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Collaborative Design Process
Overview
It is important to remember that Civitas Solutions Australia is NOT a property developer – rather it is a business that works closely with Councils (and other entities) to assess the opportunity for Regional owner occupier and rental affordable housing projects. Civitas Solutions Australia works with regional councils to:
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determine a proposed housing project feasibility,
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identify and engage with future owner occupiers and community housing providers
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develop the most appropriate business structure
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assist with a funding solution for the project to proceed.
Civitas uses the ‘Civitas Business Model’ thatcan be adapted to meet the differing requirements of individual projects. We have developed and refined the Model based on our years of experience with community owned housing and detailed consultation with various stakeholders, including State and Federal Governments, Community Housing Providers, Financial Institutions and proposed owner occupiers.
Civitas Solutions Pty Ltd is initially engaged to work with Council management to research, develop and implement an affordable housing solution, by adapting its specifically developed model to the local circumstances. In addition, significant additional work can often be required to identify and confirm the group of potential owner occupiers or future housing tenants/Community Housing Providers.
Project Scope
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The Scope is determined by reference to the available site(s), the number of proposed dwellings and level of site development (zoning, subdivision, infrastructure, etc) along with identifying a critical mass of potential future owner occupiers and possible community housing providers.
The Project generally progresses on the following staged basis:
Stage 1 – Feasibility Study
Stage 2 - Negotiation of Funding for the Project
Stage 3 – Funding Approval and establishment of the owner’s group
Stage 4 – Construction
Stage 5 – Construction and Financial Completion
Stage 1-Feasibility Study
Working closely with Council and other appropriate experts, the Feasibility Study determines the availability of an appropriate site(s) for suitability – against the potential demand of new (or existing residents) to acquire the accommodation, thereby determining the project’s viability.
The goals of the feasibility study are to provide an indicative:
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Review of appropriateness and preparedness of potential site(s);
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Costings for site rezoning, subdivision, development and construction;
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Assessment of demand for and the type of affordable owner occupier or rental housing and social housing;
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Estimate of the cost of a medium and low-density housing on the site(s), including (if required) an estimate of potential site acquisition and site development costs;
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Assessment of the capacity of owner occupiers to pay a deposit and to pay for the dwellings;
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If appropriate – an initial forecast of cost of social housing compared to the capacity of social housing tenants to pay rent;
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Identification of other potential funding sources available to offset project costs; and
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Development of an indicative timetable, together with a broad estimate of costs and resources.
Future owners are introduced in the later stages of the feasibility study to provide feedback. This is crucial to ensure that the right housing is built in the right place. The future owners group then form part of the decision-making process going forward.
Stage 2 - Negotiation of Funding for the Project
Council and the future owners must decide whether to proceed on the basis of the Feasibility Project. Civitas Solutions in conjunction with Council will negotiate funding for the project in accordance with criteria developed in by Civitas. The Owners Group will be kept informed and have input on funding the Project.
Stage 3 - Funding Approval and the Owner’s Group
Detailed information on the Project including funding requirements will be provided at this stage. The goal is that members of the owners’ group will, by this stage, have a sound understanding of the Project prior to making any financial commitment. The detailed information will be provided at this stage once the Project finance contract has been finalised. Members of the owner's group will be required to make a financial commitment to their future dwelling, prior to final funding approval.
Stage 4 – Construction
The co-design process involves the owner’s group taking greater control and financial responsibility for the Project, with Council providing support as appropriate. The owner’s group will develop a strong understanding of the relationship of costs of construction and the impact of decisions on costs. Regular owner’s group meetings will be held to keep members up to date and informed with the ability to provide input on decisions and ask questions.
Stage 5 – Financial and Construction Completion
Members of the owner’s group and if relevant the community housing provider, will finalise payment for their dwellings and title (torrens, strata or community title) to each individual property will pass to the new owners.