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Social Housing Plan - Attachments and footnotes

Section 11 of our Social Housing Plan.

Learn more about social housing Part A - Section 1 Recommended strategies and actions Section 2 Section 3 Section 4 Section 5 Section 6 Section 7 Section 8 Section 9 Section 10 Section 11 Social Housing Plan 2020 - 2041

Table 21: Key terms

Key TermDefinition Applied to Current Project
Affordable housingA dwelling available through a housing assistance program that provides for a specified level of below market rent price (for example: public housing, community housing, National Rental Affordability Scheme, shared equity scheme for home ownership).
Community housingCommunity housing is secure, affordable, long term rental housing managed by not-for-profit organisations for people on low incomes or with special needs.
Community housing providerA not-for-profit organisation that delivers and/or manages community housing.
Commonwealth Rent Assistance (CRA)A non-taxable Commonwealth Government supplementary payment added on to the benefit or family payment of people who rent in the private rental market above applicable rent thresholds.
Crisis accommodationCrisis and emergency accommodation includes a range of specialist services for people who are homeless, at risk of homelessness, escaping family violence, or in other emergencies. These services are available 24-hours a day, however they are temporary and designed to immediately assist people in crisis to stabilise and move on to something more permanent.
Department of Health and Human ServicesThe Department of Health and Human Services (DHHS) is an agency of the Victorian State Government. DHHS delivers policies, programs and services for children and families, women, gender and equality, sport and recreation health and wellbeing, ambulance services, public health, ageing, disability, mental health, alcohol and other drugs and housing and homelessness.
Director of Housing (DoH)The Director of Housing is the body corporate established under section 9(2) of the Housing Act 1983. The Director of Housing, sits within DHHS and is the landlord of Victoria’s public housing. The Director has powers to purchase, develop, lease and sell property.
HomelessnessThe Australian Bureau of Statistics definition states that when a person does not have suitable accommodation alternatives they are considered homeless if their current living arrangement: is in a dwelling that is inadequate has no tenure, or if their initial tenure is short and not extendable does not allow them to have control of, and access to space for social relations.
HouseholdOne or more persons, at least one of whom is at least 15 years of age, usually resident in the same private dwelling. The people in a household may or may not be related. They must live wholly within one dwelling.
Housing needA household is in housing need if its housing falls below at least one of the adequacy, affordability or suitability, standards and it would have to spend 30 per cent or more of its total before-tax income to pay the median rent of alternative local housing that is acceptable. Adequate is reported by residents as not requiring any major repairs. Affordable housing costs less than 30 per cent of total before-tax household income. Suitable housing has enough bedrooms for the size and make-up of resident households, according to National Occupancy Standard (NOS) requirements.
Low-income householdA household with income in the bottom 20 per cent of all household income distribution
Moderate income householdA household with income in the second income quintile (21–40percent ) of all household income distribution
National Affordable Housing Agreement (NAHA)From 1 January 2009, government response to homelessness is administered under the NAHA and the National Partnership Agreement on Homelessness (NPAH).
National Partnership Agreement on Homelessness (NPAH)The National Partnership Agreement on Homelessness (NPAH) commenced in January 2009. Under the current agreement the Australian and state and territory governments have committed to provide $1.1 billion in funding. It contributes to the National Affordable Housing Agreement outcome, to help people who are homeless or at risk of homelessness achieve sustainable housing and social inclusion.
National Rental Affordability Scheme (NRAS)A Commonwealth Government scheme that commenced on 1 July 2008, providing annual incentives (tax credits—if paying tax, grants—if not paying tax) to investors for 10 years to create 50,000 new affordable rental properties rented to low-income and moderate-income households at 20 per cent below local area market rents. The scheme was stopped for new property incentives in 2014, and as a result 37,142 dwellings will be built
Not-for-profit sectorCommunity organisations providing a broad range of social services, including in relation to homelessness, housing, education, health, conservation and recreation.
Public housingA form of long-term rental housing managed by the State Government and targeted at people on low incomes or with special needs
QuintileA proportion of a set of data that has been ranked and divided into five groups, each of which contains an equal number of data items. For example, Housing Affordability Stress is assessed for households in the bottom two quintiles (that is: the bottom 40percent ) of the income distribution.

