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1InnovativeproposalsfromSydneystoparchitects.TurnerAllenJackandCottierWherewillretiringBabyBoomersliveMoreapartmentsinsuburbswitholderpeopleReduceGovernmentredtapetoencouragenewseniorshousingMay2013APARTMENTLIVINGFORSENIORS 2Australianciesaregoingthroughaphysicalchangeasmoreandmorepeoplepreferanurbanlifestyleclosetoamenies.OneofthebiggestdemographicgroupsdrivingthischangeistheincreasingnumberofBabyBoomersnowreachingrerementage.Thisgroupismorewellomoremobileacveandindependentthanpreviousgeneraonsofrerees.Ninetyyearsagotheover55srepresented10ofourpopulaon.Theynowrepresent25ofamuchlargerpopulaonbutthisislikelytolito40ofAustraliaspopulaonattheendofthecentury.TranslatedtopopulaonnumbersthismeanswecurrentlyhaveinAustralia6millionpeopleover55andbytheendofthecenturythiswillhaveraisedto16millionolderpeople.WithincreasingadvancesinhealthcarethereringgeneraonswillbeevenmoreerTheNSWMinisterialAdvisoryCommieeonAgeingMACAadvisestheMinisterforAgeingtheHon.AndrewConstanceMPonmaersaecngtheneedsinterestsandwellbeingofolderpeopleinNSWandontheimpactofpopulaonageingonthecommunityandgovernment.MACAisparcularlyinterestedinseeingthelinksbetweengovernmentandtheprivatesectordeveloptacklethechallengesofpopulaonsageingtogetherandndingsynergiesthatdelivergreatoutcomesforall.ThereisnodoubtthatthepopulaonofNSWisageingandthatthisishappeningatanincreasingrateasBabyBoomersmoveintorerement.Inearliermesolderpeoplewouldmovefairlyquicklyfromanacvelifeintorerementhomeswheretheywouldbelookedaerbyskilledsta.CurrentgeneraonsofolderpeoplearepungothemovetorerementhomesandoenmovingintomoreurbanlocaonsHousingolderAustraliansneedsnewideasChrisJohnsonAMChiefExecuveOcerUrbanTaskforceAustraliaKathrynGreinerAOChairNSWMinisterialAdvisoryCommieeonAgeingandacvethantodaysBabyBoomers.Certainlyfromtheageof60to75manyolderpeoplewillnotbethinkingofarerementhomeinthetradionalsense.Theywillwanttomeetfriendsincoeeshopsgotoamovieandfeelpartofthebuzzofthecommunity.Thesechangestoourdemographicsarearealchallengetothosewhoprovidehousingtothepropertyindustry.Whilethemoretradionalrerementhomeswillsllbenecessaryforanincreasinglyoldergroupanewmarketisemergingofolderpeopledownsizingfromlargehousestoapartmentsoenlocatedinthesamesuburbbutclosertoamenies.Therewillbemanytypesofsoluonsrangingfromapartmentsontopofsupermarketstohigh-risevercalrerementhomestosubdividedhousestonearbynewapartmentsofseachangemovestoholidaylocaons.ThedicultywithsupplyingthismarketisthatmanyolderAustralianswanttomixwithyoungerpeopleanddontwanttobetypecastasbeingold.Theywantgreatplacestolivethathappentosuittheirage.ThisedionofUrbanIdeasexplorestheseissues.IthasbeendevelopedbytheUrbanTaskforceinconjunconwiththeMinisterialAdvisoryCommieeonAgeingchairedbyKathrynGreiner.Thisco-operaonbetweentheprivatesectorandgovernmentdemonstratesthatthegrowingissueofhousingmassivenumbersofageingpeopleinNSWissomethingweallneedtoaddress.closertoamenieswheretheyremainacve.Thereareanumberofwaysolderpeoplearehandlingrerementandeachhasitsbenets.Manyolderpeopledontwanttoleavetheirhomeevenifitisbiggerthantheyrequire.Theyarelikelytorequirehomecarefromvisingorliveincarersastheygetolder.Anothergroupofolderpeoplewillbehappytorelocatetoamoreconvenientapartmentifitisinthesameneighbourhoodwherefriendsandfamilyaresllnearby.Somerereesseetheopportunityoftakingaseachangebymovingtoaholidaylikelocaon.TheunderlyingthemeofthispublicaonistoraisetheissueoftheenormousnumberofpeopleapproachingrerementageandtoalertthepropertyindustrytothemanyopportuniesthereringBabyBoomersbringtonewinnovavehousingopons.MACAisverypleasedtobeabletoworkwiththeUrbanTaskforceanditsmemberswhoprovidehousingforthecommunity.ManyoftheTaskforcemembersalreadyproducehousingforolderpeopleeitherthroughrerementhomesorthroughapartmentsandotherhousingtypes.Thereishoweveragreatopportunitytorethinktheprovisionofhousingfortheagedthroughinnovavesoluons.Thispublicaonpresentsmanynewideasforhousingolderpeopleanditalsoraisesareaswheregovernmentrulesandregulaonsmaybeholdingbacknewapproaches.TheseissuesneedtoberaisedanddiscussedsothatNSWcantaketheleadinprovidingnewandappropriatesoluonstothehousingofourgrowingolderpopulaon 3Australiansarelivingmuchlongerleadingtoahigherproportionofolderpeopleneedingsuitablehousing202530354045192120132101AgeyearsFigure2MedianageyearsovertmeTime.05101520253035404520131921210185yrs35yrs20yrs55-8530-550-30PopulaonmillionsTimeFigure3Cumulatedagecohortpopulaonmillionsvs.me70yrs55yrsFIGURE1PercentageOfThePopulaonOver55From1921To2101Thisgraphgoesback90yearsfromtodayandgoesforward90yearstotheendofthecentury.90yearsagotheover55swereonly10ofamuchsmallerpopulaonthantoday.By2013thepercentageofover55shasgrowntoaround25andprojecons90yearsaheadlithisto35.Balancingthisincreaseinthepercentageofolderpeopleisadecreaseinthepercentageofpeoplebelow20whogenerallydonothavetheirownhome.90yearsago40ofthepopulaonwerebelow20yearsoldwhiletodaythishasdroppedto26.Projecngforward90yearstheproporonof20yearoldsdropsto22.Thisdemographicshitoolderpeoplewhogenerallyhavetheirownhousefromyoungerpeoplewholiveinthefamilyhomewillputpressureonhousingsupply.Figure1Australianpopulaonagedistribuonoverme010203040506070809010019212013210120yrs35yrs55yrs70yrs85yrsPopulaonmillionsTimeFIGURE2MedianAgeFrom1921To2101ThemedianageinAustraliahasclimbedfrom2690yearsagoto38todayandclimbingto44overthenext90years.ThelargenumberofbabiesbornaerthewartheBabyBoomersreducedtheaverageconsiderablyforabout20years.FIGURE3AustralianPopulaonMillionsFrom1921To2101WhentherisingpopulaonofAustraliaislinkedtotheincreasingnumberofpeopleover55theimpactonhousingsupplybecomesmorecrical.90yearsagotherewereonlyafewhundredthousandcizensover55inapopulaonof5million.Todaytherearearound6millionpeopleover55inapopulaonof23millionandin90yearsmetherearelikelytobe16millionpeopleover55inapopulaonof45millionpeople.TheclearmessagefromallthepopulaonprojeconsisthatthereisagrowingneedformorehousingforolderpeopleinAustralia.Thebigquesoniswhattypeofhousingissuitableforthevarioussegmentsoftheagedcohort.GraphsinthisseconarereferredfromCityFuturesReporttled-UnderstandinghousingandlocaonchoicesofreringAustralianinthebabyboomgeneraonbySimonPinnegarandRyanvandenNouwelantwithBruceJuddandBillRandolphSource1921-2006ABScat.no.3105.0.65.001AustralianHistoricalPopulaonStascs2007-2101ABScat.no.3222.0TABLEB9PopulaonprojeconsReferencehpnhsc.org.aules201302housing_in_the_baby_boom_generaon.pdf 4ComparedtopreviousgeneraonsBabyBoomersaremorelikelyto1.haveculturallyandethnicallydiversefamilyheritagebemoreeducatedandbemorewell-travelled2.bedivorcedorseparatedhavelivingparentsandhavefewerchildrenandthataremoregeographicallyseparatedfromthem3.livelongerbeawareoftheirhealthandtnessandhaveaccesstobeersurgicalandmedicalexpersebutarealsobyvirtueofhavingsurvivedwherepreviousgeneraonswouldhavediedmorelikelytohavechronicillnessordisability4.havesomeprivatesourceofrerementfundinglikesuperannuaonbutarealsomorelikelytohaveletheWhatarethecharacteristicsoftheBabyBoomersworkforceatayoungeragewhetherornottheyarenanciallyreadytodoso5.liveinalowerdensitysuburbandmorelikelytobelivingbythemselves.TheCityFuturesreportdescribestheBabyBoomersfurther.Lengthofmewithinthemarketandthesubstanveescalaonofpricespost-2001willmeanthatmanyBoomerhomeownerssitonavaluableasset.Theywillhavealsosincetheearly1990senjoyedrelavelystrongeconomicandemploymentcondionsbeenpotenallyeligiblefordened-benetpensionsandbeenpresentedwithgreateropportuniestodiversifytheirinvestmentsinresidenalpropertyfurthertothederegulaonofthenancialmarketsandfavourabletaxsengsandconcessions.Assuchtheyareapproachingrerementwithnancialposionsinextricablyedtotheirhomesandtheassetitrepresents.TheresultofthesefactorsinparcularnancialsecurityenjoyedisthatBoomersaremorelikelytohavesubstanveaspiraonsfortheirpost-rerementyears.ThisperiodtermedtheThirdAgeLasle1996lastsunlamorefrailoldageisreached.Withlongerlifeexpectanciesandagreaterproporonoflifetobespentinrerementcomparedtopreviousgeneraonstheeectcouldbemulplerelocaonsacrossthererementperiodandthereforepotenallydierentimpactsonhousingsupplyanddemandinthecomingdecades.Thesignicanceisthatthisperiodoflifestyleandidentyreinvenonhasnotbeenexperiencedatleasttothesameextentbypreviousgeneraons.BabyBoomerscouldspenduptoonethirdoftheirlifeintheThirdAgebetweensay55and85yearsofage.Thespendingandlifestylepaernsofthislifestagearelargelyunknownasarethedemandsoninfrastructureandservices.ATypologyofBabyBoomersTheCityFuturesreportdescribessixtypicalgroupsofBabyBoomers.Thesixgroupsare1.Ageinplacethegroupthatwantstoandisabletokeeplivinginthefamilyhome2.Localadaptersthegroupthathasrecentlyorwantstoandisabletomoveoutoftheircurrenthomebutkeeplivinginthesamearea.3.Scenechangersthegroupthathasrecentlyorwantstoandisabletomoveoutofthecurrenthomeandareatosomewherewithgreateramenity.4.Constrainedretreatthegroupthatwantstokeeplivingintheircurrenthomeoreventhesameareabutisforcedtomakecompromisesduetonancialconstraints.5.Increaseddependencythegroupthatwantstostayintheircurrenthomebuthastomakehousingorlocaoncompromisesduetodeterioranghealth.6.OlderrentersthegroupthathasreachedrerementwithoutpurchasingTheCityFuturesreportonBabyBoomersdenestheminvariouswaysbuttypicallydenotesthesegmentofthepopulaonbornbetween1945and1965.Boomersarethereforecurrentlyagedbetween47and67andinthemidstoftransioningoutoftheworkforceandintorerement. 