De-risking development of medium density housing to improve housing affordability and boost supply

Housing price inflation is a national concern given the serious decline in the number of low and middle income households able to purchase housing. In addition housing supply lags well behind demand. In Melbourne, urban consolidation policies explicitly seek intensification to promote housing supply but planning regulation is often criticised for being a significant cost driver for medium density housing. It is assumed that easing supply constraints will improve affordability. We suggest that laissez-faire planning exacerbates affordability issues because this approach fails to address the basic economic problem: the current inability of the market to efficiently match supply and demand in order to progress an orderly and de-risked development process. The role of “exchange” one of the four housing market sub-systems identified by Burke (2012) has until recently generally been ignored but our examination reveals significant economic transaction costs that manifest as development risks that impact on affordability. Fortunately these can be mitigated, but only if there is a more consumer driven supply response.

Submission to the Senate Economics References Committee Inquiry into affordable housing 20 August 2014: De-risking development of medium density housing to improve housing affordability and boost supply

This submission addresses the problem of housing price inflation, the chronic under-supply of new housing stock, and the resultant decline in housing affordability for low and middle income households. It specifically focusses on the supply of medium density housing (multi-unit development) in Melbourne, although we believe that the observations made about housing in supply in Melbourne are relevant in other urban centres and to other types of housing supply. In terms of medium density housing (MDH) our concern also extends to the poor quality and design. Why the market tends to deliver generic apartments of poor quality and design which are uncompetitive with lower density housing and amenity despite planning objectives, and how this apparently intractable problem can be overcome is the topic of this submission...

Case study 3. A subtropical urban community. Medium to high density residential typologies

Subtropical Urban Communities Project Urban design and residential buildings The Centre for Subtropical Design has researched design concepts for livable subtropical neighbourhoods characterised by higher-density, mixed-use, family oriented housing by conducting a design charrette and analysing the proposed designs to evaluate how well these typologies might support economic, environmental and social sustainability. http://www.subtropicaldesign.org.au/index.php?option=com_content&task=view&id=125&Itemid=163 The QUT Team produced designs (Case Study 3) within the research framework of the design charrette.

An Uber for apartments could solve some common housing problems

Speculative property developers, criticised for building dog boxes and the slums of tomorrow, are generally hated by urban planners and the public alike. But the doors of state governments are seemingly always open to developers and their lobbyists. Politicians find it hard to say no to the demands of the development industry for concessions because of the contribution housing construction makes to the economic bottom line and because there is a need for well located housing. New supply is also seen as a solution to declining housing affordability. Classical economic theory however is too simplistic for housing supply. Instead, an offshoot of Game Theory - Market Design – not only offers greater insight into apartment supply but also can simultaneously address price, design and quality issues. New research reveals the most significant risk in residential development is settlement risk – when buyers fail to proceed with their purchase despite there being a pre-sale contract. At the point of settlement, the developer has expended all the project funds only to see forecast revenue evaporate. While new buyers may be found, this process is likely to strip the profitability out of the project. As the global financial crisis exposed, buyers are inclined to walk if property values slide. This settlement problem reflects a poor legal mechanism (the pre-sale contract), and a lack of incentive for truthfulness. A second problem is the search costs of finding buyers. At around 10% of project costs, pre-sales are more expensive to developers than finance. This is where Market Design comes in.

Smarten up! Applying market design theory to housing supply

PROBLEM Cost of delivering medium density apartments impedes supply of new and more affordable housing in established suburbs EXISTING FOCUS - Planning controls - Construction costs, esp labour - Regulation eg sustainability

Bilingual Dictionary Drafting. The Example of German-Basque, a Medium-density Language Pair

Edited by Andrea Abel, Chiara Vettori, Natascia Ralli.

Some Physical and Mechanical Properties of Medium-Density Fiberboard Made from Giant Bamboo

The objective of this study was to evaluate the density, density profile, water swelling and absorption, modulus of elasticity and rupture from static bending, and tensile strength of experimental medium-density fiberboards manufactured using Dendrocalamus giganteus (Munro bamboo). The fiber production was carried out through the chemo-thermo-mechanical pulping process with four different conditions. The panels were made with 10% urea formaldehyde resin based on dry weight of the fibers, 2.5% of a catalyzer (ammonium sulfate) and 2% paraffin. The results indicate that treatments with the highest alkali (NaOH) percentage, time and splinter heating temperature improved the physical properties of the panels. The root-fiber interface was evaluated through scanning electron microscopy in fracture zones, which revealed fibers with thick, inflexible walls. The panels' mechanical properties were affected due to the fiber wall characteristics and interaction with resin. Giant bamboo fiber has potential for MDF production, but other studies should be carried out.

