Free Essay

Students Accommodation

In: Business and Management

Submitted By Orgilx
Words 31920
Pages 128
MacroPlan Australia
Setting New Standards

MacroPlan Australia

Setting New Standards

Student Accommodation Study

October 2006

PREPARED FOR CITY OF WHITEHORSE
City of Whitehorse MACROPLAN AUSTRALIA PTY LTD SYDNEY |MELBOURNE Page 1 of 60

MacroPlan Australia
Setting New Standards

+

Contact Information

PROJECT DIRECTOR Con Tsotsoros (Director, Spatial Planning) MELBOURNE

SYDNEY Fairfax House Level 5, 19-31 Pitt Street, Sydney, NSW. 2000 t. 02 9252 1199 f. 02 9241 6002

REPORT CONTACT Jason Black (Associate Director, Spatial Planning) MELBOURNE

MELBOURNE Level 4, 107-109 Flinders Lane, Melbourne, Vic. 3000 t. 03 9663 6826 f. 03 9663 2896 e. info@macroplan.com.au w. www.macroplan.com.au

Signed+

…………………………………….……. Dated: 26 October 2006

+

This document has been reviewed by the Director of the Spatial Planning Group, MacroPlan Australia. This document is for discussion purposes only unless signed and dated by the person(s) identified.

Disclaimer
© MacroPlan Australia Pty Ltd All Rights Reserved. No part of this document may be reproduced, transmitted, stored in a retrieval system, or translated into any language in any form by any means without the written permission of MacroPlan Australia Pty Ltd. Intellectual Property Rights All Rights Reserved. All methods, processes, commercial proposals and other contents described in this document are the confidential intellectual property of MacroPlan Australia Pty Ltd and may not be used or disclosed to any party without the written permission of MacroPlan Australia Pty Ltd.
City of Whitehorse Page 2 of 60

MacroPlan Australia
Setting New Standards

+

Contents
1 2 Executive Summary-------------------------------------------------------------------------------------- 5 What is Student Accommodation? ------------------------------------------------------------------- 9 2.1 2.2 3 3.1 3.2 3.3 4 5 Purpose Built Accommodation ----------------------------------------------------------------- 9 Modified Accommodation --------------------------------------------------------------------- 10 Review of Student Accommodation Policies ---------------------------------------------- 11 What will the Study Achieve? ----------------------------------------------------------------- 12 How to Read this Study ------------------------------------------------------------------------ 12

Why a Student Accommodation Study?------------------------------------------------------------11

Methodology ---------------------------------------------------------------------------------------------13 Regional Context ----------------------------------------------------------------------------------------15 5.1 5.2 5.3 5.4 5.5 Whitehorse Demographic Profile ------------------------------------------------------------ 15 Box Hill Institute of TAFE----------------------------------------------------------------------- 17 Deakin University -------------------------------------------------------------------------------- 18 Secondary Colleges ---------------------------------------------------------------------------- 18 Other Institutions--------------------------------------------------------------------------------- 20 Federal/State policy----------------------------------------------------------------------------- 21 Melbourne 2030 --------------------------------------------------------------------------------- 21 Whitehorse Planning Scheme ---------------------------------------------------------------- 21 6.3.1 Municipal Strategic Statement & Local Planning Policies -------------------------- 21 6.3.2 Zoning ----------------------------------------------------------------------------------------- 22

6

Planning Considerations-------------------------------------------------------------------------------21 6.1 6.2 6.3

7

Student Accommodation Market --------------------------------------------------------------------24 7.1 Factors Affecting the Market ------------------------------------------------------------------ 24 7.1.1 Export Industry Considerations ----------------------------------------------------------- 25 7.1.2 Ethnicity and Culture of Students -------------------------------------------------------- 26 7.1.3 Location --------------------------------------------------------------------------------------- 26 7.1.4 Affordability------------------------------------------------------------------------------------ 27 7.2 City of Whitehorse Student Accommodation Market ------------------------------------ 29 7.2.1 Demographic Profiles of Box Hill Institute of TAFE & Deakin University Students --------------------------------------------------------------------------------------- 29 7.2.2 Future Direction of Educational Institutions -------------------------------------------- 33 7.2.3 Conclusions ---------------------------------------------------------------------------------- 34

8

Student Accommodation Supply Assessment----------------------------------------------------35 8.1.1 Survey of Existing Student Accommodation in the Municipality ------------------- 36 8.1.2 Approved or Pending Applications for Student Accommodation ----------------- 37 8.1.3 Existing and Proposed Student Accommodation------------------------------------- 38

9

Student Accommodation Demand Assessment--------------------------------------------------39 9.1 Future of the International Student Market------------------------------------------------- 39 9.1.1 Conclusions ---------------------------------------------------------------------------------- 44 9.2 Future Market Demand in the City of Whitehorse ---------------------------------------- 45 9.2.1 Assumptions---------------------------------------------------------------------------------- 45 9.2.2 Demand Calculations----------------------------------------------------------------------- 46 9.2.3 Projections ------------------------------------------------------------------------------------ 47 9.3 Supply Gap Analysis---------------------------------------------------------------------------- 52 9.3.1 Purpose Built Student Accommodation Facilities ------------------------------------ 52 9.3.2 Affordable Housing-------------------------------------------------------------------------- 53 9.3.3 Mixed Use Development------------------------------------------------------------------- 53 9.3.4 Conclusions ---------------------------------------------------------------------------------- 53