5theirownhomeandwillneedtoretainorndongoingrentalaccommodaon.LocalAdaptersLikethoseageinginplacelocaladaptersretainanumberofconneconstothecommunity.Unlikethoseageinginplacetheyarenotasaachedtothefamilyhomeandwillmoveorhavealreadymovedintosomethingmoresuitabletotheirsituaonasemptynestersorrerees.Whilethisislikelytobeadown-sizingmoveitneednotmeanacheaperhomeorevenonemuchsmallerthanafamilyhome.Inmanycasestherewillsllbesparebedroomsandthesmallersizecouldbeosetbythebeeramenityorfeaturesoftheirnewplace.Infacttheirsecurenancialsituaonmeanstheywontmoveoutofthefamilyhomeifitmeansmakingcompromises.Localadaptersmovaonsformovingmaybecircumstanaloraspiraonalperhapsaseparaonorsecondpartnershiphasreducedaachmenttotheoldhomeperhapsadesiretotravelmorehasmadethemwanttoreducetheneedforupkeepandmaintenance.Theavailabilityofgoodalternavestothefamilyhomeintheneighbourhoodcouldaectthesizeofthisgroupindierentlocaons.Whiletheirimmediatehousingplanscouldprolongindependencefuturerelocaonsmightsllbenecessary.Likethoseageinginplaceaccesstoserviceswillalsoaecttheminlateryears.FurthermoreFaulkner200113suggeststhatalocalmovemayinsomecircumstancesbemoredesirablebecausethelargedwellingonalargeblockwithconsiderabledistancesbetweenservicesandfaciliesmayincreasinglyleadtothedesiretomoveintomoresuitablealternavehousingoenwithinthesameneighbourhoodorfamiliarenvironment.DownsizersResearchhasindicatedthatmanyolderpeoplewhentheydomovefromtheirlargehouseaerrerementoendownsizebothinbuiltareaandingardenarea.Asignicantnumberendupwithlessbedroomsandamuchsmallerorsharedgardenarea.ThereareanumberofreasonsforelderlypeopletodownsizeincludingthefollowingFreeupfundsinvestedinhouseforlifestyleandhealthexpenditure.Relaonshipchanges-divorcedeathofaspousechildrenleavinghome.Healthchanges-lesshealthymovenearermedicalservices.Employmentchanges-movetorerementleavetheworkforce.Referencehpsmh.domain.com.aureal-estate-newsget-set-for-the-next-wave-of-downsizers-20130207-2dzea.htmlTextinthisseconisasummaryoftheCityFuturesReporttled-UnderstandinghousingandlocaonchoicesofreringAustralianinthebabyboomgeneraonbySimonPinnegarandRyanvandenNouwelantwithBruceJuddandBillRandolphReferencehpnhsc.org.aules201302housing_in_the_baby_boom_generaon.pdfIntermsoftheirpreferencesdownsizingoenmeansdownsizinggardenandopenspacebutmaintainingthesamelevelofinternalspace.AssociateProfessorBruceJuddcommentsonDownsizingSydneyMorningHeraldFebruary92013InabilitytomaintainthegardenLifestylechanges-moretravellingmoreholidaysneedtoclosehouseup.Reducemaintenance-ofalargehouse.Proximitytoamenies-closertoshopspublictransporthealthservices.Proximitytofamilyfriends-closetograndchildren.Reducedcostofliving-lessmoneyinrerement. 6SydneyhasanumberofageinghotspotswheredownsizersarelikelytomovetoapartmentsMacroPlanDimasihaveundertakenananalysisofthe2011censustodeterminewhichcouncilareasandwhichsuburbsaretheoneswiththehighestproporonofpeopleover55yearsold.Wehavechosenthisageasthisgivesusanideaofwherethosereringoverthenext10yearsarecurrentlylivingaswellaswherethoseover65alreadylive.ThebiggestgroupchangingthenormalagedistribuoninSydneyistheBabyBoomerswhowerebornaertheSecondWorldWarfrom1945onwards.AswehaveseenfromtheinformaononAustraliasfuturepopulaongrowththisbubblewontgoawayandtheproporonofAustraliansover55isheadingtowardsathirdoftheoverallpopulaon.TheanalysisbytheCityFuturesresearchgroupfromtheUniversityofNSWshowsthatmanyoftheseBabyBoomerswilldownsizebutwilldosoclosetowheretheycurrentlylive.ThismeansthatlargenumbersofapartmentsarelikelytoberequiredclosetoameniesinthesuburbsofMosmanCarlingfordCastleHillBexleyEppingRydeStratheld.SuburbPopulaonin2011PopulaonOver55PercentageUminaBeach16047535433.36Mosman27467790928.79Carlingford21813618028.33Greystanes21715608428.01Castlehill381671046027.40Bexley19231503026.15Epping20232522025.80Ryde21087542325.71Maroubra29588755125.52Stratheld22266552424.80BaulkhamHills33917838924.73Asheld21949507823.13Marrickville24583558622.72Greenacre23202509321.95Blacktown43355913521.48Randwick27740577120.80Hurstville25708532920.72Merrylands27230548120.12Bankstown30523570418.68Auburn33098532116.07Themapshowsthelocalgovernmentareaswiththegreatestpercentageofresidentsover55.Thetableillustratesthesuburbswiththehighestpercentageofpeopleover55.Ifweassumetheaveragehouseholdover55is1.5personsmanyaresinglepeopleandthat25ofthesehouseholdsmightdownsizeinthesamesuburbthenwecanassessthenumberofnewapartmentsthatmayberequired.TheDraMetropolitanStrategyforSydneymakesthefollowingstatementabouttheageingpopulaonoverthenext20yearsOurpopulaonwillchangewith900000peopleovertheageof65whichisnearlytwiceasmanypeopleoverthatagetoday. 7By2021thelessthan20areasbecomeover20MapbyMacroPlanDimasiwww.macroplan.com.au 8DownsizingunlocksequityMelbourneCaseStudyThestudyparcularlyrelatestoreree-agedownerswhowanttounlockequityfortravelortofundtheirlifestyleinrerement.TheRealEstateInstuteofVictoriahasundertakenresearchintothenancialgainsthatcomefromdownsizingbyonebedroomandmovingtoasmallerhouseholdinthesamesuburb.Referencehpwww.reiv.com.auProperty-ResearchCensus-researchDownsizingAccordingtothe2011Census34percentoflonepersonhouseholdsinVictoriaareaged65andabove.Furthermore67ofelderlylonepersonhouseholdsresideinproperesthathave3ormorebedrooms.TheMelbournestudytestedthreemainscenariosDownsizingfroma4toa3bedroomhouseDownsizingfroma3bedroomhousetoa2bedroomunitDownsizingfroma3toa2bedroomunitThesuburbswiththegreatestdownsizingpotenalwereinthemiddleMelbournesuburbswherethereareahighshareofrerementagedlonepersonhouseholdsaswellasrelavelyhigherhouseprices.4to3BedroomHouseOverallresidentsgainedonaverage145000bydownsizingfroma4-bedroomhousetoa3-bedroomhouse.InthesuburbofBeaumaristheaveragegainwas290000.3BedroomHousetoa2BedroomUnitOwnersstandtogainonaverage220000withthetopsuburbofMalvernEastprovidingacapitalgainof463500.3to2BedroomUnitOwnersstandtogain159000incapitalgainwiththisreaching234000inMalvernEast.Figure1Financialgainsfromdownsizingfroma4bedroomhousetoa3bedroomhouse.Orangehighestgain.Figure2Financialgainsfromdownsizingfroma3bedroomhousetoa2bedroomat.Orangehighestgain.Figure1Figure2 9HowcanGovernmentshelpencouragedownsizingSydneyDownsizingUpdatefromCBREAustraliahoweverhasthelargestaveragehousesizeintheworldataround235squaremetres.VerylargehouseoccupiedbyoneortwopersonsisnotgoingtobeasustainablewaytoincreasehomeownershipinAustralia.Ifrereesmoveoutoflargehousesthisfreesupmorehousingforthenextgeneraonoffamilies.Thedicultyisthatolderpeoplebecomemoreconservaveandarelesslikelytowanttomoveunlessthereareincenvestomove.TheBabyBoomersarendinganumberofreasonstomove.Theseincludethepotenaltorealisecapitaltousefortravelandtosupplementsuperannuaonandpensionpaymentsthedicultyofmaintainingalargehouseandgardenandtheneedtobeclosetoameniesinapostworkperiodtokeepacve.IncomparisontothelargesizeofourhousestheaveragesizeofapartmentsinAustraliaisaround135squaremetresandcurrentapprovalratesinSydneyfornewdwellingsarefavouringapartmentsoverhouses.ThereisclearlyatrendtowardsapartmentlivingbyreringBabyBoomerswhowanttobeclosetorestaurantsandamenies.Thereareanumberofincenvesandencouragementsthatstateandlocalgovernmentscanmaketoencouragedownsizing.1.EliminateStampDutyForRereeDownsizersAsanincenvetoselluptheirlargehomeandpurchaseanapartmenttheNSWGovernmentcouldeliminatestampdutyonsuchtransacons.Thiswouldbeaclearsignalthatdownsizingisencouraged.TheaveragenumberofpeoplelivinginahouseinNSWhasbeenreducingoverrecentyears.Thisispartlyduetotheincreaseinthenumberofoneandtwopersonhouseholdsparcularlyrelatedtotheageingpopulaon.DownsizerstypicallymovetoselltheirfamilyhomeintheirpreferredsurroundingssuchastheNorthShoretoasuburbfocusedmoreonlifestyle-orientatedliving.Wendthereisastrongmarketinmoreauentareasaroundtheinnercityoenndingthatbuyersrelocatetoanapartmentinthecitywhilealsousingtheequityfromtheirhouseandpurchasingalifestylepropertyperhapsacoastal-basedhomeorhobbyfarmtoaddtotheirporolio.2.AllowExtraFloorSpaceInPlanningApprovalsForCommunalAreasInApartmentsPlannedForDownsizersAsolderpeoplelivinginapartmentswillwanttohavecommunalareasandspecialfacilieslikeasmallcinematoosettheirreducedareaanextraoorspacecouldbeallocatedforthisintheplanningsystem.Thedicultywillbeinensuringthatrereedownsizersrepresentacertainpercentageofpurchasersandthatthisisdemonstratedwhentheconstruconcercateisissued.3.CouncilsToIncreaseTheAreaForApartmentsAroundTransportNodesAndTownCentresToProvideForTheRereeDownsizingMarketCouncilsinSydneywillneedtoassesstheageingpopulaonintheirareaandensurethatthereissucientsupplyofsitesforapartmentsingoodlocaonsnearamenies.Thisshouldbeincorporatedintoplanningandageingstrategies.AhouseatFrenchsForrestorsimilarcouldsellfor1000000.Downsizerswouldmostlikelypurchaseanapartmentfor700000to800000.Inlocaonswherehousingpricestendtobelowerpotenaldownsizersmaynothavetheopportunitytopurchaseatwobedroomapartmentandsllretainremainingequity.Thedierenceinpriceoftheoriginalhouseandtheirnewapartmentwouldnotbeasgreatasothermoreauentsuburbs.BecauseofthisitismorecommonforthoselivinginWesternSydneyforexampletoselltheirhouseandrelocatetocoastalareassuchasHerveyBaythataremoreaordablewhenusingtheirequity.Wendthatmanyemptynestersordownsizersarerelyingontheirsuperannuaontopurchaseanapartmenttosupporttheirlifestyle.WiththeGFCandsubsequentlossofvaluethereisagreaterchancethattheywillremainintheirexisnghomeratherthanmakethemovetodownsize.HousingpriceshavebeenreducedinmanyareasaroundSydneyandratherthanselltheirhomeatadiscountedpricepeoplewillnowwaittosellunlthemarketrecoverstothenrealisethatequity.DavidMiltonManagingDirectorResidenalProjectswww.cbre.com.au 10InnovationinhowtheagedarehousedisoccurringaroundtheworldBeckernowhasover17ApartmentsforLifeDevelopmentsinRoerdamthathousemanythousandsofresidents.DrBeckerhasvisitedAustraliaanumberofmeswherehehasspokenpassionatelyabouttheworkheisdoing.InSydneytheBenevolentSocietyenthusiascallytookuphismessageanddevelopedplansforasimilarprojectinBondi.TheApartmentsforLifebuildingsaregenerallyhighriseapartmentbuildingslocatedinacvepartsofthecity.Theapartmentsarearrangedaroundavillagesquareatgroundlevelwhichincludesanatriumareawithloungefaciliesandcafes.Thiscentralcommonareaisoenlledwithartworksandhasalivelysenseofacvity.Theaimistoencourageolderresidentstomeetthereratherthanstayintheirownapartment.Inthiswayresidentsfeeltheyarepartofthebroadercommunity.Friendsfromthesurroundingareaaswellasfamilymembersareencouragedtofeelathomeinthecommonarea.Associatedwiththevillagesquarearetnesscentresgardensastoreandartstudios.Whenresidentsdogetolderandneedcareandsupportthesecanbeorganised.Keysupportservicesincludeasocialworkeradoctorandnursingcare.RoerdamHolland-ApartmentsforLifeApartmentsforLifehave4keyvalues1.BeBossOfYourOwnLifeThereareminimumrulesandrespectforeachindividual.2.UseItOrLoseItThisincludessocialskillsandcondenceandlearningnewskills.3.AnExtendedFamilyApproachTocreateafriendlyenvironment.4.APosiveAtudeOrYesCultureTobesupporveofallresidents.ApartmentsforLifeaimtohaveatleastonethirdofresidentsaspeopleingoodhealthwhocanliveindependentlyandmanyofthesepeopleactasvolunteerstohelpwiththemanagementofthecomplex.HumanitashasnotbuiltanursinghomeformanyyearsandseesApartmentsforLifeasabeermodelforolderpeopletolivein.Themostwell-knownexampleofinnovaoninhousingtheagedcomesfromRoerdaminHollandwhereDrHansBeckeroftheHumanitasFoundaonhasbeenchampioningmoreacveurbanhousingcomplexesforolderpeople.Referencehpwww.inbo.comNLprojectenPagesVeldhovenRundgraafpark.aspx.UYHFmysY1bu 11PaloAltoCaliforniaUSA-MoldawFamilyResidencesThiscomplexwasopenedin2009andaimstointegrateseniorshousingwithabroadercommunitycentre.Eighthousesareclusteredaroundapedestrianwalkwayalongwithartstudiosdiningareasandalibrary.Manyfaciliesareavailableforthewholecommunityandthousandsofdierentpeopleusethecentreeveryday.TheMoldawResidencesisbasedon5principles1.Remainenthusiascallyacve2.Engagewithothersinthecommunity3.Exploremul-generalism4.Balanceinterestsacviesandrelaonships5.HeritageLosAngelesUSA-ArstsColonyTheArstsColonyatBurbankopenedin2005closetoaschoolwherestudentscanbetaughtbytheolderarsts.ThearscthemecoversacviesinlmtheatreTVandneart.TheprojectwasdrivenbyTimCarpenterwhofoundedagroupcalledEngAGEtogetbeerfaciliesforolderpeople.TheArstscolonyisinanapartmentbuildingwith113onebedapartmentsand80twobedapartmentsalongwithperformancespacesandartstudios.43oftheunitsareforaordablehousing.HongKong-CheerfulCourtCheerfulCourtisa24storeyapartmentbuildinginHongKongwith333unitsdesignedtosupportageinginplace.InsomerespectsithastransferredHansBeckersRoerdamconceptintoanAsiancontext.Thebuildingisveryaccessibletothesurroundingcommunitywhousetherestaurantsandshops.Withintheloweroorsareapolyclinictnessfaciliesalibraryandroomsforcommunitymeengs.Apartmentsareonly35squaremetresforaonebed.Thereisafocusonkeepingolderpeopletwithagymandapool.CheerfulCourthousespeople60andoverandthetenancyarrangementsaremanagedbytheHongKongHousingSociety.LondonEngland-DarwinCourtDarwinCourtislocatedatElephantandCastleandwasLondonsrstdevelopmentfortheover50s.Thecomplexhasbecomeafocusforthesurroundingcommunityaachedtotheswimmingfacilitywitheighthundredusersaweek.Thishaslinkedolderresidentswiththebroadercommunity.Thebuildingisanapartmentblockwith76individualapartmentscalledLifemeHomes.40oftheapartmentsareforolderpeoplerequiringmoreformalsupportservices.Tenantscankeeppetsintheiratsand39atsaretwobed.TheprojectwasdevelopedbythePeabodyTrustwhichprovidesaccommodaontodisadvantagedpeopleinLondonaswellasprovidinghomesforsaleandrent.Manyoftheseexamplesarecoveredinthewebsitehpwww.agedcare.org.auwhat-we-dohousing-rerement-livinginnovave-housing-soluonsapartments-for-life-humanitas-roerdamReferencehpmoldaw.orgindex.htmReferencewww.seniorarstscolony.comReferencewww.lifemehomes.org.ukpagesdarwin-court-london-.htmlReferencewww2.skhwc.org.hksiteportalSite.aspxidA8-414langen-UShpthomsonadse.comprojectcheerful-courtwww.cheers.org.hksiteportalSite.aspxidA2-654langen-US 12TurnersdesignforaVerticalVillageforseniorsinSouthSydneyTurnerhavedesignedaninnovavedevelopmentforseniorsthatincludesatowerbuildingwith147independentlivingunitsaachedtoaresidenalagedcarefacilitywith136rooms.Thetowerhasavarietyofaccommodaonrangingfromonebedroomtotwoandthreebedroomunitslaidoutinclusters.Residentscantakealitoloungeanddiningareasacafechapelandawellnesscentrewithphysiogymandswimmingrooms.Theindependentlivingunitsareessenallyapartmentsthataredesignedwiththeagedinmind.Residentscanhavemealsdeliveredorcooktheirownfood.Theunitslookoutoverthemainresidenalcourtyardwhichoersasafeenvironmentinagardensengforresidents.Forthosewhorequireextracaretheagedcarefacilieswillprovideaccommodaonwithmoresupportservices.Theroomsarelaidoutinclustersaroundcommunallivingareasinadomescseng.Theprojectiscurrentlyonholdbutitdemonstratesanewtrendtowardsvercallivingforolderpeoplewithanumberofsharedfaciliesincorporated.Thedesigncleverlybalancesthetransionfrommoreacveandindependentlivingforseniorstofaciliesthatprovidemoresupportservices.Referencewww.turnerstudio.com.au 13FairfeldUrbanApartmentsforoldersocialhousingtenantsAspartoftheAustralianGovernmentsNaonBuildingEconomicSmulusPlanforsocialhousinginNSWaprojectwasfundedinFaireldtodemonstrateanewapproachtohousingoldertenants.Theapproachrecognisesthatolderpeoplewanttoremainindependentmanagetheirownlivesandparcipateinsociety.TheprojectbyZhinarArchitectshas44twobedroomunitsagroundoorretailareaandtwocommonareas.Oneoftheseisonthegroundoorandtheotheronthesixthoorwithviewsoverthenextdoorschool.ThesiteisclosetothemajorshoppingcentreofFaireldsoresidentscaneasilyshophaveacupofcoeeorcatchatrain.Thegroundoorincludestwoocespacesfortheuseofon-siteagedcareservicesbyvisingcarers.Theunitsaredesignedtomeetuniversaldesignrequirementswithgrabrailswiderdoorsandhoblessshowersand20ofunitsareadaptable.Theprojectdemonstratesthatoldersocialhousingtenantsoenwanttobekeptacveandcloselyconnectedwiththeacvityofatowncentre.ThebuildingisverysimilartotypicalapartmentbuildingsinWesternSydney.61-63SmartStFaireld500mwalkingdistanceFaireldStaon 