social housing capital program · 2019-12-04 · october 2015 service area name. overarching...

Social Housing Capital ProgramIndustry briefing

Public Housing Development Opportunities (PHDO) strategy

October 2015

Service area name

Overarching program objective

• The Department of Housing and Public Works (HPW) delivers housing assistance to eligible Queenslanders through government-owned and government-managed social housing

PHDO Information Session

PHDO – infrastructure demand/ issues The demand

• At 30 June 2015, there were 15 780 applicant households listed on the HPW Housing Register

• Demand is for one bedroom dwellings

The issues

• There is a lack of suitable land available to HPW

PHDO Information Sessions

PHDO – strategy

• HPW is seeking QBCC licensed builders and developers to deliver new social housing

o Social Housing = One Bedroom Units (4-20 in complex)

o HPW design and specification = HPW will develop the schematic design and provide the specification

o Land owned = the QBCC license holder controls the land (concurrent settlement and settlement by direction will be considered)


PHDO – four options

1. Full PHDO2. Partial PHDO

3. Land

4. Completed Developments


Full PHDO

• Proponent submit land• HPW develop design and provide specification

• Lump sum contract

• Pay for land once contract signed

• Progress pay throughout construction

• Internal SPA Determination (infrastructure charges not payable for public housing)


Partial PHDO

• Proponent submit developments under construction• HPW may amend design or specification (dependent on

how advanced the build is)

• Still seeking one bedroom units and some two bedroom units (4-20 in complex)

• Pay for land and construction completed to date once contract signed

• Progress pay for rest of construction

• Relies on existing SPA development approval


Land

• Land suitable for building one bedroom units• 4 – 20 in complex• Appropriately zoned


Completed Developments

• One and two bedroom units• 4-20 in complex• All units in the complex still available


Full PHDO – broad stages & timelines

Public Housing Development Opportunities Estimated Time Line

Preliminary Due Diligence

Due DiligenceCouncil Engagement for

SPA Determination Process

Consistent & Not

Substantially Inconsistent

SPA Determination1 Weeks*Preliminary Design &

Elevations5 Weeks*

Schematic Design

5 Weeks* 4-6 Weeks*

Let the Proponent know if

acceptable

4 Weeks*

Provide Proponent massing

exercise, estimated value, fin

scorecard.

4 Weeks*

Provide PD to Proponent

and continue to sound outProponent Negotiations

Substantially inconsistent

SPA Determination

5 Weeks* 10-15 Weeks*

Engage with Proponent

and commence

negotiations Conditional Contract can

be signed at any time

during this period.

Contract Unconditional

after SPA Determination


Full PHDO – preliminary due diligence

Preliminary Due Diligence

1 Weeks*

Let the Proponent know if

acceptable

• Basic assessment of the information provided by the proponent.

• Check existing need in the location for additional social housing.


Due Diligence

5 Weeks*

Provide Proponent massing

exercise, estimated value, fin

scorecard.

Full PHDO - due diligence

• Basic Property Due Diligence• Town planning development

feasibility• Valuation• Site Inspection• Massing Exercise


Preliminary Design &

Elevations

4 Weeks*

Provide PD to Proponent

and continue to sound out

Full PHDO - preliminary design & elevations

• Preliminary Design & Elevations• Survey (Contour & Detail if

applicable)• Inspection of Proponent’s

recently completed product• Financial assessment of

Proponent ability


Schematic Design

4 Weeks*

Engage with Proponent and

commence negotiations

Full PHDO - schematic design

• Schematic Design• Quantity Surveyor Assessment

(if applicable)• Advanced Financial assessment

of Proponent ability (if applicable)


Full PHDO - negotiations

• Proponent Negotiations

• Contract available online Proponent Negotiations

5 Weeks*

Conditional Contract can be

signed at any time during

this period.