City of Whitehorse

Page 3 of 60

MacroPlan Australia
Setting New Standards

9.4 10

Product Mix – Type and Location------------------------------------------------------------ 54

Summary of Issues------------------------------------------------------------------------------------57 10.1 People---------------------------------------------------------------------------------------------- 57 10.2 Places ---------------------------------------------------------------------------------------------- 59 10.3 Product -------------------------------------------------------------------------------------------- 60

City of Whitehorse

Page 4 of 60

MacroPlan Australia
Setting New Standards

1 Executive Summary
1. The Student Accommodation Study has been undertaken to inform the City of Whitehorse on the current student population residing in the municipality, the supply of purpose built student accommodation and the forecasted demand for more facilities. The study also seeks to inform the CoW in relation to the appropriate design of student housing and how the student market can benefit the municipality. Box Hill Institute of TAFE and Deakin University are the two tertiary institutions driving demand for student accommodation. There are approximately 48,000 students, including an estimated 3800 international students. A further 2900 international students attend Deakin University’s Toorak campus, which is currently being relocated to Burwood. Student accommodation is different to traditional forms of housing. The market is affected by international exchange rates (ability to pay), government policy and other factors generally associated with international export markets. Moreover, the demand for student housing is cyclical peaking twice a year (Feb. & July). Due to long holiday periods student accommodation is subject to higher than average residential vacancy levels. However, vacancies are factored into the price of the accommodation. Demand for purpose built student housing is primarily driven by the international student market who use an estimated 95% of the purpose built student accommodation beds. The market has progressively increased over the past 10 years. Any change to the number of international students is likely to have an impact on the demand for housing. There are three main locational factors that drive student housing demand. They are: Comfortable walking distance from the institution(approximately 500 metres) Excellent access to public transport Within a vibrant and active environment (e.g. Box Hill Activity Centre / Neighbourhood Centres)

2.

3.

4.

5.

City of Whitehorse

Page 5 of 60

MacroPlan Australia
Setting New Standards

6.

Affordability is extremely important to students. Although there is a range of housing on offer in the municipality, generally there is a limit to the amount of money students have to spend on accommodation. Affordability can be achieved through a range of design concessions, such as minimising open space and common areas and reducing the need for carparking. This is particularly the case in developments occupied by a large majority of international students. Accommodation that does not have the right locational aspects will have significantly reduced demand. To compensate, weekly rents would have to be reduced accordingly and may not provide the expected returns to those investing in student accommodation developments. The average cost for a studio / bedroom in a purpose built facility is approximately $180-200 per week. This is based on having the right locational attributes. There are limited places available in the existing accommodation facilities which are subject to high cyclical occupancy rates, with demand generally outstripping supply.

7.

8. 9.

10. Three types of student accommodation ‘supply gaps’ have been identified in the City of Whitehorse. These gaps represent the need for an increase in: ‘Purpose built’ student accommodation facilities Less expensive housing options within purpose built facilities Mixed use development, incorporating student accommodation and café culture In the context of locational characteristics, appropriate facilities could be built in neighbourhood shopping centres, along effective transport corridors and within close proximity to the educational institutions. 11. Like any market there are potential influences that could substantially alter the future student accommodation market demand. These include: Major ‘on-campus’ development Change in international student market profile Global education trends Change in Australia’s migration policies 12. Our research indicates that the student accommodation market is growing in the City of Whitehorse due to: General growth in the overseas student market Specific growth in the international student numbers in the institutions in Whitehorse 13. Students attending Deakin University or Box Hill Institute of TAFE who are already living in Whitehorse are less likely to move into student accommodation. Those coming to the area specifically to study are the primary market for student accommodation providers.

14. The student housing market provides an important opportunity for the local economy. Direct economic benefits include: Increased retail / entertainment/ expenditure Employment opportunities in construction and service / support based industry

City of Whitehorse

Page 6 of 60

MacroPlan Australia
Setting New Standards

Indirect economic benefits include: Employment multipliers Efficient use of existing educational facilities Branding and market positioning for the City of Whitehorse within the global education economy Increased residential density with minimal vehicle trip generation Leveraging for the provision of increased support services / facilities (e.g. medical / community hub) Creation of local labour market seeking casual work. 15. International student growth at Box Hill Institute of TAFE and Deakin University is forecasted to grow at a rate of 7% per annum. 16. Currently, 11.2% of International Students are using purpose built student accommodation. Based on the full vacancy of most existing units and research it is expected that demand could be closer to 15%. 17. Moving forward, the City of Whitehorse is expected to have the following number of international students attending local institutions which would require the corresponding number of additional beds:
2010 No. of International Students in CoW Additional beds needed from present 8319 822 2015 11,668 1324 2020 16,365 2029 2025 22,953 3017 2030 32,193 4403

18. Design issues that must be addressed include student liveability, residential interface, building appearance and the appropriateness of private or communal living arrangements. 19. Issues arising from the design of student accommodation are central to achieving an acceptable standard of living for the occupants. Managers of existing facilities have highlighted that students have varying needs, which derive from their cultural background. Detailed specification of room or unit characteristics within a planning policy would not allow the policy to properly catered for or adapt to changing student demands.