14RoseGroupsBreakfastPointcreatesasenseofcommunityBreakfastPointisanexcellentexampleofurbanlivingthatsuitsreringBabyBoomers.SetbySydneyHarbourinalandscapedsenganewvillagehasbeendevelopedwithhousingrangingfromterracehousestoapartmentbuildingsupto9storeyswithviewsoverthewater.Allhavelargebalconiesandallbuildingsareconnectedthroughpathwaystothevillagecentrewithitsshopsandtothecommunityfacilies.RoseGroupcouldseethattheBreakfastPointparceloflandhadconsiderablepotenaltobetransformedintosomethingunique.Twopointsframedtheinialthinkingforthearea.Therstwasthewaterfrontsitehadthepotenaltoaccommodateaveryspecialcommunityifitwascarefullyplanned.Thesecondwasaspeopleapproachedtheirrerementagetheconvivialityofawalkablecommunitywouldbeaveryaracveopon.IniallyBreakfastPointwasaimedattheolderdemographichoweverasthecommunitymatureddesignswereadaptedtocaterforallagegroups.ResidentsknowtheyareinaspecialplaceatBreakfastPointasitisunderpinnedbyaveryrealsenseofsecurityandconviviality.Thesenseofsecurityhasbeenengenderedthroughthedesignofthedevelopmentandthequalityoftheamenies.Residentscananddomeetinthestreetatthevillagecentreonthevillagegreenorduringtheirforeshorewalks.Theseinteraconshelpfacilitatethedevelopmentoffriendshipsfurtherunderpinningasenseofcommunity.Manygroupshaveformedwithinthecommunitygardenclubbingogrouptennisclubandrotaryclub.Residentsofallagesinteractwithinthesegroups.Thisinturnhasledtothedevelopmentofgenuinefriendships.Residentscurrentgeneraldemographicprolerangesfromfamiliesthroughtosinglesandcouplesofallages.Notablytheprolealsohighlightsthataconsiderableproporonofolderresidentsaredrawnfromwithina10kilometerradiusfromthedevelopment.BabyBoomersnowaregenerallyleadingmoreacvelifestylesandalsolivinglonger.Hencetheyareseekingplacesthatprovideabroadrangeofqualitylifestyledrivenamenies.Theprospectoflivinginacommunityenvironmentsurroundedbybothpeersandyoungerpeopleappealstothisolderdemographic.Over3500peopleofallagesarelivinginthewaterfrontcommunity.Whencompletedin2015over2000dwellingswillbeestablishedthere.FromtheoutsetpotenalbuyerscouldexperiencetheresultsoftheverylargeinvestmentRoseGroupmadeintheinialstagesoftheproject.ThisinvolvedvecommunityorientedameniesincludingAn11millionclubhouseforthebenetofallresidentsAneasy1.5kmwalkontheforeshoreofupperSydneyHarbourAlargevillagegreenareathatisnowthenucleusofthedevelopmentVillageshopswhichhavebecomeavibrantcommunitygatheringareaandAbeaufullyappointedcommunityhall.AsBreakfastPointconnuestomatureanongoingemphasishasbeendevotedtoprovidingforawiderangeofinterestsforallagegroups.Therealityisthatthisdevelopmenthascreatedauniquesenseofplaceamongstresidents.Referencewww.breakfastpoint.com 15WendthatmanypeopleintheirrerementyearsarekeentomovetoBreakfastPoint.Therelaxingenvironmenthasgreatappealwithourforeshorewalktreelinedstreetsandlandscapedparks.Manyolderresidentsenjoywalkingtoourvillagetomeetfriendsoveracupofcoeeorvisingtheclubhouseforameal.TheexcingblendofagesatBreakfastPointandthevarietyofameniessocialacviesandenvironmentalfeaturesallinteracttogiveBreakfastPointagenuinesenseofcommunity.BobRoseofRoseGroup 16RetirementlivinginBalgowlahmixed-useprecinctStocklandandAllenJackCottierInJune2009architectsAllenJackCoerdeliveredStocklandBalgowlahamixeduseresidenalandretailprojectforthemajorpropertygroupthatstronglyidenedwithandwasrecognizedbythisgrowingdemographic.Theprojectconsistedof240qualityresidenalapartmentslocateddirectlyoveraretailshoppingcentrethatincludedamajorsupermarketretailerand50specialtystoresincludingprofessionalmedicalservicessetovertwolevels.Thisvibrantconveniencebasedshoppingnotonlyservicestheresidenalapartmentsoverbuthasalsobeenreadilyembracedbythelocalcommunity.Onreleasetothemarketapartmentsaleswerebriskwiththelastapartmenthavingbeensoldwithinweeksoftheprojectreachingpraccalcompleon.ThemajorityofpurchasersidenedasmiddleanduppermiddleincomepurchasersdownsizingfromSydneysnorthshore.ThepotenalpurchaserswerewellunderstoodandtheBalgowlahproducthadbeencarefullyresearchedbothStocklandandAllenJackCoerdemonstratedanacuteandthoroughunderstandingofthequalityofproductthatwouldbeseenasaracvetothetargetmarket.Theprojectdeliveredanurbantypologythatembracedthechangingdemandsofouragingpopulaon.TheseBabyBoomersmadeitclearthattheydontwanttoberelegatedtofaciliesinthemiddleofnowherenoraretheyhappywiththelackofinteraconthesmallernursinghomesscaeredaroundtheinnersuburbsprovide.Itismoreandmoreevidentthatresidentsofthefuturewanthotelstylehigh-densityapartmentlivingwithspacesthatenablebothinteraconandprivacy.Andtheydontwanttomoveawayfromtheirexisngcommuniestogetit.Designersarenowrequiredtothinkmorelaterallyaboutincreasingdensiessotheageingpopulaoncanconnuetostayinfamiliarsuburbanareasandremainpartoftheirlocalcommunity.Assuchrefurbishmentincorporangexisngbuildingsandhigherdensitymul-levelvillagesthatcomplementthesurroundingresidenalareaarebecomingmoreviableopons.Referencewww.stockland.com.aushopping-centresnswstockland-balgowlah.htm 17LendLeasesJacksonsLandingisanideallivingenvironmentforolderpeopleThewebsitefortheprojecthasavideowithanumberofolderpeoplesingingthepraisesofthearea.HerearesomeofthestatementstheymadeandtheseconveythereasonsforsomanypeopledownsizingtoanurbanlocaonWearemovingtoadierentstageoflifeandthisdeliversoneverythingthatwewant-neartothecityandbythewater.Mychildrenhavemovedoutofhomesoweareemptynestersandwewantedtomovetosomewheremorecentraltothecityandsomewherewecanlockupandtravel.Ilookforwardtonotmowingthelawnandnotcleaningthepool-Ilookforwardtolivingclosetothecityandtocafesandrestaurants.Thedevelopmenthasanumberof20to30storeyapartmentbuildingsgenerallywithlargebalconiesandviewsofthecityortheharbour.Beaufulandwellmaintainedgardensweavethroughtheprecinctandawaterfrontwalkwayisapopularpromenade.Anumberofcafesandrestaurantsareinthecomplexalongwithahealthandwellbeingcentreandaphysiocentre.Likemanyoftheapartmentbuildingsthatsuitolderpeopletherearealsoavarietyofagegroupsintheprecinct.PartofthearaconofacomplexlikeJacksonsLandingisthatitfeelslikeanormalpartofthecity.Nearbyisaverypopularchildrensplaygroundandawell-usedpark.WhileJacksonsLandingwasnotplannedasanenvironmentfocussedonolderpeopleithasbecomeverypopularwiththemoreacvereringBabyBoomers.Referencewww.lendlease.comaustraliasectorsapartmentsjacksons20landing.aspx 18Thedesignensuresthatthefacilityisashome-likeaspossibleavoidinganinstuonalcharacter.Risingto5storeysabovestreetlevelamongstneighbouringapartmentbuildingsBondiWatershas56largestate-of-the-artfurnishedprivatesuitesandisanageinginplacefacilityprovidingtemporaryrespitelowcarehighcareandsecuredemenacare.Thebuildinghas1basementlevelalowerground4residenallevelsandacommunalrooopcommonroom.FaciliesincludeLoungeareasforsocializingacviesandtheatrecafAgedcareintegratedintoBondiEnvironmentKresnerGroupandbistro-stylediningtopoorloungewithoutdoorterraceareasin-housecinemadedicatedareasfordailyacvieshairandbeautysalonandtreatmentroomfortherapies.Locatedjust400metresfromthebeachandoriginallyoccupiedbyapairofsemisandadetachedhouseitisconvenientlylocatedtolocalshopsexcellentbusservicesandpublicfacilies.Inanareawithanumberofapartmentblockspredominantlywith4-storeyscaleandvaryinginstyleandperiodthenewbuildingissetoutorthogonallytothesideboundariescreangasteppedalignmenttothestreetandisconsistentwiththeestablishedpaernofbuildingsonOBrienStreetandnearby.Thelivingspacestothestreetfrontagereecttradionalenclosedbalconiesandallowtheresidentstoengagewiththeacvityofthecommunityinthestreet.TheKresnerGrouphavedevelopeda5storeyagedcarefacilitythattscomfortablyintotheurbancharacterofBondi.FromtherooopcommonroomthereareviewsacrossBonditotheoceanwhiletheotheroorcommonareasgiveviewsofthelifeonthestreet.Referencewww.advantagedcare.com.auresidenal-aged-care-facilitysydney-australiabondi-waters 19ThedevelopersoftheprojecttheCrownGrouphavefoundarealinterestfromreringBabyBoomersfromsurroundingsuburbswhoarelookingtodownsize.TheycandothisatTopRydewheretheygettheaddedbenetsofcloseaccesstoamajorshoppingcentreaswellasthebroaderfaciliesofthelocaltowncentre.Nearbyarecinemascoeeshopsmedicalfaciliesandalibrary.Butolderresidentscanalsowithdrawtoaquieterenvironmentwithintheirownprecinctontopoftheshoppingcentrewithitsextensivecommunalfaciliesorwithintheirownapartment.Crownhavefoundthatsomeolderpeoplepurchaseadjoiningtwobedapartmentsandjointhemtogetherorpurchaseatwoorthreebedapartment.ManyoftheapartmentshaveexcellentviewsovertheParramaaRiverandtowardstheCBDofSydney.ApartmentsovershoppingcentreatTopRydeidealforretireesCrownGroupTheinnovavedevelopmentatTopRydeoverthetopofamajorshoppingcentreprovidesidealapartmentsforreringBabyBoomers.Thecomplexhasitsownrecreaonfaciliesclubroomsswimmingcentreandgardensallsingontopofastateoftheartshoppingcentre.Referencewww.crowngroup.com.au 20SupportedbyThisissueofUrbanIdeasraisesthefuturehousingimplicaonsofthelargenumberofreringBabyBoomersthatarelookingforachangetoasmallerhouseholdnearertoamenies.TheAustralianpropertyindustryneedstoprovideappropriatehousingoeninapartmentsinkeyurbanlocaonsandplanningbodiesneedtosupportthisgrowingtrend.TheUrbanTaskforceisworkingwiththeNSWMinisterialAdvisoryCommieeonAgeingonhighlighngtheseissues.GPOBox5396SydneyNSW2001Level1232MarnPlaceSydneyNSWLevel6LondonCircuitCanberraACTT0292383955F0292229122Eadminurbantaskforce.com.auWwww.urbantaskforce.com.au
