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(Source: Kogarah Council Community Directory (1990) and telephone survey (2002))
There is thus a total of 399 specialised age specific beds and units in the Kogarah Local Government area.
Additional Age Specific Housing
Kogarah Council is working towards rezoning a site of a former bowling club which is owned by Council and has called for expressions of interest for the redevelopment of that site as an aged care facility. It is estimated that this redevelopment will provide accommodation for an additional 50 dwellings.
Existing SEPP 5 Housing
Since 1995, 69 dwellings have been approved under SEPP 5.
SUMMARY
Below is a summary of the current and projected housing supply in the Kogarah Council area based on existing dwellings, approvals and projected capacity. Note the figures are understated because of the data gap for multi unit dwellings approved and built between the period of the 1996 census and 1998 data.
These figures are conservative as they do take account of;
· any future rezonings or policy changes that may increase capacity; or
· any aged specific developments that may be developed by the private sector, charitable institutions, Department of Housing, community housing initiatives etc other than that proposed on Councils former bowling club site;
· any estimate for the take up rate of extended family units;
· increases in market value of land as development sites that make land that is currently not economically feasible for development but which is currently zoned for medium density residential development economically viable.
Housing category No. of dwellings 1996 census semidetached dwellings/villas/townhouses 1442 1996 census flats, units 4801 Additional multi unit dwellings approved since 1998 2061 Dual occupancies approved since 1998 71 SEPP 5 dwellings since 1995 69 Projected additional dwellings 3691 Total 11511
Total multi unit dwellings and dual occupancies expected within existing controls and zonings is thus 11,511.
In addition, there are existing specialised age specific assisted accommodation of 399 beds or units and projected additional 50 proposed on Council's former bowling club site.
Demand related to supply
The demand figures show that the following will be required by 2016:
· 4041 units in the form of manageable forms of housing;
· 495 low care assisted or congregated housing;
· 891 high care accommodation.
Manageable housing
If it is assumed that manageable forms of housing include the following: dual occupancies, villas, town houses, adaptable units; units that are accessible either by lifts or by virtue of being on ground level, then Kogarah Council area will have sufficient units available.
The table below shows how this is achieved.
Housing category Number of dwellings 1996 census semi detached dwellings/villas/townhouses 1394 Additional multi unit dwellings built with lifts approved since 1998 1455 Dual occupancies approved since 1998 71 Town houses / villas approved since 1998 61 Projected units built with lifts 1743 Projected dual occupancies/ infill/ older people housing 150 Projected extended family units unknown Existing ground floor units unknown Projected ground floor units/ villas/ townhouses unknown Total 4874 plus
Of these a minimum number of adaptable units based on class C AS 4299 will be 495 plus. This supply thus exceeds the projected demand. The extent to which supply will exceed demand will depend on the number of dwelling built under the categories shown as "unknown" on the above table. However it should be noted that not all units that are manageable will necessarily be inhabited by residents who specifically need such accommodation.
Assisted housing or congregate housing
Currently there are 192 dwellings / beds that come under this category. When the proposed facility is built on Council's bowling club site, there will be and additional 50, bringing the total to 242. This total is less than the projected demand of 495. However this is because there is no reliable way of projecting how many additional such places will be provided. The likelihood of provision will depend on decisions and policies of State and Federal government, charitable providers and private providers. Incentives to build these facilities will be the responsibility of other levels of government. However, Council's planning instruments and development controls do not inhibit in any way the development of such facilities.
High care facilities
There are currently 262 places in Kogarah Council area plus 10 specialist dementia beds. The projected demand is 895. Again the capacity to meet this demand will depend on policies and decisions of other levels of government and potential providers. Existing zoning do not act as a disincentive to such developments.
Future Actions by Council.
In the immediate future it is possible that Council will undertake the following in order to increase the level and quality of housing appropriate to the needs of older people and people with a disability:
1. Review whether the current adaptable housing requirement should be increased.
2. Develop a DCP for Housing for Older People and People with a disability. This will be necessary as Council's current zoning allows such development, however as to date such developments have been under SEPP 5, Council's DCP is based on SEPP 5. This will now need to be reviewed to set more appropriate standards for the Kogarah Council area.
3. In consultation with its community, Council will be reviewing its future housing and planning needs to identify if there are areas that need to be considered in the future for a greater variety of housing diversity.
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