City of Whitehorse

Page 7 of 60

MacroPlan Australia
Setting New Standards

20. Based on the current mix of accommodation types, and limited vacant land in the municipality, it is considered that the required number of additional beds be provided in the following amounts.
Product Type Townhouse Apartment Higher density Total No. of beds 2006 28 398 0 426 Required no. of beds 2010 125 973 150 1248 Required no. of beds 2015 175 1125 450 1750 Required no. of beds 2020 245 1310 900 2455 Required no. of beds 2030 482 1947 2400 4829

21. The City of Whitehorse should assist in the promotion of the municipality as a student designation, which includes encouraging the development of student accommodation facilities in appropriate locations that have access to the key institutions, public transport network or the Box Hill Principal Activity Centre. 22. Development of a student village close to the educational institutions in areas designated for substantial change or key redevelopment sites should be encouraged. The critical mass of development will have increased economic benefits, reduce escape expenditure and ensure higher density development is appropriately located within the municipality. 23. This can be assisted by the incorporation of the student accommodation policy into the Local Planning Policy Framework of the Whitehorse Planning Scheme. The policy in Section 11 provides clear locational, design and market guidance for student accommodation.

City of Whitehorse

Page 8 of 60

MacroPlan Australia
Setting New Standards

2

What is Student Accommodation?
Students find accommodation in a variety of forms and arrangements according to their individual needs. The range of accommodation types is extensive, from modified buildings that are used as ‘share houses’ to ‘purpose built student accommodation facilities’. Where the use of existing accommodation cannot be modified in a quantity or manner that meets the needs of the students in a given area, a market arises to provide purpose built accommodation. For this reason, MacroPlan have developed a description of varying types of student accommodation based on two categories – ‘purpose built‘ and ‘modified’.

2.1

Purpose Built Accommodation

RESIDENCE HALLS AND COLLEGES Residence Halls and Colleges are usually located on or next to the tertiary education campus. These facilities are often owned or affiliated with a university or educational institution and accommodate a large number of students. Students usually live in private rooms with shared facilities such as showers and lounge areas. A Dean or caretaker often lives at the facility and oversees student issues and enforces a specified code of conduct. Most of these facilities provide food for students which means individual access to a kitchen is not necessary. Students in Residence Halls and Colleges will pay a fixed rate and will not have to pay utility bills. INDIVIDUAL STUDENT STUDIOS AND APARTMENTS Individual student studios and apartments can be found in developments ranging in size from medium to higher density offerings incorporating hundreds of units. These developments aim to provide a large number of simple, private living opportunities near educational institutions. Studios offer private accommodation with a bed, kitchenette and living area within one space with an attached bathroom. One bedroom apartments provide a similar living experience with a separate bedroom and a slightly higher rental rate. Often, these developments include communal facilities such as lounge or study rooms. They sometimes include live-in caretakers and larger facilities may include a reception desk. SHARED STUDENT APARTMENTS AND TOWNHOUSES Shared student apartments and townhouses are similar in that they both have multiple bedrooms within a self contained unit. This allows students to share their own living area, kitchen and toilets while having a sense of ownership for their unit. Developments can be in a townhouse format or apartments in higher density areas. Like student studios, some facilities may have a live-in caretaker or reception.

City of Whitehorse

Page 9 of 60

MacroPlan Australia
Setting New Standards

2.2

Modified Accommodation

GROUP HOUSING Group Housing generally accommodates up to 10 tenants in one facility in a hostel type arrangement. Tenants are provided with communal kitchen, bathroom and lounge facilities. The accommodation is managed by an offsite manager who rents private rooms to individuals. The management is responsible for renting the rooms and utility payments and in some cases provide meals. SHARED HOUSING Shared housing generally involves one or more persons leasing a house and sub-letting rooms to others to assist with the payments. While students often take advantage of these arrangements, tenants of share houses tend to include a variety of people either working or studying. Those living in share houses share responsibilities in maintaining the property, paying bills, and ensuring that rooms are filled to pay the rent. HOMESTAYS Homestays provide students with the opportunity to live with a local family while studying. Homestays can come in a variety of forms with one or more students living within a range of family environments. Arrangements may include some or all meals depending on the requirements of the student. Homestays are usually operated privately but may have an arrangement with education facilities to provide accommodation for international students who often look for this type of arrangement.

City of Whitehorse

Page 10 of 60

MacroPlan Australia
Setting New Standards

3

Why a Student Accommodation Study?
The City of Whitehorse (CoW) is home to two major tertiary education facilities, Box Hill Institute of TAFE and Deakin University. Located on the western side of the municipality, these facilities have created education precincts with thriving student populations. With a dramatic increase in international student enrolment during the past 10 years, demand for student accommodation has lead to a range of planning proposals being submitted to the CoW. Student Accommodation is a unique form of residential development with its own set of location, market, design, parking and amenity considerations that are not specifically addressed by any existing Whitehorse local planning policy. Within Clause 55 (ResCode)of the Whitehorse Planning Scheme, design considerations are provided for residential buildings under four storeys. However, this does not extend to consider the unique requirements of students. The Department of Sustainability and Environment’s (DSE) Guidelines for Higher Density Residential Development provides high quality guidelines that apply to developments over three storeys but does not specifically address the requirements for purpose built student accommodation development. This causes a lack of clarity while considering development opportunities, designing student accommodation and preparing & assessing planning permit applications.