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1InnovativeproposalsfromSydneystoparchitects.TurnerAllenJackandCottierWherewillretiringBabyBoomersliveMoreapartmentsinsuburbswitholderpeopleReduceGovernmentredtapetoencouragenewseniorshousingMay2013APARTMENTLIVINGFORSENIORS 2Australianciesaregoingthroughaphysicalchangeasmoreandmorepeoplepreferanurbanlifestyleclosetoamenies.OneofthebiggestdemographicgroupsdrivingthischangeistheincreasingnumberofBabyBoomersnowreachingrerementage.Thisgroupismorewellomoremobileacveandindependentthanpreviousgeneraonsofrerees.Ninetyyearsagotheover55srepresented10ofourpopulaon.Theynowrepresent25ofamuchlargerpopulaonbutthisislikelytolito40ofAustraliaspopulaonattheendofthecentury.TranslatedtopopulaonnumbersthismeanswecurrentlyhaveinAustralia6millionpeopleover55andbytheendofthecenturythiswillhaveraisedto16millionolderpeople.WithincreasingadvancesinhealthcarethereringgeneraonswillbeevenmoreerTheNSWMinisterialAdvisoryCommieeonAgeingMACAadvisestheMinisterforAgeingtheHon.AndrewConstanceMPonmaersaecngtheneedsinterestsandwellbeingofolderpeopleinNSWandontheimpactofpopulaonageingonthecommunityandgovernment.MACAisparcularlyinterestedinseeingthelinksbetweengovernmentandtheprivatesectordeveloptacklethechallengesofpopulaonsageingtogetherandndingsynergiesthatdelivergreatoutcomesforall.ThereisnodoubtthatthepopulaonofNSWisageingandthatthisishappeningatanincreasingrateasBabyBoomersmoveintorerement.Inearliermesolderpeoplewouldmovefairlyquicklyfromanacvelifeintorerementhomeswheretheywouldbelookedaerbyskilledsta.CurrentgeneraonsofolderpeoplearepungothemovetorerementhomesandoenmovingintomoreurbanlocaonsHousingolderAustraliansneedsnewideasChrisJohnsonAMChiefExecuveOcerUrbanTaskforceAustraliaKathrynGreinerAOChairNSWMinisterialAdvisoryCommieeonAgeingandacvethantodaysBabyBoomers.Certainlyfromtheageof60to75manyolderpeoplewillnotbethinkingofarerementhomeinthetradionalsense.Theywillwanttomeetfriendsincoeeshopsgotoamovieandfeelpartofthebuzzofthecommunity.Thesechangestoourdemographicsarearealchallengetothosewhoprovidehousingtothepropertyindustry.Whilethemoretradionalrerementhomeswillsllbenecessaryforanincreasinglyoldergroupanewmarketisemergingofolderpeopledownsizingfromlargehousestoapartmentsoenlocatedinthesamesuburbbutclosertoamenies.Therewillbemanytypesofsoluonsrangingfromapartmentsontopofsupermarketstohigh-risevercalrerementhomestosubdividedhousestonearbynewapartmentsofseachangemovestoholidaylocaons.ThedicultywithsupplyingthismarketisthatmanyolderAustralianswanttomixwithyoungerpeopleanddontwanttobetypecastasbeingold.Theywantgreatplacestolivethathappentosuittheirage.ThisedionofUrbanIdeasexplorestheseissues.IthasbeendevelopedbytheUrbanTaskforceinconjunconwiththeMinisterialAdvisoryCommieeonAgeingchairedbyKathrynGreiner.Thisco-operaonbetweentheprivatesectorandgovernmentdemonstratesthatthegrowingissueofhousingmassivenumbersofageingpeopleinNSWissomethingweallneedtoaddress.closertoamenieswheretheyremainacve.Thereareanumberofwaysolderpeoplearehandlingrerementandeachhasitsbenets.Manyolderpeopledontwanttoleavetheirhomeevenifitisbiggerthantheyrequire.Theyarelikelytorequirehomecarefromvisingorliveincarersastheygetolder.Anothergroupofolderpeoplewillbehappytorelocatetoamoreconvenientapartmentifitisinthesameneighbourhoodwherefriendsandfamilyaresllnearby.Somerereesseetheopportunityoftakingaseachangebymovingtoaholidaylikelocaon.TheunderlyingthemeofthispublicaonistoraisetheissueoftheenormousnumberofpeopleapproachingrerementageandtoalertthepropertyindustrytothemanyopportuniesthereringBabyBoomersbringtonewinnovavehousingopons.MACAisverypleasedtobeabletoworkwiththeUrbanTaskforceanditsmemberswhoprovidehousingforthecommunity.ManyoftheTaskforcemembersalreadyproducehousingforolderpeopleeitherthroughrerementhomesorthroughapartmentsandotherhousingtypes.Thereishoweveragreatopportunitytorethinktheprovisionofhousingfortheagedthroughinnovavesoluons.Thispublicaonpresentsmanynewideasforhousingolderpeopleanditalsoraisesareaswheregovernmentrulesandregulaonsmaybeholdingbacknewapproaches.TheseissuesneedtoberaisedanddiscussedsothatNSWcantaketheleadinprovidingnewandappropriatesoluonstothehousingofourgrowingolderpopulaon 3Australiansarelivingmuchlongerleadingtoahigherproportionofolderpeopleneedingsuitablehousing202530354045192120132101AgeyearsFigure2MedianageyearsovertmeTime.05101520253035404520131921210185yrs35yrs20yrs55-8530-550-30PopulaonmillionsTimeFigure3Cumulatedagecohortpopulaonmillionsvs.me70yrs55yrsFIGURE1PercentageOfThePopulaonOver55From1921To2101Thisgraphgoesback90yearsfromtodayandgoesforward90yearstotheendofthecentury.90yearsagotheover55swereonly10ofamuchsmallerpopulaonthantoday.By2013thepercentageofover55shasgrowntoaround25andprojecons90yearsaheadlithisto35.Balancingthisincreaseinthepercentageofolderpeopleisadecreaseinthepercentageofpeoplebelow20whogenerallydonothavetheirownhome.90yearsago40ofthepopulaonwerebelow20yearsoldwhiletodaythishasdroppedto26.Projecngforward90yearstheproporonof20yearoldsdropsto22.Thisdemographicshitoolderpeoplewhogenerallyhavetheirownhousefromyoungerpeoplewholiveinthefamilyhomewillputpressureonhousingsupply.Figure1Australianpopulaonagedistribuonoverme010203040506070809010019212013210120yrs35yrs55yrs70yrs85yrsPopulaonmillionsTimeFIGURE2MedianAgeFrom1921To2101ThemedianageinAustraliahasclimbedfrom2690yearsagoto38todayandclimbingto44overthenext90years.ThelargenumberofbabiesbornaerthewartheBabyBoomersreducedtheaverageconsiderablyforabout20years.FIGURE3AustralianPopulaonMillionsFrom1921To2101WhentherisingpopulaonofAustraliaislinkedtotheincreasingnumberofpeopleover55theimpactonhousingsupplybecomesmorecrical.90yearsagotherewereonlyafewhundredthousandcizensover55inapopulaonof5million.Todaytherearearound6millionpeopleover55inapopulaonof23millionandin90yearsmetherearelikelytobe16millionpeopleover55inapopulaonof45millionpeople.TheclearmessagefromallthepopulaonprojeconsisthatthereisagrowingneedformorehousingforolderpeopleinAustralia.Thebigquesoniswhattypeofhousingissuitableforthevarioussegmentsoftheagedcohort.GraphsinthisseconarereferredfromCityFuturesReporttled-UnderstandinghousingandlocaonchoicesofreringAustralianinthebabyboomgeneraonbySimonPinnegarandRyanvandenNouwelantwithBruceJuddandBillRandolphSource1921-2006ABScat.no.3105.0.65.001AustralianHistoricalPopulaonStascs2007-2101ABScat.no.3222.0TABLEB9PopulaonprojeconsReferencehpnhsc.org.aules201302housing_in_the_baby_boom_generaon.pdf 4ComparedtopreviousgeneraonsBabyBoomersaremorelikelyto1.haveculturallyandethnicallydiversefamilyheritagebemoreeducatedandbemorewell-travelled2.bedivorcedorseparatedhavelivingparentsandhavefewerchildrenandthataremoregeographicallyseparatedfromthem3.livelongerbeawareoftheirhealthandtnessandhaveaccesstobeersurgicalandmedicalexpersebutarealsobyvirtueofhavingsurvivedwherepreviousgeneraonswouldhavediedmorelikelytohavechronicillnessordisability4.havesomeprivatesourceofrerementfundinglikesuperannuaonbutarealsomorelikelytohaveletheWhatarethecharacteristicsoftheBabyBoomersworkforceatayoungeragewhetherornottheyarenanciallyreadytodoso5.liveinalowerdensitysuburbandmorelikelytobelivingbythemselves.TheCityFuturesreportdescribestheBabyBoomersfurther.Lengthofmewithinthemarketandthesubstanveescalaonofpricespost-2001willmeanthatmanyBoomerhomeownerssitonavaluableasset.Theywillhavealsosincetheearly1990senjoyedrelavelystrongeconomicandemploymentcondionsbeenpotenallyeligiblefordened-benetpensionsandbeenpresentedwithgreateropportuniestodiversifytheirinvestmentsinresidenalpropertyfurthertothederegulaonofthenancialmarketsandfavourabletaxsengsandconcessions.Assuchtheyareapproachingrerementwithnancialposionsinextricablyedtotheirhomesandtheassetitrepresents.TheresultofthesefactorsinparcularnancialsecurityenjoyedisthatBoomersaremorelikelytohavesubstanveaspiraonsfortheirpost-rerementyears.ThisperiodtermedtheThirdAgeLasle1996lastsunlamorefrailoldageisreached.Withlongerlifeexpectanciesandagreaterproporonoflifetobespentinrerementcomparedtopreviousgeneraonstheeectcouldbemulplerelocaonsacrossthererementperiodandthereforepotenallydierentimpactsonhousingsupplyanddemandinthecomingdecades.Thesignicanceisthatthisperiodoflifestyleandidentyreinvenonhasnotbeenexperiencedatleasttothesameextentbypreviousgeneraons.BabyBoomerscouldspenduptoonethirdoftheirlifeintheThirdAgebetweensay55and85yearsofage.Thespendingandlifestylepaernsofthislifestagearelargelyunknownasarethedemandsoninfrastructureandservices.ATypologyofBabyBoomersTheCityFuturesreportdescribessixtypicalgroupsofBabyBoomers.Thesixgroupsare1.Ageinplacethegroupthatwantstoandisabletokeeplivinginthefamilyhome2.Localadaptersthegroupthathasrecentlyorwantstoandisabletomoveoutoftheircurrenthomebutkeeplivinginthesamearea.3.Scenechangersthegroupthathasrecentlyorwantstoandisabletomoveoutofthecurrenthomeandareatosomewherewithgreateramenity.4.Constrainedretreatthegroupthatwantstokeeplivingintheircurrenthomeoreventhesameareabutisforcedtomakecompromisesduetonancialconstraints.5.Increaseddependencythegroupthatwantstostayintheircurrenthomebuthastomakehousingorlocaoncompromisesduetodeterioranghealth.6.OlderrentersthegroupthathasreachedrerementwithoutpurchasingTheCityFuturesreportonBabyBoomersdenestheminvariouswaysbuttypicallydenotesthesegmentofthepopulaonbornbetween1945and1965.Boomersarethereforecurrentlyagedbetween47and67andinthemidstoftransioningoutoftheworkforceandintorerement. 