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1
 
Sustaining
 
affordable
 
housing
 
A
 
paper
 
for
 
the
 
ACT
 
Sustainable
 
Future
 
Program
 
 –
 
ACT
 
Planning
 
and
 
Land
 
Authority
 
Professor
 
Peter
 
Phibbs
 
Urban
 
Research
 
Centre
 
University
 
of 
 
Western
 
Sydney
 
This
 
paper
 
is
 
one
 
of 
 
a
 
series
 
of 
 
papers
 
that
 
are
 
being
 
prepared
 
for
 
the
 
ACT
 
Sustainable
 
Futures
 
Program.
 
A
 
presentation
 
on
 
this
 
issue
 
was
 
part
 
of 
 
the
 
Economics
 
and
 
Administration
 
Workshop
 
on
 
May
 
4
th
 
2009.
 
 
1
 
1.
 
Introduction
 
A
 
key
 
issue
 
of 
 
sustainability
 
within
 
our
 
cities
 
is
 
the
 
provision
 
of 
 
housing
 
that
 
is
 
affordable
 
for
 
the
 
population.
 
It
 
is
 
not
 
possible
 
to
 
build
 
a
 
sustainable
 
city
 
if 
 
the
 
social
 
and
 
economic
 
networks
 
in
 
the
 
city
 
are
 
disrupted
 
because
 
of 
 
people
 
leaving
 
the
 
city
 
in
 
search
 
of 
 
more
 
affordable
 
housing.
 
A
 
variety
 
of 
 
research
 
has
 
highlighted
 
the
 
challenges
 
for
 
city
 
economies
 
of 
 
not
 
having
 
access
 
to
 
important
 
workers
 
(sometimes
 
called
 
key
 
workers)
 
such
 
as
 
police,
 
nurses,
 
bus
 
drivers,
 
cleaners,
 
hospitality
 
staff 
 
because
 
they
 
have
 
left
 
cities
 
in
 
search
 
of 
 
cheaper
 
housing
 
(see
 
for
 
example,
 
EPIC
 
Dot
 
Gov,
 
2004).
 
Hence
 
affordable
 
housing
 
relates
 
to
 
two
 
of 
 
the
 
elements
 
of 
 
sustainability
 
 –social
 
and
 
economic
 
sustainability.
 
Any
 
serious
 
effort
 
at
 
planning
 
for
 
a
 
sustainable
 
city
 
requires
 
a
 
variety
 
of 
 
strategies
 
to
 
help
 
deliver
 
a
 
range
 
of 
 
affordable
 
housing
 
opportunities.
 
However,
 
in
 
delivering
 
this
 
affordable
 
housing
 
it
 
is
 
important
 
to
 
learn
 
from
 
the
 
mistakes
 
of 
 
past
 
affordable
 
housing
 
policies,
 
as
 
well
 
as
 
confronting
 
a
 
variety
 
of 
 
emerging
 
challenges.
 
These
 
particular
 
challenges
 
include:
 
•
 
Producing
 
an
 
affordable
 
product
 
when
 
land
 
and
 
building
 
costs
 
are
 
highly
 
priced.
 
•
 
Addressing
 
the
 
social
 
and
 
demographic
 
issues
 
of 
 
an
 
aging
 
population.
 
•
 
Ensuring
 
lower
 
socio
 
economic
 
groups
 
are
 
not
 
disadvantaged
 
by
 
the
 
quality
 
or
 
location
 
of 
 
the
 
developments.
 
•
 
Reconciling
 
lower
 
income
 
needs
 
of 
 
occupants
 
with
 
the
 
social
 
fabric
 
of 
 
existing
 
neighbourhoods.
 
•
 
Ensuring
 
homes
 
are
 
energy
 
efficient,
 
aesthetically
 
pleasing
 
and
 
constructed
 
quickly
 
to
 
cope
 
with
 
heightened
 
demand.
 
Addressing
 
the
 
multi
‐
layered
 
issues
 
of 
 
affordable
 
housing
 
is
 
a
 
complex
 
responsibility
 
for
 
providers,
 
planners
 
and
 
governments
 
alike.
 
This
 
paper
 
firstly
 
defines
 
what
 
is
 
meant
 
by
 
affordable
 
housing.
 
It
 
reviews
 
the
 
recent
 
housing
 
affordability
 
experience
 
of 
 
the
 
ACT
 
and
 
highlights
 
the
 
approaches
 
of 
 
various
 
state
 
governments
 
in
 
generating
 
affordable
 
housing.
 
Finally
 
it
 
suggests
 
a
 
variety
 
of 
 
possible
 
strategies
 
that
 
the
 
ACT
 
could
 
adopt,
 
discussing
 
the
 
various
 
challenges
 
discussed
 
above.
 
2.
 
What
 
is
 
affordable
 
housing?
 