3.1

Review of Student Accommodation Policies

A review of local, inter-state and international student accommodation policies has found that while many policies exist, most have been developed by educational institutions and focus primarily on student eligibility, resident & facility responsibilities and forecasted demand for further facilities. Within Victoria, Glen Eira is the only council that has incorporated a Student Housing Policy into its planning scheme. The policy makes reference to Glen Eira’s Housing and Residential Development Strategy, 2002 which provides a ‘snapshot’ of the current student housing scenario by briefly outlining student numbers, demand for rental accommodation, overseas students, and strategic locations for the provision of student accommodation. The policy goes into greater detail regarding location, amenity, design, siting, car parking and management. Decision guidelines are provided for the responsible authority to consider while assessing applications. Stonnington City Council has completed a Student Housing Policy Study as of March 2006. The study, which includes a Student Accommodation Policy, has been adopted by council and documentation is currently being prepared to have the policy incorporated into their planning scheme. The City of Melbourne has prepared a Development and Management Controls document for Student Housing. While this is not a statutory policy, it provides developers with indicative requirements for student accommodation. The document contains design principles, recommendations for car parking and examples of room designs.

City of Whitehorse

Page 11 of 60

MacroPlan Australia
Setting New Standards

3.2

What will the Study Achieve?

The purpose of this study is to gain an understanding of the student accommodation market in order to develop a policy that guides student accommodation development. Council will be able to use this policy to provide prospective investors with clear guidelines for the development of student accommodation facilities. It will also give planning officers a tool in which to assess development applications. This will be achieved by meeting the following objectives: • • • Outlining the factors that affect student accommodation demand and supply, which will guide the way future student accommodation is planned and designed. Identifying the current supply and demand for student accommodation in the CoW as a basis for projecting future student accommodation demand. Developing a policy that will facilitate student accommodation in a manner that respects the residential character of the CoW while providing for student needs.

As a result, this study will provide the Council with information they need to effectively plan the growth and development of student accommodation in the CoW.

3.3

How to Read this Study

This study involves a discussion about the students in the municipality, who they are, where they come from, and what they study. It looks at where they study, where they want to live and what considerations play into these factors. Finally, it discusses what they need in their place of residence, what design factors make good or poor student accommodation, the justifiable trade-offs that should be considered and how new developments can integrate with established areas within the municipality. Upon concluding the research for this study, it became clear that the issues regarding student accommodation revolved around people, products and place. People include the student accommodation market. Products are the type of student accommodation facilities offered. Place is the preferred location of accommodation based on proximity to services and facilities and market demands. Throughout the discussion in this report, these issues are highlighted and then summarised in Section 9. Together, they form the basis for the objectives of the Student Accommodation Policy in Section 11.

City of Whitehorse

Page 12 of 60

MacroPlan Australia
Setting New Standards

4

Methodology
A number of interviews were carried out with industry stakeholders to determine key supply and demand issues for student accommodation. These interviews assisted in validating other secondary research findings. The stakeholders included: • • • • • Facility managers / Lead tenants Developers Architects / Designers Traffic engineers Institution representatives: Student services / Campus managers / International student reps.

Representatives from the educational institutions provided information relating to their current housing services, campus development plans, on-campus accommodation (Deakin University) and student information. MacroPlan conducted extensive onsite reviews of existing facilities to understand development types, car parking requirements, unit configuration and student accommodation characteristics. The following table provides a summary of the information that was obtained from various stakeholders.
Primary Sources Student Housing Management Groups Key Outcomes Understanding of student preferences and market response to current student needs in relation to price and demand factors Understanding of factors influencing the international student market Tours of existing student accommodation Student resident population profile CoW Lead Tenant Strategic direction and policy guidance Information regarding student resident requests and key student needs Tours of existing student accommodation Occupancy information Architects Student ‘Livability Study’ showing design considerations for student units/studios Confirmation of data provided by student housing management groups Location and unit type analysis Student Services Box Hill Institute of TAFE and Deakin University Accommodation issues based on student comments to student services Accommodation supply data through student accommodation listings Range of accommodation types Non-purpose built market Developers Development considerations Market demand Unit type Price point and freehold vs leasehold information Campus Managers International Student Representatives Educational Institutions Development Plans Confirmation of student demand

The following table provides a summary of the information obtained from secondary sources.

City of Whitehorse

Page 13 of 60

MacroPlan Australia
Setting New Standards

Secondary Sources IDP Education Australia Limited (IDP) Lecture transcript by Julie Bishop Minister of Education Australian Education International (AEI) Australian Bureau of Statistics (ABS) Swinburne University Monash University Secondary Colleges in Whitehorse

Key Outcomes International Student Forecasts Future direction of the international student market and change factors Current market information City of Whitehorse population & income data General Student data General Student data International student data and accommodation arrangements

The information obtained during this study has allowed us to clearly understand the needs and preferences of students in the CoW. Using this information with advice from council planning officers and the views of developers and architects, we have been able to make informed recommendations to the CoW.

City of Whitehorse

Page 14 of 60

MacroPlan Australia
Setting New Standards

5

Regional Context
This section provides a regional context for the City of Whitehorse including a description of the key educational institutions. Other educational institutions in the vicinity of CoW are also identified to ensure the full demand for student accommodation is understood. The City of Whitehorse is located approximately 15 kilometres to the east of Melbourne’s CBD. Approximately 147,000 residents live within the 64 km² which make up the municipalities bounded by the Eastern Freeway to the north, Highbury Road to the south, Heatherdale Road to the east, and Warrigal Road to the west. The CoW is accessible via a range of trains, trams and buses as well as an arterial road network which generally has a grid formation. It is mainly a residential city with several major retail strips along Whitehorse Road and Burwood Highway.

