that the future will see a small number of larger, commercially sophisticated not-for-profit providers operating alongside the existing State and Territory-run housing authorities 5. Not-for-profit providers have the ability to utilise financial measures such as working with banks, developers and other commercial partners to leverage finance and construct more dwellings than they would have been able to do through government grants alone. 5 Australian Government, FaHCSIA (2010) Sunshine Coast Affordable Living Strategy 2010-2020 17
Responses to affordability From a traditional response to an innovative response One of the more traditional responses to housing affordability and housing stress in Australia has been for government to release greenfield sites for residential development on the urban fringes. The delivery of vibrant and equitable greenfield sites that deliver jobs, transport and homes requires significant investment and supporting services. While the Affordable Living Strategy recognises that there are opportunities to tackle housing affordability in greenfield sites, with appropriate and sequenced infrastructure, it is also imperative that opportunities to provide affordable housing in existing and well-serviced areas where infrastructure can provide for and attract new residents are fully realised. Promoting growth on the urban fringes with fewer opportunities for employment, services and facilities, and in rural areas, may reduce the initial cost to purchase residential land, but transfers costs to other areas such as transport, time, infrastructure, environmental, and social costs. The Coalition of Australian Governments report The Select Senate Committee on Housing Affordability in Australia (2008) states, the challenge of increasing the supply of residential housing in Australia is not simply a matter of releasing more land and building more houses. Crucially, housing stock must also be suited to the needs and the means of purchasers. For most regions it would be appropriate for there to be different housing options which offer a choice of dwelling size, tenure type and price 6. (Refer to Appendix 4 for a list of recommendations from the Coalition of Australian Governments report.) Council s response The Sunshine Coast Housing Affordability Task Force was formed in September 2008 to advise Council on increasing the supply of affordable housing for the Sunshine Coast. The Housing Affordability Task Force has provided policy direction to Council as well as community and industry expertise and acts as a network and lobby group to find creative and innovative solutions to the current housing affordability crisis on the Sunshine Coast. The Task Force has recognised the need for an innovative way of tackling housing affordability that responds to the contemporary needs of purchasers and renters as well as the changing household profiles on the Sunshine Coast. The Affordable Living Strategy reflects the Task Force s expertise and advice. Council has prepared an innovative approach to Affordable Living, balancing government and industry desires, and developing local solutions with our community that are inclusive and provide opportunities to all residents. Council s policy direction is based on: Strengthening growth around existing self contained centres, services and facilities and providing a balance between greenfield development and urban consolidation. Facilitating diverse housing choices with good design principles that enable all household types and income levels to access housing that meets their needs. Improving the efficient utilisation of existing resources and the creation of strong community centres. Enabling a variety of sustainable transport options to meet community needs. Promoting vibrant and inclusive places to live that are developed at human scale. Through leadership and advocacy Council has an opportunity to improve affordability and sustainability on the Sunshine Coast. 6 Coalition of Australian Governments. The Select Committee on Housing Affordability in Australia (2008) 18 Sunshine Coast Affordable Living Strategy 2010-2020
5 Strategic Directions The Affordable Living Strategy is an integral component of Council s policy framework to support Council s vision to be Australia s most sustainable region vibrant, green, diverse. A framework has been developed to support the implementation of the Affordable Living Strategy to enable the strategic direction to be effective and achievable. This strategy includes a vision, outcomes, principles, desired objectives, specific measurable actions and priority areas identified for further investigation. The integrated approach towards meeting the seven key outcomes and principles is paramount to achieving Affordable Living on the Sunshine Coast. Affordable Living Vision for the Sunshine Coast Living on the Sunshine Coast is affordable The community has access to a good standard of living, adequate housing that is affordable, employment opportunities, sustainable transport choices and education that meet their needs. There is social harmony and community wellbeing with opportunities for personal fulfilment and engagement. There is good leadership and high degrees of social capital. People s needs guide the distribution of resources; economic growth shares wealth and opportunity amongst the region. Innovation is encouraged and current lifestyle aspirations are met without compromising the ability of future generations to meet their own needs. An integrated approach to the principles of Affordable Living is fundamental to all planning and decision making on the Sunshine Coast. Sunshine Coast Affordable Living Strategy 2010-2020 19
