News & Discussion: Adelaide City Council

[how_good_is_he]

Whilst I agree in principle that $400k may not be exactly affordable - based on a 7% interest rates thats $28k pa interest or some $600pw then add rates etc will mean cost will be a min $700pw, so renting is far cheaper.

However, I would say that $400k is about the bare minimim you can build new for [with costs of materials/land & time in planning etc].
People forget extra costs involved in apartments ie common areas [corridors,fire stairs, lifts etc] all have to be included and shared.

Further you can not compete with older stock so my answer to the ACC would be buy older apartments and re-modernise to keep the cost down, under say $300k or pay rent for the low income earners, which would be cheaper than building new.

[AtD]

Going by what Prince George copy-pasted, the point of the exercise is the ACC leases out these apartments.

So I would say what we're seeing on LJ Hooker is not the affordable apartments. Were there 'regular' open market apartments in the development?

[skyliner]

So much of this 'affordable' concept is relative to the buyer. It should be stated as affordable relative to some benchmark as well as to what you get. In Brisbane CBD this is a low price. Anyway, what percentage of the population can 'afford' $400K?

ADELAIDE - TOWARDS A GREATER CITY SKYLINE

[Clr Yarwood]

I agree that $400k is not “affordable” – but to build something that is pretty sustainable (including solar panels), in the city, overlooking open space for $400 is good. Factor in less car use, less power and water costs and you are competing with something in Andrews’s farm for $300k.

You should also check out the VAMPIRE Index (Vulnerability Assessment for Mortgage, Petroleum and Inflation Risks and Expenses) which identifies the relative degree of socio-economic stress in suburbs:

Low vulnerability:
Central Adelaide, North Adelaide, Hyde Park, Beaumont.

Very high vulnerability:
Wingfield, Seaford, Parafield Gardens, Elizabeth.

It’s a good investment…

Keep in mind our CEO was the Deputy CEO from State Government Housing so we do have some good expertise in this area.

I understand $400k is not cheap, but we have a small budget (compared to State Government) and we are pretty much selling them for what at it cost us to build - its city land and that is expensive!

[Clr Yarwood]

Hi Prince George,

Sorry for the delay, FYI the first official session of the brand new Adelaide HackerSpace happened this weekend in the format space:

Saturday 20th Feb 1pm to 5pm
Format: 15 Peel St Adelaide
Cost $5
Bring something to show or hack on!
Tables and chairs provided

http://groups.google.com/group/hackersp ... laiderince

[yousername]

You should also check out the VAMPIRE Index:

Very high vulnerability:
Wingfield, Seaford, Parafield Gardens, Elizabeth.

This may sound like a stupid question, but if there were some garlic plantations in Elizabeth, would their Vampire index fall?

[Clr Yarwood]

This may sound like a stupid question, but if there were some garlic plantations in Elizabeth, would their Vampire index fall?

If next to a high speed electric railway station - yes!

[Prince George]

Sorry for the delay, FYI the first official session of the brand new Adelaide HackerSpace happened this weekend in the format space

Ah, thanks councillor. BTW, you had a typo in the link
http://groups.google.com/group/hackerspace-adelaide

Regarding affordability, I agree that the "total cost of ownership" (or whatever the equivalent term may be for accomodation is) may be lower for these expensive houses, but the barrier for entry is too high for the majority of people to take advantage of that saving. Essentially, it may mean that the wealthier segment of the community will pay less over the long term than the less advantaged segments, because only they can afford these efficient options. If that is the case, there is a risk that this model for affordability ultimately widens the gap between the advantaged and disadvantaged.

Is the council (or the state, perhaps through HomeStart?) in a position to broker something like location efficient mortgages to help a broader number of people take advantage of development in the city? Or, indeed, in the other TODs that we might build in the future. I could then imagine the council having an affordable housing model tiered along the lines of:

• Social housing, emergency shelters (etc)
• Below-market rental for low-income
• At-market sales, but only to those qualifying for the LEMs for mid-income

The sales to the mid-income tier then helps to defray the cost of developing the housing across all the tiers.