5.1

Whitehorse Demographic Profile

The CoW is comprised of a diverse population from a variety of cultural backgrounds. Based on 2001 population data, 20% of the population was born overseas with a high concentration of migrants located in the suburbs of Box Hill, Burwood, Burwood East, Mitcham and Vermont South. Most significantly the CoW has a large Chinese population compared to the Melbourne statistical area. The CoW population is significantly younger than other parts of Melbourne. Persons aged between 15 & 24 years, a common tertiary student age, make up 6.7% of the total population and are concentrated in suburbs surrounding Box Hill Institute of TAFE and Deakin University. There are approximately 8200 residents attending a tertiary institution. They are strongly represented in the suburbs of Burwood, Vermont South, Box Hill, Blackburn, Mont Albert and Surrey Hills and Mitcham, which are located in close proximity to Box Hill Institute of TAFE and Deakin University. Given that most of the CoW’s suburbs are strongly established, total population is projected to remain relatively stable. Total Population Population: Age 15 – 24 years Residents born overseas Tertiary Students 147,000 9369 37,900, making up 20% of the total population 8200

Source: www.whitehorse.vic.gov.au & id consulting

City of Whitehorse

Page 15 of 60

MacroPlan Australia
Setting New Standards

Public Transport
City of Whitehorse has a number of public transport services operating throughout the municipality and overall, the City is fairly well serviced. The public transport routes that operate within the City of Whitehorse and are shown on the following map.

Source: Traffix Group

City of Whitehorse

Page 16 of 60

MacroPlan Australia
Setting New Standards

5.2

Box Hill Institute of TAFE

Box Hill Institute includes three campuses along Whitehorse Road, Box Hill with its main campus being at Elgar Road as shown in Figure 2. The Institute has more than 37,000 students enrolled in over 400 full and part time courses. The international program involves over 1000 students from over 55 different countries. They are enrolled in a range of courses including business, education, financial services, arts, engineering, hospitality, multimedia and English as a second language. Figure 1. Box Hill Institute Elgar Road Campus

Source: www.bhtafe.edu.au

Box Hill Institute of TAFE is extremely well served by public transport with tram, bus and train transport options in the nearby vicinity. All three of the campuses are located within Zone 2 of the public transport network. A number of bus routes provide direct service to the institute’s various sites and a total of 19 bus routes provide a service to the Box Hill Central Transport Interchange situated in the Box Hill Business District. The Box Hill Transport interchange is a walking distance of approximately 550m or less from all of the Institute’s campuses. The Box Hill train station forms part of the Box Hill Transport Interchange and services the Lilydale and Belgrave train lines. Services operate between the Melbourne Central Activity District (CAD) and Lilydale and Belgrave respectively. Tram route 109 operates along Burwood Highway providing a service between Box Hill and Melbourne CBD. The train and tram services provide a seven day transport option with services operating during the daytime and evening.

City of Whitehorse

Page 17 of 60

MacroPlan Australia
Setting New Standards

5.3

Deakin University

Deakin University’s Burwood campus is their largest and primarily located on Burwood Highway between Elgar Road and Station Street. Figure 2. Deakin University Burwood Campus

Source: www.deakin.edu.au

The Burwood campus has over 11,000 enrolled students and is home to Deakin International. The campus includes a range of sporting facilities, café and bar, access to Gardiner’s Creek parkland and accommodation for 200 students. Deakin University has limited public transport options with two public bus and two tram routes providing a service within approximately 500m of the campus, and a shuttle bus operated by the University. The campus is located within Zone 2 of the public transport network. Bus Route 767 travels along Elgar Road and Burwood Highway adjacent to the eastern section of the campus and operates between Southland Shopping Centre and Box Hill interchange. Bus Route 732 travels along Station Street to the west of the campus and operates between Upper Ferntree Gully train station and Box Hill interchange. The University shuttle bus service runs between Box Hill train station and the campus. Tram route 75 operates along Burwood Highway between Vermont Shopping Centre and Melbourne (Flinders Street). Tram route 70 runs along Riversdale Road between Wattle Park and Melbourne (La Trobe Street).

5.4

Secondary Colleges

In addition to the tertiary institutions, several of the secondary colleges in the area have international programs which could potentially affect demand for student accommodation. Consultation with the colleges provided the following information.

City of Whitehorse

Page 18 of 60

MacroPlan Australia
Setting New Standards

Secondary College Presbyterian Ladies’ College
141 Burwood Highway, Burwood

International Students 80 None 5 90 None 96 48 15

Total Students

Comments
All international students stay in the College’s boarding house or with family/relatives.

960

Emmaus College
503 Springvale Road, Vermont South

1117

Very rarely have international students

Mt Scopus Memorial College
Burwood Hwy, Burwood Vic 3125

1800

All international students have homestay arrangements organised by the College The majority of students use homestay arrangements set up through a previously attended language school or accessed through a database at the College. Approximately 10 of the older international students have arranged their own share house accommodation although this is generally discouraged by the College.

