AFFORDABLE HOUSING FOR OLDER PEOPLE AND PEOPLE WITH DISABILITIES IN MID-NORTH COAST NSW

1. AFFORDABLE HOUSING FOR OLDER PEOPLE AND PEOPLE WITH DISABILITIES IN MID-NORTH COAST NSW Prof. Colleen Cartwright, Director, Aged Services Learning & Research Collaboration (ASLaRC)*, Southern Cross University Adjunct Professor, UNSW Faculty of Medicine, Rural Clinical School colleen.cartwright@scu.edu.au *Proudly sponsored by Bananacoast Community Credit Union

2. Research Team/Funding Partners • ASLaRC(Aged Services Learning and Research Collaboration) - a collaboration between Southern Cross Uni and UNSW Faculty of Medicine, Rural Clinical School • ETC (Enterprise and Training Company) - community based, not-for-profit organisation that provides a range of training options to a broad range of clients. • The Department of Housing - government based, state housing authority. • Advisory Committee: representatives of above + COTA NSW and Future of Ageing

3. Aim/Location of the Study • Aim • to identify, or develop, physical and financial models of sustainable affordable rental housing that meets the needs of the community whilst achieving commercial returns. • Area covered by the study • Local Government Areas of Bellingen, Coffs Harbour, Hastings, Kempsey and Nambucca

4. Definitions • Affordable Housing: cost does not exceed 30% of income for people in bottom 40% of income earners; cost of housing leaves sufficient income for other basic needs such as food, clothing, transport, medical care and education. • Older People: earliest age at which someone could claim an age pension has been 60 for women (until recently) and 65 for men. This research used 60 as a starting point. (Approx. 13% of people reach this age needing rental accommodation). • Disability: The study did not investigate affordable housing issues for people with severe disabilities but considered those who experienced restrictions in core activities of daily living, i.e. self-care, mobility and communication. • Care and Support Issues were also considered in the study.

5. Stages in the Project • Ph 1 – “Scope the territory”: is it a major issue in this region? what physical & financial models exist? • Ph 2: Run interviews and focus groups with • (a) older community members, people with disabilities and service providers to clarify preferences re: physical models; • (b) councillors & council staff to identify existing or planned policies, and issues associated with affordable rental housing; • (c) developers, to understand what incentives they might need in order to provide affordable rental housing for the target group

6. Is it a Major Issue in this Region? (1) • All 5 LGAs in study are experiencing high population growth; a major component of which is older people. • All 5 LGAs have much higher percentages of people 60+ than the percentage for Australia or NSW. • 23% of people in Mid North Coast have some form of disability, compared to 19% for the state as a whole (NSW Health, 2002). • Of the 5 LGAs, Hastings and Nambucca Shires have highest percentage on age pensions (15.5% and 15.6% respectively), while Kempsey has the highest percentage on a disability pension (6.2%).

7. Is it a Major Issue in this Region? (2) • By 2016 all 5 LGAs in this study area will have 30% or more of their populations aged 60 and above, with Coffs Harbour and Hastings both over 40%. • Although numbers of people living alone represents approximately 10% of the population, lone person dwellings represent 26% of all dwellings in the study area, 3% higher than for NSW overall (23%) (2001 Census). • In the study area in 2001/2002 over 4,000 Centrelink clients in private rental were paying more than 30% of income in housing costs.

8. Percentage of the Population Aged 60+, 2001-2016

9. Dwellings in the 5 LGAs, by Tenure-Type

10. Age* of Public Housing Stock in 5 LGAs

11. Pressure on Affordable Housing in Study Area • Shrinking Public Housing Stock • only in Kempsey, down by 68 dwellings in 10 years (20 burnt down by arsonists); but given increased population, public housing has not kept pace • Market Responses • Sea changers/Tree changers (often “well-heeled”) come to the area & can afford higher rents. Most development has been larger houses for “top end” of the market • Gentrification • Especially Coffs Harbour Jetty & Park Beach areas • Loss of Caravan Parks • Often in prime locations, so attractive to developers; increased tourism for resort-style parks push long-term residents out

12. Other Issues for Target Population • Need for supported accommodation • Government “ageing in place” policies (a high percentage will be older women living alone) • Previous deinstitutionalisation policy • Need for accommodation which is • Appropriately designed, located (incl. access to services), inclusive

13. Key Attributes of Housing Valued by Older People(from Jones et al, 2004) • Independence – separate from family, control of ADL • Privacy/autonomy – control of private space, lifestyle • Affordability – current & future costs • Tenure security – stay in familiar environment, retain links • Safety – personal, within house & neighbourhood • Adaptable for future care – e.g. for sensory/mobility changes • Location – familiarity, convenience, access to services/transport, proximity to family/social ties, integration • Suitability –life course, cultural, social, (dis)ability, lifestyle • Companionship/avoid isolation – sense of community, social participation (links to gender, bereavement) • Size – small scale, home-like environments • Amenity & space – good design, space for possessions, visitors

14. Phase 2: Community Consultation-1 • Interviews and focus groups were held with the following key stakeholders: • Older community members (1 I/V, 5 F/G – n=21) • People with long-standing disability (n=2) • Service providers, mainstream housing (4 I/Vs, 6 F/G – n=43) • Service providers, aboriginal housing (2 I/Vs, 1 F/G attendee, n=3) • Councillors & council staff (7 I/Vs, n=10) • Developers (4 I/Vs, n = 4) • Results/Recommendations reflect all above

