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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 Information Session
PHDO – four options
1. Full PHDO2. Partial PHDO
3. Land
4. Completed Developments
PHDO Information Session
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)
PHDO Information Session
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
PHDO Information Session
Land
• Land suitable for building one bedroom units• 4 – 20 in complex• Appropriately zoned
PHDO Information Session
Completed Developments
• One and two bedroom units• 4-20 in complex• All units in the complex still available
PHDO Information Session
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
PHDO Information Session
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.
PHDO Information Session
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
PHDO Information Session
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
PHDO Information Session
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)
PHDO Information Session
Full PHDO - negotiations
• Proponent Negotiations
• Contract available online Proponent Negotiations
5 Weeks*
Conditional Contract can be
signed at any time during
this period.
PHDO Information Session
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*
PHDO Information Session
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
PHDO Information Session
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
PHDO Information Session
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
PHDO Information Session
Land & Completed Development PHDO –contract awardContract arrangements – Completed development
• REIQ contract with BAS conditions
PHDO Information Session
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 Information Session
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 Information Session
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 Information Session
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 Information Session
PHDO Indicative Locations –Sunshine Coast• Bokarina• Buderim• Buddina• Caloundra
• Mooloolaba• Maroochydore• Nambour• Parrearra
• Sippy Downs• Warana• Wurtulla
PHDO Information Session
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 Information Session
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 Information Session
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 Information Session
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 Information Session
PHDO – Design for people with a disability
PHDO Information Session
• 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
PHDO Information Session
• Living Housing Design Guidelines• Design standards for dwellings • Product standards
PHDO – Tenancy Management
PHDO Information Session
• Limit communal and shared spaces• Car parking spaces• Equity
PHDO – Asset Management
PHDO Information Session
• Maintainability – low whole of life asset costs• Robustness
PHDO – Environmental Design
PHDO Information Session
• Passive Design• Energy efficiency• Storm water/overland flow
PHDO – Community Expectations
PHDO Information Session
• Contribution to streetscape• Privacy of neighbours• Value for money
PHDO – next steps
• Proponent submissions open 3 November• Information available online
PHDO Information Session
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 Information Session
PHDO – questions
?’s • Keep the communication lines open
Marshal CowleyProgram ManagerBuilding and Asset [email protected] 2386
PHDO Information Session