Full PHDO - council engagement for SPA determination process

• Part of our internal SPA Process• Council has 4 weeks in which to

respond. Plus we allow one week for internal preparation (timeframes can be shortened if Council respond in less than 4 weeks)

Council Engagement for SPA

Determination Process

5 Weeks*


Full PHDO - SPA determination

• Continues on from the council engagement

• “Consistent” and “Not Substantially Inconsistent” determination: SPA process takes another 4-6 weeks

• “Substantially Inconsistent” determination: assessments take another 10 – 15 weeks and require public notification

• Consistency determination is based off current town planning scheme

Consistent & Not

Substantially Inconsistent SPA

Determination

4-6 Weeks*

Substantially Inconsistent SPA

Determination

10-15 Weeks*

Contract Unconditional after

SPA Determination


Full PHDO – contract award

Contract arrangements – Full PHDO Process

• AS4300 Document and Construct contract for delivery of the new social housing project with BAS conditions

• REIQ contract for the land component will be treated as an “addenda” to the Document and Construct contract with BAS conditions


Partial PHDO – contract award

Contract arrangements – Partially completed development

• Contract available online

• REIQ contract for the land component and what has been partially constructed already will be treated as an “addenda” to the contract with BAS conditions


Land & Completed Development PHDO –contract awardContract arrangements – Completed development

• REIQ contract with BAS conditions


PHDO Indicative Locations–Greater Brisbane (incl Redland)• Albion• Alderley• Alexandra Hills• Annerley• Birkdale• Camp Hill• Cannon Hill• Capalaba• Carina• Cleveland• Coorparoo

• Corinda• Darra• Dutton Park• Enoggera• Everton Park• Ferny Grove• Gaythorne• Geebung• Gordon Park• Greenslopes• Herston

• Holland Park West

• Kedron• Lutwyche• Macgregor• Manly• Mitchelton• Moorooka• Morningside• Mount Gravatt• Northgate


PHDO Indicative Locations –Greater Brisbane (Cont’d)• Nundah• Ormiston • Oxley• Sherwood• Taringa• Thorneside

• Tingalpa• Upper Mount

Gravatt• Victoria Point• Wellington Point• Wilston

• Windsor• Woollongabba• Wooloowin• Wynnum

Limited sites in Acacia Ridge, Carina Heights, Chermside, Mount Gravatt East, Murarrie, Stafford, Stafford Heights, Yeronga and Zillmere will be considered where zoning supports multi-unit development. Only land will be considered in Richlands at this stage.


PHDO Indicative Locations –Moreton Bay• Arana Hills• Burpengary• Caboolture• Caboolture

South• Clontarf• Everton Hills

• Kallangur• Kippa-Ring• Margate• Morayfield• Murrumba

Downs• Petrie

• Redcliffe• Rothwell• Scarborough• Strathpine• Woody Point

Limited sites in Lawnton will be considered on a case-by-case basis where zoning supports multi-unit development.


PHDO Indicative Locations –Ipswich• Basin Pocket• Brassall• Bundamba• Churchhill• Dinmore• Eastern Heights

• East Ipswich• Flinders View• North Ipswich• North Booval• Raceview• Redbank

• Redbank Plains • Sadliers

Crossing• Springfield

Lakes• West Ipswich• Woodend

Limited sites in Booval and Goodna will be considered on a case-by-case basis where zoning supports multi-unit development.


PHDO Indicative Locations –Sunshine Coast• Bokarina• Buderim• Buddina• Caloundra

• Mooloolaba• Maroochydore• Nambour• Parrearra

• Sippy Downs• Warana• Wurtulla


PHDO Indicative Locations–Gold Coast• Arundel• Ashmore• Benowa• Biggera Waters• Burleigh Heads• Burleigh Waters• Carrara• Coolangatta• Coombabah

• Currumbin Waters

• Elanora• Highland Park• Hollywell• Labrador• Mermaid Waters• Miami• Nerang

• Palm Beach• Paradise Point• Reedy Creek• Robina• Runaway Bay• Southport• Tugun


PHDO Indicative Locations–Cairns• Bungalow• Cairns North• Edge Hill• Freshwater

• Kamerunga• Kanimbla• Parramatta Park• Redlynch

• Westcourt• Whitfield• Woree

Limited sites in Earlville, Manunda and Mooroobool will be considered on a case-by-case basis where zoning supports multi-unit development.


PHDO Indicative Locations –Townsville• Condon

(northern area)• Cranbrook

• Hyde Park• Kirwan• North Ward

• South Townsville• Townsville City

Limited sites in Thuringowa Central, Aitkenvale and Pimlicowill be considered on a case-by-case basis where zoning supports multi-unit development.

The Townsville City Plan also provides for multi-unit development in areas zoned Low-Density Residential that meet certain criteria. If a sites meets these criteria and is evidenced by the proponent, the site will be considered.