15. Community Consultation -2 • Unsolicited email from Macksville woman who read about the project in the local paper: • “I’m a 'consumer' on a Disability Support Pension and I’ve been experiencing difficulties of trying to find affordable housing for a few years. • I'm a good tenant with excellent references yet I've already had to move twice in 4 months because a previous landlady wanted to sell ... even after 8 months of searching I still couldn't find suitable, affordable accommodation. I had to move into a a cockroach-infested dungeon of a bed-sitter which was flooded twice while I was there and put most of my stuff in storage for 3.5 months until this house became available. • I'm currently only on a 6 months lease because I moved into a house which is also up for sale! • I'm nearly 44, playing musical houses wasn't too bad when I was 20 but now it's emotionally & physically exhausting and stressful. The Dept of Housing can't give me anything yet.... still waiting my turn.... could be waiting another 7 years they told me.”

16. Results/Recommendations: Physical Models - 1 • Overall, small clusters of units (say 6-8), with a carer’s flat. • For single people: 1 B/R units with large living space to accommodate table/chairs & lounge, with room to manoeuvre a wheelchair/walker; adequate storage for personal belongings/medical equipment, incl. wheelchairs; lockable storage on the same level as the unit with provision to charge electric scooters and/or wheelchairs; • For couples (incl. 1 person in caring relationship): 2 bedrooms (or 3 if both residents have medical equipment), + same requirements as above; • Position and layout of units should maximise independence & privacy but allow for social interaction.

17. Physical Models - 2 • To avoid unnecessary hospitalisation, all units need capacity to accommodate a carer for a short period of time (e.g., up to one week), whether in a second bedroom or in a living area that is large enough to have a screened-off fold-out couch; • Units should be in or close to towns to allow access to services and facilities, and to prevent social isolation; ideally spread throughout the community, to allow integration and social cohesion (and avoid ghettos). However, well-designed villages may meet needs of some older people for security and the companionship of others of a similar age; • If villages/parks are developed away from the centre of major towns, council approval process should require demonstrated access to support services & adequate, suitable transport, taking into account the fact that many older people are unable to use public transport

18. Physical Models - 3 • Supported accommodation villages should be registered & costs to residents need to be considered as part of the registration process. For people on pensions there must be sufficient remaining income to allow access to medical and other support services + reasonable quality of life; • Maintain or increase the utilisation of caravan parks and manufactured/relocatable home parks for affordable housing for older people. These should be centrally located in reasonably flat areas; • In larger towns, develop high-rise apartments in the CBD (possibly as joint venture with a developer who may include commercial use on ground floor level): must have a lift & secure parking. However, close attention would need to be paid to potential tenants in such development, to ensure protection of tenants’ amenity, including prevention of excessive noise.

19. Financial Models - 1 • Support further capital development and refurbishment of DoH housing, e.g. replacing old cottages with clusters of well-designed units; • Explore opportunities for DoH to provide more funding for community housing; • Develop proposals for joint ventures between State and/or Local government, developers and not-for-profit community organisations; • Explore the possibility of a joint venture with the Centre for Affordable Housing, DoH and ETC to undertake Debt Equity Affordable Housing;

20. Financial Models - 2 • Develop proposals to put to Superannuation companies, encouraging long-term investment in ethical development; • Investigate leveraging/taxation concession possibilities for not-for-profit community organisations; • Develop proposals to encourage developers to: (a) consider joint venture arrangements, e.g., including a small number of new units in new developments, and headleasing these to DoH or ETC; (b) work with DoH to replace existing housing with units (not just where current DoH houses exist) on a lease-back arrangement.

21. Role of Councils - 1 • Develop Affordable Housing policies; must be responsive to needs of all sections of the community, plus have capacity to give special consideration to older people, e.g., by incorporating flexibility to allow for higher density to accommodate clusters of units; • Allow medium density in low density areas for small clusters of units for older people, in addition to projects developed under the Seniors Living SEPP; • Develop adequate planning instruments to enable provision of affordable housing and to provide developers with certainty in relation to requirements under such instruments; • Consider a zoning or other provision for "designated affordable housing developments", defined as projects by DoH, community housing providers, or council/government partnerships where such developments satisfy amenity and other planning criteria;

22. Role of Councils - 2 • Develop/enforce a s94 Contributions Plan to require a set % of all new development to be allocated to affordable housing (especially where developments reduce existing affordable housing stock). Where provision of specific land/housing is not possible (or reasonably acceptable) a cash payment in lieu should be required; this should not be incorporated with other developer contributions to councils and applied to general infrastructure and amenities but must be used for the provision of affordable housing; • Through the Local Government Association, lobby State and Federal governments for more resources for affordable housing for older people, using demographic evidence to support the claims for this region.

23. Support and Training Opportunities • Housing for frail older people and people with disabilities is linked to supply of carers. Consider options to recruit and train healthy “young old” (55-65) single people who will offer basic care and support to a small group of older people (or people with disabilities) in return for free accommodation and, potentially, a carer’s pension. Training should include basic first-aid and potentially a Certificate III in Aged Care but may also include communication skills and basic unit maintenance; • Discuss with government potential new options for payment of carer’s pensions, such as paying one carer to look after a group of people; • Consider scope to include training of people to assess current housing for modifications required to make the houses suitable for older people and/or people with disabilities.

24. Other Issues • Need research to investigate what “the baby boomers” think they will want/need in their future housing & what steps, if any, they are taking to prepare for that. • The time to act is now – not wait until the situation reaches crisis point.