Affordable living strategic directions Affordable Living Framework Outcome Housing diversity Principle Diverse housing choices for a diverse community. Every neighbourhood encourages housing diversity. There is a variety of lot sizes, house sizes, designs, types and tenures which provide opportunity and choice to a diverse community. There is an adequate supply of smaller housing types. Sustainable, innovative and flexible housing is achievable. Diverse housing choices allow ageing in place to be supported. Housing affordability Self contained neighbourhoods Transport options Supportive environments Resource efficiency Economic development Housing to suit all income levels. Every neighbourhood supports housing affordability and housing choices are provided for all income levels. Households on low to moderate incomes are able to secure housing that meets their needs. There is an adequate provision of social housing and affordability considered in all housing developments. Local opportunities. Local goods, services and employment opportunities are provided within walking distance of homes. Growth occurs around existing services and community infrastructure. Mixed uses are supported in activity centres. Greenfield areas are designed on principles of self containment. A range of transport choices. Local neighbourhoods and activity centres have a variety of transport choices for all. Sustainable transport modes are prioritised with pedestrians as the primary focus. Public transport provides a convenient and efficient alternative. Those people that do not have access to a private vehicle are not disadvantaged. Great places and spaces. Every local neighbourhood is inclusive, accessible and safe with good access to parks, facilities and services. There are networks of linkages providing opportunities for social and cultural interaction, participation and improved wellbeing. Social infrastructure is provided on an equitable basis. A minimal environmental footprint. Resources are used efficiently. Every neighbourhood and household maximises land, water, housing and energy efficiency. Housing is designed with efficiency as a key principle. Waste is minimised and our natural assets are protected. Development is sustainable and contained. Shared prosperity. Leadership promotes economic growth in clean, green businesses that lead to an engaged workforce, career opportunities and resilient community. Business development and innovation are supported. The local economy stimulates inclusion and supports affordability. Economic development 20 Sunshine Coast Affordable Living Strategy 2010-2020
Affordable living strategic directions Affordable Living Priority Investigation Areas: The principles of Affordable Living should be implemented throughout the urban footprint of the Sunshine Coast. Opportunities for improving housing diversity, housing affordability, self containment, transport options, supportive environments, resource efficiency and economic development are to be considered in all future developments and projects in the urban areas. Affordable Living priority investigation areas have been identified as part of the Affordable Living Strategy, these areas provide direction to both Council and community where locations provide the best opportunities to achieve the outcomes and principles contained in this strategy. Criteria for identifying priority areas include: Opportunities for consolidating growth around existing and emerging self contained centres Improved access to facilities, services, transport and existing infrastructure Opportunities for diverse housing choices Capacity for efficient utilisation of resources and improved transport choices Avoiding areas with environmental constraints. The Affordable Living Priority Investigation Areas build upon the Principal, Major and District Activity Centres as identified in the Statement of Proposals for the new planning scheme. These centres provide the greatest opportunities for consolidation and improvement as they contain, or will contain, the services and facilities considered to be essential to support greater affordability and more diverse living options to meet community diversity (income levels, household sizes, lifestyle needs). In priority investigation areas the principles of Affordable Living should be applied to all future development. Opportunities for Affordable Living should be considered within varying distances of activity centres dependent upon their hierarchy, as identified in the Sunshine Coast Statement of Proposals (2009). Proposed opportunities for Affordable Living investigation areas Principal Activity Centres 800-1000m Major Regional Activity Centres 600-800m District Activity Centres 400-600m Further opportunities for Affordable Living also exist in centres along dedicated and priority public transport corridors such as the rail corridor and other corridors as articulated in the Sunshine Coast Sustainable Transport Discussion Paper. Sunshine Coast Affordable Living Strategy 2010-2020 21