5theirownhomeandwillneedtoretainorndongoingrentalaccommodaon.LocalAdaptersLikethoseageinginplacelocaladaptersretainanumberofconneconstothecommunity.Unlikethoseageinginplacetheyarenotasaachedtothefamilyhomeandwillmoveorhavealreadymovedintosomethingmoresuitabletotheirsituaonasemptynestersorrerees.Whilethisislikelytobeadown-sizingmoveitneednotmeanacheaperhomeorevenonemuchsmallerthanafamilyhome.Inmanycasestherewillsllbesparebedroomsandthesmallersizecouldbeosetbythebeeramenityorfeaturesoftheirnewplace.Infacttheirsecurenancialsituaonmeanstheywontmoveoutofthefamilyhomeifitmeansmakingcompromises.Localadaptersmovaonsformovingmaybecircumstanaloraspiraonalperhapsaseparaonorsecondpartnershiphasreducedaachmenttotheoldhomeperhapsadesiretotravelmorehasmadethemwanttoreducetheneedforupkeepandmaintenance.Theavailabilityofgoodalternavestothefamilyhomeintheneighbourhoodcouldaectthesizeofthisgroupindierentlocaons.Whiletheirimmediatehousingplanscouldprolongindependencefuturerelocaonsmightsllbenecessary.Likethoseageinginplaceaccesstoserviceswillalsoaecttheminlateryears.FurthermoreFaulkner200113suggeststhatalocalmovemayinsomecircumstancesbemoredesirablebecausethelargedwellingonalargeblockwithconsiderabledistancesbetweenservicesandfaciliesmayincreasinglyleadtothedesiretomoveintomoresuitablealternavehousingoenwithinthesameneighbourhoodorfamiliarenvironment.DownsizersResearchhasindicatedthatmanyolderpeoplewhentheydomovefromtheirlargehouseaerrerementoendownsizebothinbuiltareaandingardenarea.Asignicantnumberendupwithlessbedroomsandamuchsmallerorsharedgardenarea.ThereareanumberofreasonsforelderlypeopletodownsizeincludingthefollowingFreeupfundsinvestedinhouseforlifestyleandhealthexpenditure.Relaonshipchanges-divorcedeathofaspousechildrenleavinghome.Healthchanges-lesshealthymovenearermedicalservices.Employmentchanges-movetorerementleavetheworkforce.Referencehpsmh.domain.com.aureal-estate-newsget-set-for-the-next-wave-of-downsizers-20130207-2dzea.htmlTextinthisseconisasummaryoftheCityFuturesReporttled-UnderstandinghousingandlocaonchoicesofreringAustralianinthebabyboomgeneraonbySimonPinnegarandRyanvandenNouwelantwithBruceJuddandBillRandolphReferencehpnhsc.org.aules201302housing_in_the_baby_boom_generaon.pdfIntermsoftheirpreferencesdownsizingoenmeansdownsizinggardenandopenspacebutmaintainingthesamelevelofinternalspace.AssociateProfessorBruceJuddcommentsonDownsizingSydneyMorningHeraldFebruary92013InabilitytomaintainthegardenLifestylechanges-moretravellingmoreholidaysneedtoclosehouseup.Reducemaintenance-ofalargehouse.Proximitytoamenies-closertoshopspublictransporthealthservices.Proximitytofamilyfriends-closetograndchildren.Reducedcostofliving-lessmoneyinrerement. 6SydneyhasanumberofageinghotspotswheredownsizersarelikelytomovetoapartmentsMacroPlanDimasihaveundertakenananalysisofthe2011censustodeterminewhichcouncilareasandwhichsuburbsaretheoneswiththehighestproporonofpeopleover55yearsold.Wehavechosenthisageasthisgivesusanideaofwherethosereringoverthenext10yearsarecurrentlylivingaswellaswherethoseover65alreadylive.ThebiggestgroupchangingthenormalagedistribuoninSydneyistheBabyBoomerswhowerebornaertheSecondWorldWarfrom1945onwards.AswehaveseenfromtheinformaononAustraliasfuturepopulaongrowththisbubblewontgoawayandtheproporonofAustraliansover55isheadingtowardsathirdoftheoverallpopulaon.TheanalysisbytheCityFuturesresearchgroupfromtheUniversityofNSWshowsthatmanyoftheseBabyBoomerswilldownsizebutwilldosoclosetowheretheycurrentlylive.ThismeansthatlargenumbersofapartmentsarelikelytoberequiredclosetoameniesinthesuburbsofMosmanCarlingfordCastleHillBexleyEppingRydeStratheld.SuburbPopulaonin2011PopulaonOver55PercentageUminaBeach16047535433.36Mosman27467790928.79Carlingford21813618028.33Greystanes21715608428.01Castlehill381671046027.40Bexley19231503026.15Epping20232522025.80Ryde21087542325.71Maroubra29588755125.52Stratheld22266552424.80BaulkhamHills33917838924.73Asheld21949507823.13Marrickville24583558622.72Greenacre23202509321.95Blacktown43355913521.48Randwick27740577120.80Hurstville25708532920.72Merrylands27230548120.12Bankstown30523570418.68Auburn33098532116.07Themapshowsthelocalgovernmentareaswiththegreatestpercentageofresidentsover55.Thetableillustratesthesuburbswiththehighestpercentageofpeopleover55.Ifweassumetheaveragehouseholdover55is1.5personsmanyaresinglepeopleandthat25ofthesehouseholdsmightdownsizeinthesamesuburbthenwecanassessthenumberofnewapartmentsthatmayberequired.TheDraMetropolitanStrategyforSydneymakesthefollowingstatementabouttheageingpopulaonoverthenext20yearsOurpopulaonwillchangewith900000peopleovertheageof65whichisnearlytwiceasmanypeopleoverthatagetoday. 7By2021thelessthan20areasbecomeover20MapbyMacroPlanDimasiwww.macroplan.com.au 8DownsizingunlocksequityMelbourneCaseStudyThestudyparcularlyrelatestoreree-agedownerswhowanttounlockequityfortravelortofundtheirlifestyleinrerement.TheRealEstateInstuteofVictoriahasundertakenresearchintothenancialgainsthatcomefromdownsizingbyonebedroomandmovingtoasmallerhouseholdinthesamesuburb.Referencehpwww.reiv.com.auProperty-ResearchCensus-researchDownsizingAccordingtothe2011Census34percentoflonepersonhouseholdsinVictoriaareaged65andabove.Furthermore67ofelderlylonepersonhouseholdsresideinproperesthathave3ormorebedrooms.TheMelbournestudytestedthreemainscenariosDownsizingfroma4toa3bedroomhouseDownsizingfroma3bedroomhousetoa2bedroomunitDownsizingfroma3toa2bedroomunitThesuburbswiththegreatestdownsizingpotenalwereinthemiddleMelbournesuburbswherethereareahighshareofrerementagedlonepersonhouseholdsaswellasrelavelyhigherhouseprices.4to3BedroomHouseOverallresidentsgainedonaverage145000bydownsizingfroma4-bedroomhousetoa3-bedroomhouse.InthesuburbofBeaumaristheaveragegainwas290000.3BedroomHousetoa2BedroomUnitOwnersstandtogainonaverage220000withthetopsuburbofMalvernEastprovidingacapitalgainof463500.3to2BedroomUnitOwnersstandtogain159000incapitalgainwiththisreaching234000inMalvernEast.Figure1Financialgainsfromdownsizingfroma4bedroomhousetoa3bedroomhouse.Orangehighestgain.Figure2Financialgainsfromdownsizingfroma3bedroomhousetoa2bedroomat.Orangehighestgain.Figure1Figure2 9HowcanGovernmentshelpencouragedownsizingSydneyDownsizingUpdatefromCBREAustraliahoweverhasthelargestaveragehousesizeintheworldataround235squaremetres.VerylargehouseoccupiedbyoneortwopersonsisnotgoingtobeasustainablewaytoincreasehomeownershipinAustralia.Ifrereesmoveoutoflargehousesthisfreesupmorehousingforthenextgeneraonoffamilies.Thedicultyisthatolderpeoplebecomemoreconservaveandarelesslikelytowanttomoveunlessthereareincenvestomove.TheBabyBoomersarendinganumberofreasonstomove.Theseincludethepotenaltorealisecapitaltousefortravelandtosupplementsuperannuaonandpensionpaymentsthedicultyofmaintainingalargehouseandgardenandtheneedtobeclosetoameniesinapostworkperiodtokeepacve.IncomparisontothelargesizeofourhousestheaveragesizeofapartmentsinAustraliaisaround135squaremetresandcurrentapprovalratesinSydneyfornewdwellingsarefavouringapartmentsoverhouses.ThereisclearlyatrendtowardsapartmentlivingbyreringBabyBoomerswhowanttobeclosetorestaurantsandamenies.Thereareanumberofincenvesandencouragementsthatstateandlocalgovernmentscanmaketoencouragedownsizing.1.EliminateStampDutyForRereeDownsizersAsanincenvetoselluptheirlargehomeandpurchaseanapartmenttheNSWGovernmentcouldeliminatestampdutyonsuchtransacons.Thiswouldbeaclearsignalthatdownsizingisencouraged.TheaveragenumberofpeoplelivinginahouseinNSWhasbeenreducingoverrecentyears.Thisispartlyduetotheincreaseinthenumberofoneandtwopersonhouseholdsparcularlyrelatedtotheageingpopulaon.DownsizerstypicallymovetoselltheirfamilyhomeintheirpreferredsurroundingssuchastheNorthShoretoasuburbfocusedmoreonlifestyle-orientatedliving.Wendthereisastrongmarketinmoreauentareasaroundtheinnercityoenndingthatbuyersrelocatetoanapartmentinthecitywhilealsousingtheequityfromtheirhouseandpurchasingalifestylepropertyperhapsacoastal-basedhomeorhobbyfarmtoaddtotheirporolio.2.AllowExtraFloorSpaceInPlanningApprovalsForCommunalAreasInApartmentsPlannedForDownsizersAsolderpeoplelivinginapartmentswillwanttohavecommunalareasandspecialfacilieslikeasmallcinematoosettheirreducedareaanextraoorspacecouldbeallocatedforthisintheplanningsystem.Thedicultywillbeinensuringthatrereedownsizersrepresentacertainpercentageofpurchasersandthatthisisdemonstratedwhentheconstruconcercateisissued.3.CouncilsToIncreaseTheAreaForApartmentsAroundTransportNodesAndTownCentresToProvideForTheRereeDownsizingMarketCouncilsinSydneywillneedtoassesstheageingpopulaonintheirareaandensurethatthereissucientsupplyofsitesforapartmentsingoodlocaonsnearamenies.Thisshouldbeincorporatedintoplanningandageingstrategies.AhouseatFrenchsForrestorsimilarcouldsellfor1000000.Downsizerswouldmostlikelypurchaseanapartmentfor700000to800000.Inlocaonswherehousingpricestendtobelowerpotenaldownsizersmaynothavetheopportunitytopurchaseatwobedroomapartmentandsllretainremainingequity.Thedierenceinpriceoftheoriginalhouseandtheirnewapartmentwouldnotbeasgreatasothermoreauentsuburbs.BecauseofthisitismorecommonforthoselivinginWesternSydneyforexampletoselltheirhouseandrelocatetocoastalareassuchasHerveyBaythataremoreaordablewhenusingtheirequity.Wendthatmanyemptynestersordownsizersarerelyingontheirsuperannuaontopurchaseanapartmenttosupporttheirlifestyle.WiththeGFCandsubsequentlossofvaluethereisagreaterchancethattheywillremainintheirexisnghomeratherthanmakethemovetodownsize.HousingpriceshavebeenreducedinmanyareasaroundSydneyandratherthanselltheirhomeatadiscountedpricepeoplewillnowwaittosellunlthemarketrecoverstothenrealisethatequity.DavidMiltonManagingDirectorResidenalProjectswww.cbre.com.au 10InnovationinhowtheagedarehousedisoccurringaroundtheworldBeckernowhasover17ApartmentsforLifeDevelopmentsinRoerdamthathousemanythousandsofresidents.DrBeckerhasvisitedAustraliaanumberofmeswherehehasspokenpassionatelyabouttheworkheisdoing.InSydneytheBenevolentSocietyenthusiascallytookuphismessageanddevelopedplansforasimilarprojectinBondi.TheApartmentsforLifebuildingsaregenerallyhighriseapartmentbuildingslocatedinacvepartsofthecity.Theapartmentsarearrangedaroundavillagesquareatgroundlevelwhichincludesanatriumareawithloungefaciliesandcafes.Thiscentralcommonareaisoenlledwithartworksandhasalivelysenseofacvity.Theaimistoencourageolderresidentstomeetthereratherthanstayintheirownapartment.Inthiswayresidentsfeeltheyarepartofthebroadercommunity.Friendsfromthesurroundingareaaswellasfamilymembersareencouragedtofeelathomeinthecommonarea.Associatedwiththevillagesquarearetnesscentresgardensastoreandartstudios.Whenresidentsdogetolderandneedcareandsupportthesecanbeorganised.Keysupportservicesincludeasocialworkeradoctorandnursingcare.RoerdamHolland-ApartmentsforLifeApartmentsforLifehave4keyvalues1.BeBossOfYourOwnLifeThereareminimumrulesandrespectforeachindividual.2.UseItOrLoseItThisincludessocialskillsandcondenceandlearningnewskills.3.AnExtendedFamilyApproachTocreateafriendlyenvironment.4.APosiveAtudeOrYesCultureTobesupporveofallresidents.ApartmentsforLifeaimtohaveatleastonethirdofresidentsaspeopleingoodhealthwhocanliveindependentlyandmanyofthesepeopleactasvolunteerstohelpwiththemanagementofthecomplex.HumanitashasnotbuiltanursinghomeformanyyearsandseesApartmentsforLifeasabeermodelforolderpeopletolivein.Themostwell-knownexampleofinnovaoninhousingtheagedcomesfromRoerdaminHollandwhereDrHansBeckeroftheHumanitasFoundaonhasbeenchampioningmoreacveurbanhousingcomplexesforolderpeople.Referencehpwww.inbo.comNLprojectenPagesVeldhovenRundgraafpark.aspx.UYHFmysY1bu 11PaloAltoCaliforniaUSA-MoldawFamilyResidencesThiscomplexwasopenedin2009andaimstointegrateseniorshousingwithabroadercommunitycentre.Eighthousesareclusteredaroundapedestrianwalkwayalongwithartstudiosdiningareasandalibrary.Manyfaciliesareavailableforthewholecommunityandthousandsofdierentpeopleusethecentreeveryday.TheMoldawResidencesisbasedon5principles1.Remainenthusiascallyacve2.Engagewithothersinthecommunity3.Exploremul-generalism4.Balanceinterestsacviesandrelaonships5.HeritageLosAngelesUSA-ArstsColonyTheArstsColonyatBurbankopenedin2005closetoaschoolwherestudentscanbetaughtbytheolderarsts.ThearscthemecoversacviesinlmtheatreTVandneart.TheprojectwasdrivenbyTimCarpenterwhofoundedagroupcalledEngAGEtogetbeerfaciliesforolderpeople.TheArstscolonyisinanapartmentbuildingwith113onebedapartmentsand80twobedapartmentsalongwithperformancespacesandartstudios.43oftheunitsareforaordablehousing.HongKong-CheerfulCourtCheerfulCourtisa24storeyapartmentbuildinginHongKongwith333unitsdesignedtosupportageinginplace.InsomerespectsithastransferredHansBeckersRoerdamconceptintoanAsiancontext.Thebuildingisveryaccessibletothesurroundingcommunitywhousetherestaurantsandshops.Withintheloweroorsareapolyclinictnessfaciliesalibraryandroomsforcommunitymeengs.Apartmentsareonly35squaremetresforaonebed.Thereisafocusonkeepingolderpeopletwithagymandapool.CheerfulCourthousespeople60andoverandthetenancyarrangementsaremanagedbytheHongKongHousingSociety.LondonEngland-DarwinCourtDarwinCourtislocatedatElephantandCastleandwasLondonsrstdevelopmentfortheover50s.Thecomplexhasbecomeafocusforthesurroundingcommunityaachedtotheswimmingfacilitywitheighthundredusersaweek.Thishaslinkedolderresidentswiththebroadercommunity.Thebuildingisanapartmentblockwith76individualapartmentscalledLifemeHomes.40oftheapartmentsareforolderpeoplerequiringmoreformalsupportservices.Tenantscankeeppetsintheiratsand39atsaretwobed.TheprojectwasdevelopedbythePeabodyTrustwhichprovidesaccommodaontodisadvantagedpeopleinLondonaswellasprovidinghomesforsaleandrent.Manyoftheseexamplesarecoveredinthewebsitehpwww.agedcare.org.auwhat-we-dohousing-rerement-livinginnovave-housing-soluonsapartments-for-life-humanitas-roerdamReferencehpmoldaw.orgindex.htmReferencewww.seniorarstscolony.comReferencewww.lifemehomes.org.ukpagesdarwin-court-london-.htmlReferencewww2.skhwc.org.hksiteportalSite.aspxidA8-414langen-UShpthomsonadse.comprojectcheerful-courtwww.cheers.org.hksiteportalSite.aspxidA2-654langen-US 12TurnersdesignforaVerticalVillageforseniorsinSouthSydneyTurnerhavedesignedaninnovavedevelopmentforseniorsthatincludesatowerbuildingwith147independentlivingunitsaachedtoaresidenalagedcarefacilitywith136rooms.Thetowerhasavarietyofaccommodaonrangingfromonebedroomtotwoandthreebedroomunitslaidoutinclusters.Residentscantakealitoloungeanddiningareasacafechapelandawellnesscentrewithphysiogymandswimmingrooms.Theindependentlivingunitsareessenallyapartmentsthataredesignedwiththeagedinmind.Residentscanhavemealsdeliveredorcooktheirownfood.Theunitslookoutoverthemainresidenalcourtyardwhichoersasafeenvironmentinagardensengforresidents.Forthosewhorequireextracaretheagedcarefacilieswillprovideaccommodaonwithmoresupportservices.Theroomsarelaidoutinclustersaroundcommunallivingareasinadomescseng.Theprojectiscurrentlyonholdbutitdemonstratesanewtrendtowardsvercallivingforolderpeoplewithanumberofsharedfaciliesincorporated.Thedesigncleverlybalancesthetransionfrommoreacveandindependentlivingforseniorstofaciliesthatprovidemoresupportservices.Referencewww.turnerstudio.com.au 13FairfeldUrbanApartmentsforoldersocialhousingtenantsAspartoftheAustralianGovernmentsNaonBuildingEconomicSmulusPlanforsocialhousinginNSWaprojectwasfundedinFaireldtodemonstrateanewapproachtohousingoldertenants.Theapproachrecognisesthatolderpeoplewanttoremainindependentmanagetheirownlivesandparcipateinsociety.TheprojectbyZhinarArchitectshas44twobedroomunitsagroundoorretailareaandtwocommonareas.Oneoftheseisonthegroundoorandtheotheronthesixthoorwithviewsoverthenextdoorschool.ThesiteisclosetothemajorshoppingcentreofFaireldsoresidentscaneasilyshophaveacupofcoeeorcatchatrain.Thegroundoorincludestwoocespacesfortheuseofon-siteagedcareservicesbyvisingcarers.Theunitsaredesignedtomeetuniversaldesignrequirementswithgrabrailswiderdoorsandhoblessshowersand20ofunitsareadaptable.Theprojectdemonstratesthatoldersocialhousingtenantsoenwanttobekeptacveandcloselyconnectedwiththeacvityofatowncentre.ThebuildingisverysimilartotypicalapartmentbuildingsinWesternSydney.61-63SmartStFaireld500mwalkingdistanceFaireldStaon 