Painéis de Medium Density Fiberboard fabricados com bagaço de cana-de-açúcar e madeira de reflorestamento

Coordenação de Aperfeiçoamento de Pessoal de Nível Superior (CAPES)

Medium density particleboard reinforced with bamboo laminas

The objective of this work was to evaluate the effect of the addition of bamboo laminas of the species Dendrocalamus giganteus to three-layer medium density particleboard (MDP). These laminas were glued onto both the top and the bottom of each panel. With the manufactured panels laminated with bamboo, mechanical tests based on the Brazilian Standard ABNT NBR 14810 were carried out to determine the modulus of rupture (MOR) in static bending and the tensile strength parallel-to-surface. These mechanical tests were realized in particleboards of eucalyptus and in reinforced particleboard, both produced in the laboratory. The modulus of rupture and tensile strength parallel-to-surface of the laminated MDP had values close to those that have been reported. The reinforcements increased the values of these studied properties. Nevertheless, this fact indicated the possibility to produce a stronger MDP using bamboo lamina as surface layers. These results show the possibility of using coatedbamboo MDP for utilization in large spans, for example, in flooring for mezzanines with finish on both sides, and for robust furniture as bookshelves, beds, tables, etc.

Characterization of medium density particleborads using agricultural residues

In recent years the production of products derived from wood and bamboo are increasing, due to the search for a more rational exploitation of these raw materials. Amongst these products, the particleboards production combine sustainability and rationality in the use of these materials. In this context, this work has the objective to study the application of alternative raw materials in the manufacture of Medium Density Particleboards (MDP), using residues from industrial processimg of coffee and bamboo. MDP had been produced with particles of giganteus bamboo of the Dendrocalamus species and particle of coffee rind in the intermediate layer of the particleboard, bonded with polyurethane resin based on castor oil. The physical and mechanical characterization was carried out accordingly to NBR 14810-3 (2006). The physical properties evaluated were: of water absorption for 2h and 24h; thickness swallowing for 2h and 24h; density, humidity content. The mechanical properties evaluated were: Tensile strength, static bending (MOR and MOE). The results were compared with NBR 14810-2 (2006) and also with the ANSI A208-1 (1993). The physical performance of these particleboards was below the values recommend by the Brazilian norm. Also the mechanical characteristics are not improve, demonstrating that the inclusion of coffee rind did not benefit the physical characteristics and nor the mechanical ones. However it can be used as construction materials for partitions and ceiling panels.

Characterization of medium density particleboards using agricultural residues

In recent years the production of products derived from wood and bamboo are increasing, due to the search for a more rational exploitation of these raw materials. Amongst these products, the particleboards production combine sustainability and rationality in the use of these materials. In this context, this work has the objective to study the application of alternative raw materials in the manufacture of Medium Density Particleboards (MDP), using residues from industrial processimg of coffee and bamboo. MDP had been produced with particles of giganteus bamboo of the Dendrocalamus species and particle of coffee rind in the intermediate layer of the particleboard, bonded with polyurethane resin based on castor oil. The physical and mechanical characterization was carried out accordingly to NBR 14810-3 (2006). The physical properties evaluated were: of water absorption for 2h and 24h; thickness swallowing for 2h and 24h; density, humidity content. The mechanical properties evaluated were: Tensile strength, static bending (MOR and MOE). The results were compared with NBR 14810-2 (2006) and also with the ANSI A208-1 (1993). The physical performance of these particleboards was below the values recommend by the Brazilian norm. Also the mechanical characteristics are not improve, demonstrating that the inclusion of coffee rind did not benefit the physical characteristics and nor the mechanical ones. However it can be used as construction materials for partitions and ceiling panels.

Propriedades físico-mecânicas de painéis de mdp (medium density particleboard) constituído de bambu e fibra de coco

Coordenação de Aperfeiçoamento de Pessoal de Nível Superior (CAPES)