Q1 households are those earning in the bottom quintile (0–20percent ) of Australia's income distribution.

Q2 households are those earning in the second quintile (21–40percent ) of Australia's income distribution.
RenewalThe process whereby existing, ageing public housing estates or buildings are redeveloped to improve both housing outcomes for public housing tenants and the neighbourhood’s amenity
Social housingAn umbrella term that refers to public housing, delivered by the State Government, and community housing, delivered by community housing providers.
Shared equityAn umbrella term that refers to a range of initiatives which ‘enable the division of the value of a dwelling between more than one legal entity’ (Whitehead and Yates 2007 - page 16)
Social inclusionIn the Australian policy context, social inclusion is conceptualised as the opportunity to participate in society through employment and access to services, connect with family, friends and the local community, deal with personal crises and be heard.
Social mixDefined as a ‘combination of diverse shares of social groups in a neighbourhood’. A social group has one or more factors in common, such as having similar economic resources (that is: having low- or high-income), the same ethnic background or nativity (that is: born in the same country), the same household structure (for example: families with children or households of young singles) or the same tenure (that is: being tenants or home owners/buyers).
Supply side assistanceForms of housing assistance given to providers, not consumers, of housing to help increase the quantity or quality of housing (for example: National Rental Affordability Scheme).
Supported HousingSupported Housing is a type of Community Housing targeted to households in high need, including people who are often homeless or at-risk. It is coupled with other support services, and owned and managed by the government and/or a non-government housing provider.
Tenancy support servicesServices provided to assist those at risk of homelessness with existing tenancies in the public and private rental sectors. These are early intervention services that aim to stop homelessness from occurring.
TenureThe nature of a person’s or household’s legal right to occupy a dwelling. These legal rights range across rights of use, control and disposal. Tenure types include home owners (outright owners, purchaser owners, shared equity), renters (private, public, community, social), rent free.
Transitional HousingTransitional Housing is a supported short-term accommodation program. It acts as a stepping stone to more permanent housing in public housing, community housing or the private rental market. People moving into transitional housing have often been victims of a change in circumstance. For example, a lost job has meant the rent can’t be paid, a marriage break-up leaves one partner with no money or support, or a person may lose the support of – or can no longer live with – other family members. A key element of transitional housing is that it’s a temporary option, and tenants must be actively working with their support provider to apply for long-term housing.
Victorian Housing RegisterThe Victorian Housing Register manages applications for long-term social housing in Victoria. The waitlist now combines public and community housing applications for housing so that people only need to apply once and can be considered for both types of housing. Priority Access is given to those people who are homeless and receiving support, are escaping or have escaped family violence, living with a disability or have significant support needs and with special housing needs.

Source: Adapted from Australian Housing and Urban Research Institute Glossary


 

Table 22: Who Did We Consult? Stakeholder Definitions

WhoStakeholder Definition
Social and Community Housing TenantsCurrent and future social housing tenants including people currently living in social housing in the Geelong region and people currently on the Office of Housing (OoH) waiting list; Stakeholder include those organisations who can provide contact details for this group
Community Service AgenciesCommunity service providers' who provide a range of support services to people at risk and/or in need, in order to maintain their accommodation that is: support services including specialist homeless services through to in-home carers, disability, aged and/or family support services
Housing ProvidersIncluding (i) housing providers who are Registered Housing Association's (RHA's[22]) or Department of Health and Human Services (DHHS) (ii) those organisations with an interest in the development of affordable housing as a part of a strategy to support economic growth or enhance community sustainability and wellbeing, including relevant State Government departments and City of Greater Geelong influencers.
Industry SectorIncluding developer and builder organisation who invest in housing and may experience affordable housing as a 'risk' or 'opportunity' including (i) large scale developers/builders holding rights over large land parcels seeking or obtaining master plan approval (ii) smaller developer / builders who may purchase lots within larger developments or be interested in the renewal opportunities in Norlane and Whittington areas (iii) real estate agents
Locations of High Housing Stress [23]Key stakeholders interested in the development and delivery of affordable housing options in the areas of City of Greater Geelong that are experiencing particularly high levels of housing stress, particularly the smaller settlements on the northern Bellarine. Due to their small size and relative isolation, these areas may not be identified through the social housing demand analysis.
General CommunityCurrent and future residents, workers and visitors in the City of Greater Geelong who have an interest in managing the impact of future growth including opportunities and challenges for sustainable local areas