Housing
 
affordability
 
is
 
often
 
defined
 
by
 
the
 
use
 
of 
 
the
 
30/40
 
rule
 
 –
 
housing
 
in
 
unaffordable
 
when
 
households
 
at
 
the
 
bottom
 
40%
 
of 
 
the
 
income
 
distribution,
 
when
 
adjusted
 
for
 
household
 
size,
 
are
 
paying
 
more
 
than
 
30%
 
of 
 
their
 
gross
 
household
 
income
 
on
 
housing
 
costs.
 
Households
 
in
 
this
 
category
 
are
 
said
 
to
 
be
 
in
 
housing
 
stress,
 
The
 
recent
 
AHURI
 
project
 
on
 
Housing
 
affordability
 
(Yates,
 
Milligan
 
et
 
al
 
2007)
 
outlined
 
why
 
housing
 
affordability
 
is
 
a
 
problem.
 
They
 
nominated
 
five
 
key
 
issues:
 
 
2
 
i.
 
Not
 
all
 
of 
 
the
 
risks
 
associated
 
with
 
housing
 
affordability
 
problems
 
are
 
borne
 
by
 
individual
 
households.
 
Many
 
are
 
borne
 
by
 
society.
 
ii.
 
Some
 
of 
 
the
 
coping
 
strategies
 
employed
 
(such
 
as
 
frequent
 
moves)
 
can
 
contribute
 
to
 
a
 
lack
 
of 
 
social
 
cohesion.
 
iii.
 
Intergenerational
 
equity
 
is
 
compromised
 
by
 
the
 
increasing
 
disparities
 
between
 
those
 
who
 
gain
 
access
 
to
 
home
 
ownership
 
and
 
those
 
who
 
do
 
not.
 
iv.
 
Processes
 
of 
 
gentrification
 
that
 
have
 
pushed
 
much
 
affordable
 
housing
 
to
 
the
 
fringe
 
in
 
urban
 
areas
 
have
 
contributed
 
to
 
spatial
 
polarisation.
 
Resultant
 
difficulties
 
in
 
recruiting
 
labour
 
have
 
the
 
capacity
 
to
 
constrain
 
economic
 
growth.
 
v.
 
Housing
 
affordability
 
problems
 
have
 
the
 
capacity
 
to
 
make
 
it
 
more
 
difficult
 
to
 
manage
 
the
 
economy
 
as
 
a
 
result
 
of 
 
the
 
increased
 
sensitivity
 
of 
 
at
‐
risk
 
households
 
to
 
policy
 
changes.
 
3.
 
What
 
has
 
been
 
the
 
recent
 
history
 
of 
 
ACT
 
housing
 
prices?
 
Housing
 
prices
 
in
 
the
 
ACT
 
have
 
followed
 
the
 
trends
 
in
 
many
 
Australian
 
capital
 
cities,
 
with
 
a
 
strong
 
increase
 
in
 
prices
 
as
 
interest
 
rates
 
came
 
down
 
in
 
the
 
last
 
five
 
years
 
but
 
with
 
a
 
decrease
 
in
 
the
 
last
 
twelve
 
months.
 
Figure
 
1
 
and
 
Figure
 
2
 
show
 
the
 
ABS
 
price
 
series
 
for
 
project
 
homes
 
and
 
established
 
houses
 
in
 
Canberra
 
which
 
highlight
 
this
 
trend.
 
Figure
 
1:
 
Project
 
Homes
 
Price
 
Index
 
ACT
 
2002
‐
2008
 
0.020.040.060.080.0100.0120.0140.0
     M    a    r   -     2     0     0     2     M    a    y   -     2     0     0     2     J    u     l   -     2     0     0     2     S    e    p   -     2     0     0     2     N    o    v   -     2     0     0     2     J    a    n   -     2     0     0     3     M    a    r   -     2     0     0     3     M    a    y   -     2     0     0     3     J    u     l   -     2     0     0     3     S    e    p   -     2     0     0     3     N    o    v   -     2     0     0     3     J    a    n   -     2     0     0     4     M    a    r   -     2     0     0     4     M    a    y   -     2     0     0     4     J    u     l   -     2     0     0     4     S    e    p   -     2     0     0     4     N    o    v   -     2     0     0     4     J    a    n   -     2     0     0     5     M    a    r   -     2     0     0     5     M    a    y   -     2     0     0     5     J    u     l   -     2     0     0     5     S    e    p   -     2     0     0     5     N    o    v   -     2     0     0     5     J    a    n   -     2     0     0     6     M    a    r   -     2     0     0     6     M    a    y   -     2     0     0     6     J    u     l   -     2     0     0     6     S    e    p   -     2     0     0     6     N    o    v   -     2     0     0     6     J    a    n   -     2     0     0     7     M    a    r   -     2     0     0     7     M    a    y   -     2     0     0     7     J    u     l   -     2     0     0     7     S    e    p   -     2     0     0     7     N    o    v   -     2     0     0     7     J    a    n   -     2     0     0     8     M    a    r   -     2     0     0     8     M    a    y   -     2     0     0     8     J    u     l   -     2     0     0     8     S    e    p   -     2     0     0     8     N    o    v   -     2     0     0     8
ABS House price series Canberra -Project Homes 2002-2008
 
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