Kingswood College
355 Station Street, Box Hill

612

Box Hill Senior Secondary College
Dunloe Avenue, Mont Albert North

620

No international student program.

Box Hill High School
Whitehorse Road, Box Hill

918

Homestay arranged by school or family. Those over 18 yrs make their own arrangements. Less than 50% of international students are over 18 yrs. The students don’t live in purpose built student accommodation. Most students stay in homestay arrangements or with relatives. Several students who are over 18 have found their own share house accommodation because of financial reasons. However this is generally discouraged by the College. All international students have homestay arrangements organised by the College

Forest Hill College
178 - 180 Mahoneys Road, Burwood East

550

Ashwood College
Vannam Drive, Ashwood

570

Secondary colleges in the area have approximately 240 international students. Considering the age of the students, the colleges generally have homestay arrangements or private boarding houses. Homestays may involve staying with families of other students at the college or homestays within and around the college where local families wish to subsidise their income. Homestays generally cost between $200-220 per week and include one (1) hot meal and two (2) cold meals per day. In some cases, such as at Kingwood College, several of the older students, who are sometimes up to 20 years old, seek private arrangements in share houses. General consensus from the local colleges was that their international students were unlikely to seek out purpose built student accommodation. Most students have accommodation arrangements with a few opting to live in share houses when appropriate. The biggest impact of this market segment on student accommodation is the take up of homestay places within the region which may otherwise have been used by tertiary international students.

City of Whitehorse

Page 19 of 60

MacroPlan Australia
Setting New Standards

5.5

Other Institutions

In considering the demand and supply of student accommodation it is important to acknowledge the potential impact that institutions outside of the municipality may have. Monash University (Clayton Campus) is located approx. 10 km south of the municipality and Swinburne University of Technology is approx. 8 km west in Hawthorn. The following tables provide a snapshot of the student enrolments at these two (2) main institutions.

Monash Clayton Campus

Student Enrolments
Total Student Enrolments International 23,499 20%

Students by Course Type
Higher Degree by Research Other Postgraduate Undergraduate 9.6% 18.1% 72.4%

Source: Monash University website Monash University's Clayton campus offers a wide range of housing and accommodation options, both on and off campus, for students, staff and visitors to the university. There are a number of ‘halls of residence’ that provide accommodation and meals for 1000 students. There is also a range of furnished flats and other short term accommodation within the immediate area available exclusively for Monash students. There are also a number of recently completed private developments within close proximity to the university that have been developed to cater for the over flow demand.

Swinburne University
Swinburne University has a number of campuses within close proximity to the City of Whitehorse, including Hawthorn and Lilydale campuses. The table below highlights the break down of student numbers. Total Student Enrolments Total International Students 14,118 20%

Although Swinburne Hawthorn offers on-campus accommodation, there may be current demand that is not being met by the facilities in that area. Given Swinburne and Box Hill are linked directly by train, the prospect of offering accommodation for Swinburne University students who are wanting to live in a vibrant ‘city like’ environment provides another possible dimension to the demand for student accommodation in the City of Whitehorse.

City of Whitehorse

Page 20 of 60

MacroPlan Australia
Setting New Standards

6

Planning Considerations
This section provides details of the federal, state and local policy directions that impact on the demand, provision and design of student accommodation. Particularly those that influence the demand and location of student accommodation facilities. These policies highlight that: • • • • Tourism provides exposure to Australia as a destination to study and live Melbourne 2030 encourages housing diversity The City of Whitehorse acknowledges the need to plan for an increase in households Residential growth is encouraged in Activity Centres, particularly Principal and Major Activity Centres.

6.1

Federal/State policy

Migration, education and tourism policies strongly influence the planning for student accommodation. Given that the majority of people seeking purpose built accommodation are international students, the influence government policy has on attracting and retaining international students is significant. Currently Australia’s migration, education and tourism policies support Australian and Victorian policy encourages students from the influx of international overseas to study in Australia, take up work and potentially visitors and students, take up residency. which increase exposure and subsequent demand for living in Australia. In many cases, students have visited Australia prior to making their tertiary education choice and it is during this ‘visiting’ period that many people are selecting Australia as their preferred place of education. PEOPLE Moreover, migration legislation encourages international students to study and in many cases remain and take up residence in Australia, which is directly linked to the need to address local skill shortage issues.

6.2

Melbourne 2030

Clause 12 – Metropolitan Development, of the State Planning Policy Framework focuses on the objectives and strategies of Melbourne 2030. Strategically located student accommodation facilities can assist the City of Whitehorse in achieving some key outcomes that are integral to the success of Melbourne 2030 and better managing growth and change. Housing objectives including the provision of appropriate housing, growth in strategic locations, diverse housing options and affordability can all be achieved by providing a range of student accommodation options in strategic locations. PRODUCT & PLACE Melbourne 2030 encourages diversity in housing options, including higher densities in and around activity centres.

6.3

Whitehorse Planning Scheme

The Municipal Strategic Statement (MSS) and Local Planning Policies provide broad statements that direct the provision of housing and development within the municipality. Furthermore, land use zoning and the particular provisions have implications on whether land can be used for student accommodation. A brief overview is provided.