14RoseGroupsBreakfastPointcreatesasenseofcommunityBreakfastPointisanexcellentexampleofurbanlivingthatsuitsreringBabyBoomers.SetbySydneyHarbourinalandscapedsenganewvillagehasbeendevelopedwithhousingrangingfromterracehousestoapartmentbuildingsupto9storeyswithviewsoverthewater.Allhavelargebalconiesandallbuildingsareconnectedthroughpathwaystothevillagecentrewithitsshopsandtothecommunityfacilies.RoseGroupcouldseethattheBreakfastPointparceloflandhadconsiderablepotenaltobetransformedintosomethingunique.Twopointsframedtheinialthinkingforthearea.Therstwasthewaterfrontsitehadthepotenaltoaccommodateaveryspecialcommunityifitwascarefullyplanned.Thesecondwasaspeopleapproachedtheirrerementagetheconvivialityofawalkablecommunitywouldbeaveryaracveopon.IniallyBreakfastPointwasaimedattheolderdemographichoweverasthecommunitymatureddesignswereadaptedtocaterforallagegroups.ResidentsknowtheyareinaspecialplaceatBreakfastPointasitisunderpinnedbyaveryrealsenseofsecurityandconviviality.Thesenseofsecurityhasbeenengenderedthroughthedesignofthedevelopmentandthequalityoftheamenies.Residentscananddomeetinthestreetatthevillagecentreonthevillagegreenorduringtheirforeshorewalks.Theseinteraconshelpfacilitatethedevelopmentoffriendshipsfurtherunderpinningasenseofcommunity.Manygroupshaveformedwithinthecommunitygardenclubbingogrouptennisclubandrotaryclub.Residentsofallagesinteractwithinthesegroups.Thisinturnhasledtothedevelopmentofgenuinefriendships.Residentscurrentgeneraldemographicprolerangesfromfamiliesthroughtosinglesandcouplesofallages.Notablytheprolealsohighlightsthataconsiderableproporonofolderresidentsaredrawnfromwithina10kilometerradiusfromthedevelopment.BabyBoomersnowaregenerallyleadingmoreacvelifestylesandalsolivinglonger.Hencetheyareseekingplacesthatprovideabroadrangeofqualitylifestyledrivenamenies.Theprospectoflivinginacommunityenvironmentsurroundedbybothpeersandyoungerpeopleappealstothisolderdemographic.Over3500peopleofallagesarelivinginthewaterfrontcommunity.Whencompletedin2015over2000dwellingswillbeestablishedthere.FromtheoutsetpotenalbuyerscouldexperiencetheresultsoftheverylargeinvestmentRoseGroupmadeintheinialstagesoftheproject.ThisinvolvedvecommunityorientedameniesincludingAn11millionclubhouseforthebenetofallresidentsAneasy1.5kmwalkontheforeshoreofupperSydneyHarbourAlargevillagegreenareathatisnowthenucleusofthedevelopmentVillageshopswhichhavebecomeavibrantcommunitygatheringareaandAbeaufullyappointedcommunityhall.AsBreakfastPointconnuestomatureanongoingemphasishasbeendevotedtoprovidingforawiderangeofinterestsforallagegroups.Therealityisthatthisdevelopmenthascreatedauniquesenseofplaceamongstresidents.Referencewww.breakfastpoint.com 15WendthatmanypeopleintheirrerementyearsarekeentomovetoBreakfastPoint.Therelaxingenvironmenthasgreatappealwithourforeshorewalktreelinedstreetsandlandscapedparks.Manyolderresidentsenjoywalkingtoourvillagetomeetfriendsoveracupofcoeeorvisingtheclubhouseforameal.TheexcingblendofagesatBreakfastPointandthevarietyofameniessocialacviesandenvironmentalfeaturesallinteracttogiveBreakfastPointagenuinesenseofcommunity.BobRoseofRoseGroup 16RetirementlivinginBalgowlahmixed-useprecinctStocklandandAllenJackCottierInJune2009architectsAllenJackCoerdeliveredStocklandBalgowlahamixeduseresidenalandretailprojectforthemajorpropertygroupthatstronglyidenedwithandwasrecognizedbythisgrowingdemographic.Theprojectconsistedof240qualityresidenalapartmentslocateddirectlyoveraretailshoppingcentrethatincludedamajorsupermarketretailerand50specialtystoresincludingprofessionalmedicalservicessetovertwolevels.Thisvibrantconveniencebasedshoppingnotonlyservicestheresidenalapartmentsoverbuthasalsobeenreadilyembracedbythelocalcommunity.Onreleasetothemarketapartmentsaleswerebriskwiththelastapartmenthavingbeensoldwithinweeksoftheprojectreachingpraccalcompleon.ThemajorityofpurchasersidenedasmiddleanduppermiddleincomepurchasersdownsizingfromSydneysnorthshore.ThepotenalpurchaserswerewellunderstoodandtheBalgowlahproducthadbeencarefullyresearchedbothStocklandandAllenJackCoerdemonstratedanacuteandthoroughunderstandingofthequalityofproductthatwouldbeseenasaracvetothetargetmarket.Theprojectdeliveredanurbantypologythatembracedthechangingdemandsofouragingpopulaon.TheseBabyBoomersmadeitclearthattheydontwanttoberelegatedtofaciliesinthemiddleofnowherenoraretheyhappywiththelackofinteraconthesmallernursinghomesscaeredaroundtheinnersuburbsprovide.Itismoreandmoreevidentthatresidentsofthefuturewanthotelstylehigh-densityapartmentlivingwithspacesthatenablebothinteraconandprivacy.Andtheydontwanttomoveawayfromtheirexisngcommuniestogetit.Designersarenowrequiredtothinkmorelaterallyaboutincreasingdensiessotheageingpopulaoncanconnuetostayinfamiliarsuburbanareasandremainpartoftheirlocalcommunity.Assuchrefurbishmentincorporangexisngbuildingsandhigherdensitymul-levelvillagesthatcomplementthesurroundingresidenalareaarebecomingmoreviableopons.Referencewww.stockland.com.aushopping-centresnswstockland-balgowlah.htm 17LendLeasesJacksonsLandingisanideallivingenvironmentforolderpeopleThewebsitefortheprojecthasavideowithanumberofolderpeoplesingingthepraisesofthearea.HerearesomeofthestatementstheymadeandtheseconveythereasonsforsomanypeopledownsizingtoanurbanlocaonWearemovingtoadierentstageoflifeandthisdeliversoneverythingthatwewant-neartothecityandbythewater.Mychildrenhavemovedoutofhomesoweareemptynestersandwewantedtomovetosomewheremorecentraltothecityandsomewherewecanlockupandtravel.Ilookforwardtonotmowingthelawnandnotcleaningthepool-Ilookforwardtolivingclosetothecityandtocafesandrestaurants.Thedevelopmenthasanumberof20to30storeyapartmentbuildingsgenerallywithlargebalconiesandviewsofthecityortheharbour.Beaufulandwellmaintainedgardensweavethroughtheprecinctandawaterfrontwalkwayisapopularpromenade.Anumberofcafesandrestaurantsareinthecomplexalongwithahealthandwellbeingcentreandaphysiocentre.Likemanyoftheapartmentbuildingsthatsuitolderpeopletherearealsoavarietyofagegroupsintheprecinct.PartofthearaconofacomplexlikeJacksonsLandingisthatitfeelslikeanormalpartofthecity.Nearbyisaverypopularchildrensplaygroundandawell-usedpark.WhileJacksonsLandingwasnotplannedasanenvironmentfocussedonolderpeopleithasbecomeverypopularwiththemoreacvereringBabyBoomers.Referencewww.lendlease.comaustraliasectorsapartmentsjacksons20landing.aspx 18Thedesignensuresthatthefacilityisashome-likeaspossibleavoidinganinstuonalcharacter.Risingto5storeysabovestreetlevelamongstneighbouringapartmentbuildingsBondiWatershas56largestate-of-the-artfurnishedprivatesuitesandisanageinginplacefacilityprovidingtemporaryrespitelowcarehighcareandsecuredemenacare.Thebuildinghas1basementlevelalowerground4residenallevelsandacommunalrooopcommonroom.FaciliesincludeLoungeareasforsocializingacviesandtheatrecafAgedcareintegratedintoBondiEnvironmentKresnerGroupandbistro-stylediningtopoorloungewithoutdoorterraceareasin-housecinemadedicatedareasfordailyacvieshairandbeautysalonandtreatmentroomfortherapies.Locatedjust400metresfromthebeachandoriginallyoccupiedbyapairofsemisandadetachedhouseitisconvenientlylocatedtolocalshopsexcellentbusservicesandpublicfacilies.Inanareawithanumberofapartmentblockspredominantlywith4-storeyscaleandvaryinginstyleandperiodthenewbuildingissetoutorthogonallytothesideboundariescreangasteppedalignmenttothestreetandisconsistentwiththeestablishedpaernofbuildingsonOBrienStreetandnearby.Thelivingspacestothestreetfrontagereecttradionalenclosedbalconiesandallowtheresidentstoengagewiththeacvityofthecommunityinthestreet.TheKresnerGrouphavedevelopeda5storeyagedcarefacilitythattscomfortablyintotheurbancharacterofBondi.FromtherooopcommonroomthereareviewsacrossBonditotheoceanwhiletheotheroorcommonareasgiveviewsofthelifeonthestreet.Referencewww.advantagedcare.com.auresidenal-aged-care-facilitysydney-australiabondi-waters 19ThedevelopersoftheprojecttheCrownGrouphavefoundarealinterestfromreringBabyBoomersfromsurroundingsuburbswhoarelookingtodownsize.TheycandothisatTopRydewheretheygettheaddedbenetsofcloseaccesstoamajorshoppingcentreaswellasthebroaderfaciliesofthelocaltowncentre.Nearbyarecinemascoeeshopsmedicalfaciliesandalibrary.Butolderresidentscanalsowithdrawtoaquieterenvironmentwithintheirownprecinctontopoftheshoppingcentrewithitsextensivecommunalfaciliesorwithintheirownapartment.Crownhavefoundthatsomeolderpeoplepurchaseadjoiningtwobedapartmentsandjointhemtogetherorpurchaseatwoorthreebedapartment.ManyoftheapartmentshaveexcellentviewsovertheParramaaRiverandtowardstheCBDofSydney.ApartmentsovershoppingcentreatTopRydeidealforretireesCrownGroupTheinnovavedevelopmentatTopRydeoverthetopofamajorshoppingcentreprovidesidealapartmentsforreringBabyBoomers.Thecomplexhasitsownrecreaonfaciliesclubroomsswimmingcentreandgardensallsingontopofastateoftheartshoppingcentre.Referencewww.crowngroup.com.au 20SupportedbyThisissueofUrbanIdeasraisesthefuturehousingimplicaonsofthelargenumberofreringBabyBoomersthatarelookingforachangetoasmallerhouseholdnearertoamenies.TheAustralianpropertyindustryneedstoprovideappropriatehousingoeninapartmentsinkeyurbanlocaonsandplanningbodiesneedtosupportthisgrowingtrend.TheUrbanTaskforceisworkingwiththeNSWMinisterialAdvisoryCommieeonAgeingonhighlighngtheseissues.GPOBox5396SydneyNSW2001Level1232MarnPlaceSydneyNSWLevel6LondonCircuitCanberraACTT0292383955F0292229122Eadminurbantaskforce.com.auWwww.urbantaskforce.com.au