City of Greater Geelong Access and Inclusion Advisory Committee



 

Table 23: Stakeholder Organisations Engaged in Project

Housing SectorOrganisations Engaged
State GovernmentDepartment of Health and Human Services (DHHS) Office of Housing (OoH)
Barwon Water
Barwon Health
Department of Justice
Housing ProvidersBaptcare
Barwon Homelessness Network
Central City CERC
Common Equity Housing Limited
Haven Home Safe
Homes-for-Homes
Housing Choices Australia
Kids Under Cover
Lazarus House Geelong
North Geelong Rental Housing Co-operative (NGRHC)
Samaritan House Geelong
Sirovilla
Wathaurong Aboriginal Co-operative
Wintringham
Women’s Property Initiative
Yangzhou Tonglee Container
Health and Community ServicesBarwon Child Youth and Family
Barwon Health
Bellarine Community Health
Bethany Community Support
Diversitat
Gateway Support Services
H.C.A.
MacKillop Family Services
Red Cross
Salvation Army
Victorian Association for the Care and Resettlement of Offenders (VACRO)
Wathaurong Aboriginal Co-operative
Development IndustryHamlan Homes
Ramsay Property Group
APD Projects
MESH Planning
UDIA Geelong members
Nestd
Deakin University Home Research Hub
Tract Consultants
Lovely Banks Development
Western Growth Area development
Maddocks Lawyers
Dalton Consulting Engineers
Ratio Consulting
WT Partnership
Mesh Planning
General CommunityPortarlington Community Association
City of Greater Geelong Access and Inclusion Advisory Committee 
Community Members at Community Forum (84)



 

Table 24: Policy Context - Key Issues

Key ThemesCommonwealth Government of AustraliaState Government of VictoriaRegional Level InitiativesCity of Greater Geelong
Obligations
  1. The Commonwealth Government controls the vast majority of levers that impact on the demand and supply of housing, and hence the affordability of housing in the general market
  2. However, as the level of government which has greatest sway over housing markets the Commonwealth Government has the least direct influence on housing programs
  1. State Government has the constitutional responsibility to plan for and provide housing assistance, including social housing
  2. The provision of social housing is considered a core service delivery area for the State Government under the National Housing and Homelessness Agreement NHHA
  3. Victoria’s social housing system is geared towards supporting those who are most disadvantaged and unable to maintain suitable and stable housing within the private market

G21 Addressing Disadvantage through Affordable Social Housing made a number of important recommendations related to social housing, including:

  1. That the role of Local Government is more accurately acknowledged in future planning, and agreements in the provision of social housing
  2. That all levels of government recognise the importance of access to support services as well as housing in order to maintain tenancies
  3. That the Victorian State Government be encouraged to develop further projects such as New Norlane

Key ‘Directions’ in the City’s Settlement Strategy include:

  1. Support affordable housing in areas suitable for urban consolidation
  2. Investigate model voluntary agreements, inclusionary zoning and development of surplus government sites to deliver social housing
  3. Work with the State Government, community housing and the private sector to deliver more affordable and social housing options

The Housing Diversity Strategy 2007 aims to:

  1. Provide for the development of a range of housing types and densities in the City of Greater Geelong, to meet the City’s existing and future housing needs
Funding

Commonwealth Government programs which can directly impact the increased supply of social and affordable housing at the local level include:

  1. National Housing and Homelessness Agreement (NHHA) 2017-18
  2. National Housing Finance & Infrastructure Corporation (NHFIC)
  3. Affordable Housing Bond Aggregator (AHBA)
  4. National Rental Affordability Scheme (NRAS)
  5. Commonwealth Rent Assistance (CRA)
  1. 1. Homes for Victorians  - $2.1 billion of the $2.7 billion committed to financial instruments to grow community housing in partnership with other stakeholders through the Social Housing Growth Fund, monies are provided as operating subsidy for up to 30 years to support the servicing of private debt raised by Registered Housing Agencies
  2. Loan Guarantees Victorian Government has committed to providing up to $550M in loan guarantees to debt provided by the banking sector to Registered Housing Associations
  3. Homes for Victorians commits $341million to renew and expand public housing with a target of approximately 3,500 new dwellings to replace about 2,500 existing dwellings.
G21 Addressing Disadvantage through Affordable Social Housing recommended:

Identifying, developing and funding a reliable ‘pipeline of co-investment funding’ to enable new social housing projects be considered an urgent priority		The City of Greater Geelong will need to be proactive in negotiating partnerships with both the Commonwealth and State Governments that commit to a long-term strategic growth and revitalisation of social housing.

These partnerships should address State and Commonwealth land holdings, funding programs and subsidy programs.
Partnerships

A National Regulatory System for Community Housing recognises the following two types of Registered Housing Agencies in Victoria:

  1. Housing Associations larger, more complex businesses that manage, maintain and grow a viable social housing portfolio
  2. Housing Providers primarily manage rental housing portfolios for other parties, such as the Director of Housing (DoH); often specialise in particular client groups which may include disability housing, aged, youth; growth is small scale compared with housing associations

The following State Government Strategies and Plans respond to the requirements of the National Housing and Homelessness Agreement

  1. Homes for Victorians
  2. Plan Melbourne 2017-2050
  3. Victorian Infrastructure Plan
  4. Ending Family Violence: Victoria’s Plan for Change
  1. One of the aims of the G21 Affordable Housing Taskforce was to:
    investigate the establishment of a Housing Association
  2. The 2007 G21 initiative to appoint a preferred provider for the G21 Region did not result in any increase in investment in social housing
The City’s approach must be built around partnership with both the Commonwealth and State Government and collaboration with the private and not-for-profit sectors to get the best outcome for those most disadvantaged and at risk in the Geelong housing market
PlanningState and Local Government responsibility
  1. Homes for Victorians commits to amend planning approvals process to allow local government authorities to negotiate affordable housing outcomes as part of a rezoning of land or permit applications for major developments
  2. Homes for Victorians commits to the identification of underutilised and surplus government owned land which can then be fast tracked through the governmental processes for the disposal of land and release them into the market with a requirement that they include a component of social and affordable housing
  1. G21 Regional Growth Plan Background Report (2012) affirms the City of Greater Geelong Housing Diversity Strategy goal to include higher density development in:
    1. Key Development Areas (Central Geelong, West Fyans – Fyans Street Precinct, and a Waurn Pond site)
    2. Increased Housing Diversity Areas including within about 400 m of railway stations and activity/ neighbourhood centres
    3. Incremental Change Areas (where the majority of new development will be consistent with traditional suburban character
Future precinct structure plans (PSPs) particularly in the Northern and Western Growth Areas provide an opportunity for consideration of the potential contribution of these development to the identified need for social housing
Implications for Geelong Social Housing PlanThe Commonwealth Government has a preference to use Registered Housing Agencies (RHA’s) as the channel for any public investment.