6.3.1

Municipal Strategic Statement & Local Planning Policies

The MSS has four main themes of environment, housing, economic development and infrastructure. Clause 21.06 - Housing objectives include: • To maintain and enhance the character of the City’s residential areas.
Page 21 of 60

City of Whitehorse

MacroPlan Australia
Setting New Standards

• •

To provide for a wide range of housing types to meet the changing needs of the population. To ensure that higher density housing is directed to specific areas, including activity centres, with excellent public transport and shopping access and is integrated with existing residential areas in a form consistent with the character of neighbourhoods. Identifying housing areas suitable for substantial, natural and minimal change. Encouraging higher density housing development in identified areas, including activity centres, transport nodes and a range of commercial and community facilities.

Strategies to achieve these objectives include: • •

Like most established suburban areas, Whitehorse is a municipality with a limited amount of vacant land available for large scale development. Victoria in Future forecasts that by 2030, Whitehorse will have 10 400 additional households. The City of Whitehorse - Housing Study (February 2003) forecasts that 10 000 additional households need to be accommodated by 2021. In order to meet the needs of future residents, the distribution of new housing in the municipality needs to be both suitable and sustainable. New development should consider the characteristics of existing residential areas to ensure that these areas are not compromised. Compatibility between residential and non-residential uses must also be properly managed. These housing objectives are achievable through the council’s strategy of identifying substantial, natural and minimal change areas. • Minimal change: Areas which have been recognised as having heritage, environmental or landscape significance. The Housing Study wishes to preserve and enhance these areas through sensitive redevelopment. Natural change: Residential areas that have been nominated for only modest change to occur. Substantial change: These areas have been identified as having the capability to accommodate increasing residential densities. Strategic redevelopment sites are particularly important in meeting future housing needs for Whitehorse residents. PLACE The majority of CoW’s new households in the next 15 years will be accommodated by infill development within existing residential areas, both those designated substantial and natural change areas.

• •

Clause 22.03 – Residential Development builds on the MSS objectives in Clause 21.06 and ensures that development within the identified three categories of change is consistent with the housing objectives of Clause 21.06 – Housing. This policy recognises that there is a need to balance the protection of special residential areas because of their heritage or environmental significance, while providing for additional housing. In order to achieve the desired outcomes the policy designates special character areas as subject to minimal change.

To compensate for the minimal change areas that cannot support a substantial increase in housing, Clause 22.03 – Residential Development identifies and maps individual sites and thirteen higher density precincts for substantial change. As a result, there is the potential to accommodate 40% of projected growth in redevelopment sites and higher density precincts. Redevelopment sites could include student accommodation facilities if they are in strategic locations. The remaining 60% of households required by 2021 will be accommodated within the municipality’s dispersed residential areas, designated as areas of natural change. It is expected that the additional dwellings will be in the form of infill development.

6.3.2

Zoning

The Residential 1 zone promotes increased densities and acknowledges the need for a range of housing types. The most relevant purpose of the Residential 1 Zone is:
City of Whitehorse Page 22 of 60

MacroPlan Australia
Setting New Standards

‘To provide for residential development at a range of densities with a variety of dwellings to meet the housing needs of all households’. Business zones, specifically B1Z provide opportunity for appropriately designed student accommodation to occur, which could include ‘shop top’ development that has good access to the public transport network. The Business 1 Zone encourages intensive development of business centres for retailing and other complimentary commercial, entertainment and community uses. The Business 5 Zone, although not currently present in the CoW, encourages development of offices or multi-dwelling units with common access from the street. PLACE Residential growth is encouraged in activity centres with access to shopping and developments in Business Zones with access to public transport.

City of Whitehorse

Page 23 of 60

MacroPlan Australia
Setting New Standards

7

Student Accommodation Market
The development of private student accommodation is generally the result of increasing market demand and the ability to plan and develop financially feasible projects. Market demand is determined by the needs and wants of students which vary depending on their cultural background, financial situation and priorities. To understand the market, it is crucial to understand the students who use the student accommodation. One of the first things that became apparent during this study was the market division between international and Australian students. Domestic students (primarily interstate and regional students) generally seek an interactive housing experience. They generally have a better understanding of the local housing market and can arrange accommodation to suit their needs. Often, this means living in a shared house or apartment arrangements. If these students wish to use purpose built student accommodation, they generally prefer a shared living arrangement much like a share house, but arranged by a student housing management body1. Additionally, domestic students are often attracted to student accommodation on campus that is directly affiliated with the educational institution and may provide a range of entertainment, education and food services2. Off-campus, purpose built student accommodation facilities are predominantly occupied by international students, as these facilities provide a convenient way for students to establish themselves in Australia3. Often arriving from overseas with limited time to investigate the housing market prior to commencing their studies, purpose built, furnished student accommodation provides a simple and convenient housing option. MacroPlan research has found that a large number of international students will live in a purpose built facility for periods ranging from 6 months to 2 years before moving into traditional shared housing with university colleagues or other people they have come to meet. Affordability is a key consideration for students who usually have a limited earning capacity while studying. For this reason, purpose built accommodation can often be unaffordable for many students. Consequently, the student accommodation market tends to be dominated by international students who have access to the necessary funds and to a lesser extent post graduate students who are looking for more privacy and may have a greater ability to pay the rent. As a result of the study, it became clear that the major market force driving student accommodation was the international student market. This section of the report focuses on this market and the range of factors that influence it.

