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Toward Infill Housing Development AUGUST 2019 TOWARD INFILL HOUSING DEVELOPMENT PREPARED FOR THE TASMANIAN DEPARTMENT OF STATE GROWTH Launceston Hobart TOWARD INFILL HOUSING DEVELOPMENT EXECUTIVE SUMMARY Tasmania’s major urban centres are It covers a range of housing types, currently experiencing very high including duplexes, townhouses, demand for housing, both to own and ancillary dwellings, terrace housing, rent. This demand, largely driven by and low to medium rise apartments. growth in interstate and overseas These types of housing provide migration, tourism, and a growing a compromise between larger, university population, has seen detached dwellings and higher property prices in Hobart increase density apartments. 35% in the five years to May 2019 – Infill housing offers a number of the largest house price increase of advantages to households and any Australian capital city (Corelogic, cities. It contributes to a more 2019) – and a rental market vacancy compact urban form, supporting the rate around 1.4% (REIT, 2019). It is use of existing infrastructure and now increasingly difficult for people services. It increases total housing to enter Tasmania’s housing market, stock in areas with good access to to secure long-term rentals or to employment, schools and public have a reasonable level of choice in transport. In providing a range of type and location of housing. housing types, it supports market Tasmania’s housing market is very demand and demographic needs for traditional in its product makeup different types of housing, including and buyer demands. Detached smaller and more affordable options. houses located on greenfield sites The delivery of infill housing is continue to make up the majority of challenging, particularly when it the market, and comprise a higher does not form a significant part of proportion of residential development an existing housing market. Barriers compared to other major cities such include the higher cost of inner-city as Sydney, Melbourne and Canberra. land, fragmented site ownership, While this type of housing meets industry capacity to deliver a the needs of some households, it different type of product, planning limits choice and affordability for and heritage restrictions, and lack of many others, including low income community awareness of different households, first home buyers, housing products. individuals seeking to downsize and people wanting to live within or close This report identifies a series of to major employment centres. recommendations to improve the ease, opportunity for, and Until recently, in the absence of affordability of infill housing in high growth, there has been no Tasmania. It recognises that, while pressure to facilitate infill housing there are barriers to achieving a development or promote a wider higher proportion of infill housing range of housing typologies. in Tasmania, this type of housing However, as Tasmania’s population offers advantages that may improve grows and its demographics change, housing choice, accessibility and a more diverse range of housing affordability for home owners and typologies will be required. renters across Tasmania. Infill housing refers to the establishment of new dwellings within an existing urban area, focusing in particular on the inner to middle areas of a city. TOWARD INFILL HOUSING DEVELOPMENT CONTENTS INTRODUCTION 3 HOUSING CAREERS 5 TYPES OF INFILL HOUSING 7 TASMANIAN HOUSING MARKET 11 WHO IS DRIVING HOUSING DEMAND? 16 BARRIERS TO DELIVERY 21 IMPROVING INFILL OUTCOMES 26 1 TOWARD INFILL HOUSING DEVELOPMENT TOWARD INFILL HOUSING DEVELOPMENT 2 INTRODUCTION PROJECT BACKGROUND WHAT IS INFILL HOUSING? The missing middle considers both the type of housing provided and The Toward Infill Housing Infill housing refers to the where this housing is located. Across Development project was development of new dwellings within Australia, dense missing middle commissioned by the Department an existing urban area. housing projects are being delivered, of State Growth (State Growth), as however these projects are often Infill typologies range from an initiative under the Tasmanian located in master-planned estates detached houses including multiple Government's Population Growth on the urban fringe rather than dwellings, with generous front Strategy, to inform the Tasmanian as part of urban renewal projects. and rear setbacks, to duplexes, Government’s response to increased The location of these projects on triplexes, townhouses, row and demand for well-located, affordable the urban fringe places people terrace housing, low to medium rise housing within the State’s urban further away from employment apartments and ancillary dwellings. centres. opportunities, services and public Infill housing can be delivered as a transport. Missing middle housing is The project also informs objectives single or small-scale development, most needed closer to the centre of a under the Launceston and Hobart or as part of a larger, integrated city where it can leverage off existing City Deals, including increased infill development. physical and social infrastructure and development, urban renewal and the While rates of infill housing have services. delivery of new dwellings. increased in some cities, including Both Hobart and Launceston are While this report considers infill Sydney, Canberra and Brisbane, experiencing some redevelopment housing for the whole of Tasmania, infill housing continues to make up of their city centres, and significant and as a concept can be applied a comparatively small proportion of development on their edges, however to all urban areas and towns within new housing stock. In Tasmania, the there is insufficient development the State, the focus is on the proportion is even smaller at around happening in the spatial ‘middle’ larger urban centres of Hobart and 15%. Given this lack of availability, suburbs. Launceston. infill housing has been referred to as ‘the missing middle’ or the ‘missing’ In this report, references to Hobart housing typologies from within a and Launceston relate directly to the city’s housing typology spectrum, significant urban areas of those two (Figure 1). cities. Where discussions are based on statistical data, specific reference is made to the relevant statistical area, i.e. Hobart SA4 and Launceston and North East SA4. INFILL HOUSING TYPOLOGIES Figure 1: The “Missing Middle” typology transect 3 TOWARD INFILL HOUSING DEVELOPMENT Gentle Density "Gentle density is about trying to find ways to make infill housing compatible with its surroundings to support both urban design goals and the delivery of more housing" WHY IS INFILL HOUSING IMPORTANT? SO WHAT FOR TASMANIA? In concentrating new housing in Infill housing is largely absent within This could be achieved through a mix existing urban areas, and providing the Tasmanian housing market, with the of 'gentle density' including ancillary a compromise between larger, majority of new housing development dwellings, small subdivisions and small detached homes and higher density located on the urban fringe, mostly as townhouse typologies, appropriately apartments, infill housing supports detached houses. positioned within existing suburbs, combined with more concentrated broader policy outcomes, including Low density housing on the urban nodes of higher density low-rise and fringe is often the most affordable improved accessibility; increased medium-rise residential developments, type of housing for many households. housing diversity; and the more in proximity to high frequency It is also the most affordable type efficient and sustainable use of passenger transport services. existing infrastructure and services. of housing for developers to deliver. However, this development pattern Most jurisdictions within Australia For households, infill housing can comes at a cost. Fringe urban areas have regional planning policies that provide the following benefits - are highly car dependant, with limited clearly define infill and greenfield public transport services. Supporting dwelling targets. For example, Sydney, » More affordable options for educational, social, and recreational Melbourne and South East Queensland homebuyers and potentially, faster services are also limited. are all seeking around 60% infill versus access to home ownership. 40% greenfield. For infrastructure providers, low » Proximity to public transport nodes density housing requires the extension These policies have been specifically and amenities, facilitating access and upgrade of economic and social developed to limit less sustainable to employment opportunities and infrastructure, often across many growth at the edge of cities. While services. different suburbs. In Hobart and Southern Tasmania has a 50% Launceston, the conversion of fringe greenfield, 50% infill target, this target » Options to downsize and unlock land to housing has implications for has not been enforced across the equity in a family home. the loss of productive agricultural and metropolitan region. » Greater housing choice, supporting resource land, and greenspace. ageing in place. A greater focus on infill provides » More housing within suburbs of opportunities for households to trade higher demand. off a longer commute with a smaller To support equity and affordability, backyard and better access to major employment centres, key services and it is also important that cities have facilities. a supply of subsidised affordable housing (i.e. social housing) within the inner and middle suburbs of key urban centres. TOWARD INFILL HOUSING DEVELOPMENT 4
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