Currently in COGG there are 13 Registered Housing Agencies providing some social housing – but none of these RHA’s have their head office in Geelong

The State Government Homes for Victorians commitment to renew and expand public housing Included an initial pilot of 52 vacant public housing lots packaged up for redevelopment by the private or community housing sector (including sties in northern Geelong). These will now be developed by a private development company after a Registered Housing Agency assessed the risk as too great.
  1. Voluntary Affordable Housing Agreements negotiated as part of a rezoning process and PSP approval could trigger a significant supply of new social housing provided investment models are available to deliver on the opportunities negotiated
  2. Planning scheme amendments are of particular relevance in Geelong given the forecast growth for the municipality, particularly applicable through areas such: the Northern Geelong PSP, Infrastructure Contributions Plan or Development Contributions Plan; and the Western Geelong PSP and ICP or DCP, both of which are scheduled to be completed by December 2022
  1. The work of G21 has highlighted a significant issue for the implementation of any Social Housing Plan at a Local Government level:

    the necessity of a funding model that provides certainty to a pipeline of social housing projects and enables Local Government to negotiate social housing outcomes through the planning approvals process with confidence
  2. G21 aims to support local government to facilitate the development of social housing on underutilised land
The City will need to focus on the positive steps that can be taken to increase housing supply in established areas of Geelong.  This includes appropriate zonings, clear design guidelines linked to an accelerated planning approval process for complying developments and investment in ‘place making’ in the locations where Council is especially keen to encourage infill and higher density development

Even with efficient financing provided by the National Housing Finance and Investment Corporation (NHFIC), there remains a considerable funding gap.




 

Footnotes

  1. The City of Greater Geelong recognises that neither the Commonwealth nor State Governments are likely to enter long-term commitments and hence will seek to negotiate 5 year Agreements, with intention to renew in 5 year intervals.
  2. It is noted that the State Government has not set a mandatory or minimum affordable housing requirement, however, there is broad state based policy supporting the provision of affordable housing. There is a broad strategic planning basis to include affordable housing matters in local policy and in site specific planning controls.
  3. Australian Housing and Urban Research Institute (AHURI) 2019 Social housing as infrastructure: rationale, prioritisation and investment pathway.
  4. More examples of how the application of these principles can lead to certain social housing ‘service models’ are provided in Background Paper No. 2 - Affordable Housing Models
  5. This assessment of affordable supply of rental properties is based on the number of suitably-sized properties that are within 30 per cent of gross income for low-income households.
  6.  
  7. See ABS 2049.0 - Census of Population and Housing: Estimating Homelessness, 2016, Item 36.
  8. AIHW, 2017/18
  9. The majority o homeless people are either single adults, or single adult with children. Thus, the number of people approximates the number of households.
  10. Socio-Economic Index for Areas (SEIFA) measures the relative level of socio-economic disadvantage based on a range of Census characteristics. A higher score on the index means a lower level of disadvantage. A lower score on the index means a higher level of disadvantage.1001.9 Australia 2016
  11. Refer to City of Greater Geelong Settlement Strategy for more details.
  12. Ibid.
  13. Source: Department of Treasury and Finance; Refer to Section2 ‘Definitions’ for a definition of Community Housing properties
  14. Further information about the operations of the Department of Health and Human Services and the Registered Housing Agencies is provided in Section 9.
  15. Refer to Section 8.2 for a definition of Registered Housing Associations
  16. https://www.dhhs.vic.gov.au/public-housing-renewal-program
  17. The recommendations of the Corio Norlane Structure Plan and the Whittington Land Use Concept Strategy, still remain to be fully implemented.
  18. Victorian Housing Registrar, http://www.housingregistrar.vic.gov.au/Who-we-regulate/Housing-providers (accessed 10 Dec 2018)
  19. This dwelling estimate is based on high level assumptions including all of the land being used for social housing, lot sizes, and dwelling sizes.
  20. Full details of this policy context can be found in the City of Greater Geelong Social Housing Plan - Background Report No. 3: Policy Discussion Paper.
  21. Further details about other Local Government initiatives related to Social housing refer to the City of Greater Geelong Social Housing Plan - Background Report No. 3: Policy Discussion Paper.
  22. Refer to the following link for a list of Registered Housing Associations: Australian Housing and Urban Reearch Institute Glossary
  23. or the current project ‘Housing Stress’ refers to very low, and low-income households that are paying more than 30percent of household income on rent.


 

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