Your comment that "we are pretty much selling them for what at it cost us to build - its city land and that is expensive" is also interesting. I imagine that part of the problem here is that the land cost was only amortised over 4 levels, I imagine in accordance with the council's development plans. Does the council's own plans then restrict the council's ability to provide affordable housing? What does this mean for the long term future of the cost of living in the city?

[Clr Yarwood]

Lots of questions there…

Bottom line is we are a small council with a modest budget – so no we are not able to do these things. Under the constitution the State and Commonwealth do housing.

There are good staff in State Government (used to work there) doing there best – if you want more info you will need to approach them. I have limited knowledge in this area...

Re our development plan limiting housing – that I am keen to change with building heights and good policy. Population amendment to the Development Plan is 2010-12.

[david]

Councillor David Plumridge's Notes - Issue 42

- New Centre to boost Local Government governance and innovation
- Sustainable Cities
- Council Tree Maintenance
- Earth Hour 27 March 2010
- Vertical Farming

NOTES FROM COUNCILLOR Issue 42.pdf

(300.63 KiB) Downloaded 142 times

[omada]

This is a question for Councillor Yarwood. I was at "Tuxedo Cat" rooftop bar venue last night, and enquired how long they were open etc. The manager said he has had to struggle, fight tooth and nails to get the place open. Can you tell me what the Councils issues are with the place?

For everyones information, Tuxedo Cat is on Synagogue Place, above "Market Bazaar". It is open for the Fringe, and then open again from March- November (the only time the council has let them open). The rooftop surrounds are fab, I think it brings a fantastic vibrancy to Adelaide, check it out and give them some support.

[Ben]

I agree it is amazing.All my friends i've taken there have loved it. it's unique but somethign we need more of and should encourage.

I belive this is the location of "Globe Apartments" and as such won't be around much longer if that development proceeds.

[Wayno]

This is a question for Councillor Yarwood. I was at "Tuxedo Cat" rooftop bar venue last night, and enquired how long they were open etc. The manager said he has had to struggle, fight tooth and nails to get the place open. Can you tell me what the Councils issues are with the place?

For everyones information, Tuxedo Cat is on Synagogue Place, above "Market Bazaar". It is open for the Fringe, and then open again from March- November (the only time the council has let them open). The rooftop surrounds are fab, I think it brings a fantastic vibrancy to Adelaide, check it out and give them some support.

hi omada, do a search on 'tuxedo' in this thread and you'll find details related to the same issue from last year. If i remember rightly the main issue had to do with fire safety & lack of exits.

[Ben]

This is a question for Councillor Yarwood. I was at "Tuxedo Cat" rooftop bar venue last night, and enquired how long they were open etc. The manager said he has had to struggle, fight tooth and nails to get the place open. Can you tell me what the Councils issues are with the place?

For everyones information, Tuxedo Cat is on Synagogue Place, above "Market Bazaar". It is open for the Fringe, and then open again from March- November (the only time the council has let them open). The rooftop surrounds are fab, I think it brings a fantastic vibrancy to Adelaide, check it out and give them some support.

hi omada, do a search on 'tuxedo' in this thread and you'll find details related to the same issue from last year. If i remember rightly the main issue had to do with fire safety & lack of exits.

So during the fringe fire safety and lack of exits isn't an issue?

[Clr Yarwood]

It’s a long sordid and twisted tale and I am not the best person to tell the story – keep in mind with a $190 Mill budget and lots always going on we cannot immerse ourselves in much detail.

Thanks Wayno for pointing out the history – the short version is cross over between building issues (federal legislation) and licensing issues (state legislation) and how council enforces/interprets them.

We are doing some work on streamlining these matters now…should take 12 months or so I would expect.

Cheers