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BASS COAST SHIRE Local Housing Picture

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BASS COAST SHIRE Local Housing Picture Swinburne University of Technology Institute for Social Research BASS COAST SHIRE Local Housing Picture Sean McNelis Beverley Kliger Terry Burke Liss Ralston Caroline Neske March 2005 SISRQ/EL 37/05 Acknowledgements The authors would also like to acknowledge the contribution of the following in the preparation of this report and thank them for their participation: • Members of the Bass Coast Shire Affordable Housing Strategy Reference Group Marg Wheeler Bass Coast Regional Health John Mumford Bass Coast Regional Health Cheryl Evans Seahaven Community Centre Ken Parkin Salvation Army Social Housing Service Grant McNeil Quantum Support Services John Batty Phillip Island Homes for the Aged Assoc. Inc. Reit Bouman Latrobe Community Health Service Jill Steer Inverloch Residential Aged Care Development Committee Inc. Therese Gilligan Inverloch Social Justice Group Dominic G. D. Sustainable Living Foundation Sue Macaulay Stockdale and Leggo Aidan Taylor Department of Human Services, Office of Housing Wendy Gilbert Gippsland Housing and Support Services John Lindsay Rose Lodge Joe Donoghue Charlie Wright PBE Real Estate Bev Morphett Bass Coast Shire Council Sally Paech Bass Coast Shire Council Jeannette Draper Bass Coast Shire Council Antony Duffill Bass Coast Shire Council • Participants in the Affordable Housing Forums (see Appendix I) • Those who participated in the interviews (see Appendix I) • David Hudson from Swinburne Institute for Social Research who edited this report SISRQ/EL 37/05 Table of contents Acknowledgements .............................................................................................................................i List of Tables .....................................................................................................................................iv List of Figures..................................................................................................................................... v Abbreviations ...................................................................................................................................vii EXECUTIVE SUMMARY.............................................................................................................viii PART A: BACKGROUND ............................................................................................................... 1 (1) Introduction .............................................................................................................................. 2 1.1 The brief............................................................................................................................ 2 1.2 Methodology ..................................................................................................................... 3 1.3 This paper on the Local Housing Picture.......................................................................... 4 (2) Affordable housing: what is it? ............................................................................................... 6 2.1 Implications of housing affordability................................................................................ 6 2.2 Measuring housing affordability....................................................................................... 6 (i) Housing costs as a proportion of income..................................................................... 7 (ii) Budget standard approach.......................................................................................... 7 (iii) Measurement limitations............................................................................................ 9 2.3 Housing affordability and the future................................................................................. 9 PART B: BASS COAST SHIRE .................................................................................................... 11 (3) Bass Coast Shire: Demographic, social and economic characteristics .............................. 12 3.1 Demographic trends........................................................................................................ 12 (i) Overall population ..................................................................................................... 12 (ii) Population trends by age groups .............................................................................. 12 (iii) Household types ....................................................................................................... 14 (iv) Household trends...................................................................................................... 14 3.2 Income............................................................................................................................. 15 3.3 The local economy .......................................................................................................... 16 (i) Industry....................................................................................................................... 16 (ii) Journey to work......................................................................................................... 17 3.4 Who is moving in and who is moving out ...................................................................... 18 (4) Bass Coast Shire: Housing market ....................................................................................... 20 4.1 Trends in the housing market.......................................................................................... 20 (i) Dwelling structure...................................................................................................... 20 (ii) Location of units........................................................................................................ 21 (iii) Tenure ...................................................................................................................... 22 (iv) House and unit sales................................................................................................. 24 (v) Building approvals .................................................................................................... 25 (vi) Property prices and values....................................................................................... 27 SISRQ/EL 37/05 i Swinburne Institute for Social Research 4.2 Social housing................................................................................................................. 34 (i) Public housing............................................................................................................ 34 (ii) Community housing................................................................................................... 35 (iii) Aged housing (Independent Living Units)................................................................ 35 (iv) Transitional and emergency housing ....................................................................... 35 4.3 Non-conventional housing.............................................................................................. 36 (i) Caravan parks ............................................................................................................ 36 (ii) Other forms ...............................................................................................................37 4.4 Housing for specific groups ............................................................................................ 37 (i) Housing for older persons.......................................................................................... 38 (ii) Housing for young people, single people and single parents ................................... 39 (iii) Housing for people with disabilities ........................................................................ 40 (iv) Homeless people....................................................................................................... 40 (5) Bass Coast Shire: Consultations with stakeholders ............................................................ 42 5.1 Public forums .................................................................................................................. 42 (i) Features of Bass Coast Shire ..................................................................................... 42 (ii) Supply-side issues...................................................................................................... 43 (iii) Demand issues.......................................................................................................... 44 5.2 Private sector interviews ................................................................................................. 45 (i) Caravan parks ............................................................................................................ 45 (ii) Real estate agents...................................................................................................... 47 5.3 Potential role for Council................................................................................................ 48 (6) Bass Coast Shire: Housing Affordability ............................................................................. 49 6.1 Sales by price segment.................................................................................................... 49 6.2 Affordability and available stock.................................................................................... 51 6.3 Threshold Income ..........................................................................................................
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