PHDO - what we are looking for in a site

• Suitably zoned (for medium density residential development)

• Suitable size for construction of 4-20 units

• Not impacted by heritage or contamination

• Free of Flooding/Overland Flow (or addressed)

• Gentle slope towards road preferred

• Free of easements (or addressed)

• Well serviced by amenities

• Street frontage is desirable (no hatchet blocks)


PHDO – Design for people with a disability


• AS 4299 – Adaptable Housing• AS 1428 – Design for access and mobility• AS 2890 – Off street parking for people with disabilities

(this shows the requirements for set down zones and clearances )

PHDO – Design for people with a disability


• Living Housing Design Guidelines• Design standards for dwellings • Product standards

PHDO – Tenancy Management


• Limit communal and shared spaces• Car parking spaces• Equity

PHDO – Asset Management


• Maintainability – low whole of life asset costs• Robustness

PHDO – Environmental Design


• Passive Design• Energy efficiency• Storm water/overland flow

PHDO – Community Expectations


• Contribution to streetscape• Privacy of neighbours• Value for money

PHDO – next steps

• Proponent submissions open 3 November• Information available online


PHDO - how do you submit proposals

• Excel form (deliberately)• Key information collected• We assess off the

information proponents submit and HPW mapping

General Information

Name of Proponent e.g. Joan Smith Developments

ABN No. e.g. 123456 Builder's Lic. No. e.g. 123456

Project Name e.g. Riverside Apartments

Property Details

No. e.g. 123 & 125 Street e.g. Eagle Street

Suburb e.g. Brisbane Postcode e.g. 4000

Lot e.g. 2 Plan e.g RP51346 Area (m²) e.g. 511m²

Lot e.g. 15 Plan e.g RP114026 Area (m²) e.g. 425m²

Lot Plan Area (m²)

Local Government Area e.g. Brisbane City Council

Current Zoning e.g. MDR Medium density residential

Site Details

Gradient/Slope e.g. 40:1 Vegetation Issues e.g. Koala habitat on 20% of the site

Easements &

Encumbrancese.g. Powerlink Easement 84567593

Soil Type e.g. H Type Flooding e.g. 10% of the site beneath Q100

Gradient Fall to

Street?

e.g. No Descripton of Stormwater/Sewerage

management

e.g. drainage easement and sewerage

connection at rear of property.

Encroachments? e.g. Yes, shed from neighbour at southern boundary

Services to Site

Sewerage e.g. Yes Electricity e.g. Yes Town Water e.g. Yes

Gas e.g. No Telco e.g. NBN Stormwater e.g. Yes

Amenity (Distance to)

Hospital e.g. 3.4km RBH Train e.g. 3km to Central State School e.g. 2000m

Shopping Centre e.g. 1500m Bus e.g. 50m to Stop State High School e.g. 3100m

Other Comments

Development Application Status

The Department is seeking to understand the status of any Development Applications (DA) over the subject site. Sites without a DA will still be considered and in some

instances may be beneficial.

Current Status e.g. Approval in place for 11 Apartments

Approval being

Soughte.g. Approval being sought for 14 Apartments

Appoval being sought for (if applicable):

One Bedroom e.g 6Other e.g. Pool

Two Bedroom e.g. 8

Three Bedroom e.g. 0 Car parks e.g. 18

Design Details

The Department is seeking to understand the status of any designs that have been undertaken for the subject site. Sites without designs will still be considered and in

some instances may be beneficial.

Drawings Completed

(if applicable)

e.g. Schematic Designs completed

Construction Details

Current Status e.g. Not Commenced

Not Applicable

Other Comments

Technical Reports Completed

At this stage the Department is not seeking to see the reports, but are trying to identify what investigations have and have not been completed. If you are short-listed

for the next stage in the process, the Department may request these reports from you.

Geotech Report e.g. Yes Contour & Detail Plan e.g. Yes

Cultural Heritage Search e.g. No Hydraulic Reports e.g. No

EMR/CLR Search e.g. Yes Stormwater Management Plans e.g. No


PHDO – questions

?’s • Keep the communication lines open

Marshal CowleyProgram ManagerBuilding and Asset [email protected] 2386


social housing capital program · 2019-12-04 · october 2015 service area name. overarching...

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