7.1

Factors Affecting the Market

Student accommodation is a unique form of development which is influenced by a wide range of variables that differ from traditional property or real estate investment. Considering that purpose built student accommodation is primarily used by international students, it must be considered a component of the international education export industry. Therefore it is governed by the same factors that affect other commodities exported to the global market place. Combining this consideration with general student needs means that the following factors affect the student accommodation market: • • • • Export Industry Considerations Ethnicity and Culture of Students Housing Type & Location Affordability

1 2

Student Housing Australia, 2006 Deakin University On Campus Housing 3 Student Housing Australia, 2006 City of Whitehorse Page 24 of 60

MacroPlan Australia
Setting New Standards

7.1.1

Export Industry Considerations

Exchange Rates
The value of the Australian dollar directly PEOPLE impacts the feasibility of student accommodation projects as it affects Varying international exchange rates will impact on the student expenditure or their ability to ability for some students to afford an Australian enter the market. A rise in the Australian education. This will change the demographic profile of dollar makes foreign investment in overseas students attracted to Australia as well as what Australia more expensive. Consequently, they are prepared to pay for accommodation. students using international currencies can see fluctuations in their rent based on exchange rates. For example, a rise in the Australian dollar could add the equivalent of $20 -30 dollars on a student’s weekly rent, making it unaffordable for some international students. This is compounded with increased living and tuition expenses, which also affect international student expenditure capabilities. The value of foreign currencies such as the Yuan and Rupee could directly affect the number of students coming from China and India. As these economies grow, and their respective currencies increase in value, overseas education, including Australia, will become more affordable and attractive. Close monitoring of exchange rates and the factors that influence them become important considerations for those wishing to invest in student accommodation.

Skills Shortage / Visa requirements
It is important to recognise that many international students intend to stay in Australia once they have completed their studies. With Australia currently experiencing a skills shortage, many opportunities exist for students to remain in the country. Different visas are available based on skilled migration and a student’s particular situation. Generally, this involves the graduating student meeting a number of requirements including age, language and skills. Based on demand, different skills are given more value than others. As a result, international students may be more likely to enrol in courses which will provide them with the necessary requirements to qualify for migration to Australia. PEOPLE Australia’s skill shortage is attracting a new type of international student who is more attracted to vocational skills offered by a TAFE such that they can work towards gaining permanent residency. This type of student will have different accommodation requirements. TAFE’s are targeting international students by creating and marketing courses that give students special skills for immigration.

Due to this trend, many institutions are tailoring their courses to meet the demand of those students looking to take up residency in Australia. It is noted that TAFE education has greater flexibility to provide education in a broader range of sectors. Due to the varying nature and flexibility of TAFE courses they have the ability respond quickly to emerging skills shortages and provide bridging courses for international students.

Overseas Competition
Being an export industry, providers of student accommodation must be aware of competition from overseas. This competition comes from both Australian Universities setting up international campuses along with developing countries establishing their own quality tertiary education facilities. Singapore and Beijing have both recently set up educational institutions making them competitors in the international education market. Meanwhile, Chinese and Indian educational institutions are building private English tertiary facilities geared towards domestic and import markets4. While international students will continue to see the advantage of an Australian/English education, the impact of new overseas institutions on the market

4

IDP Education Australia, Taking the Lead – Campus Review 23 June 2005

City of Whitehorse

Page 25 of 60

MacroPlan Australia
Setting New Standards

must be considered. Australia’s student accommodation is more exposed to international competitiveness than the United States or the United Kingdom who hold traditional competitive advantage (E.g. Harvard or Oxford). Australian institutions have to market their educational offer more extensively overseas to attract an increased market share. In doing so, particular focus has been to offer course that provide immediate employment prospects.

7.1.2

Ethnicity and Culture of Students
Living preferences within the international student market is not universal and varies dramatically based on ethnicity. Southeast Asian students, who traditionally formed the bulk of international students, generally prefer private units with limited communal areas, while students from India, who are rapidly becoming a greater proportion of the market, tend to prefer communal living with other Indian students. As a result, design considerations must be based on careful analysis of future international student markets, and the specific ethnicity of students enrolled at the educational institutions.

PEOPLE & PRODUCT Students with differing ethnicity and cultures have different accommodation demands. New developments should consider the type of international students that are attending the local educational institution and provide the appropriate type of accommodation. Accommodation should cater for short term tenancy until students have an opportunity to adjust to their new environment.

Additionally, Student Housing Australia has indicated that international students, particularly Asians, have a strong preference for gas burners for cooking.

Tenure pattern
International students have different accommodation tenure requirements which vary depending on culture, confidence and commitment. In many cases students are looking for short-term accommodation to allow them to become accustomed to the local way of life before moving into traditional forms of rental accommodation such as shared housing. However, some students will be seeking accommodation to meet their needs for the length of their studies. Length of stay can significantly affect the type of services & facilities that are offered with the accommodation.

7.1.3

Location

Students are particular about the location of their accommodation, which can be grouped into three (3) locational categories: Close proximity to educational institution Good access to public transport that directly connects to the educational institution Located within an activity centre that has vibrant character and good public transport connections There is specific demand for accommodation that is within walking distance to the educational institution. Generally, international students consider anything less than 500m a reasonable distance, more than 700-800m begins to generate complaints, while anything over 800m is considered a major disadvantage, to the extent that a cost reduction is sought to cover alternate travel costs (Source: Student Housing Australia)

City of Whitehorse

Page 26 of 60

MacroPlan Australia
Setting New Standards

Public transport options are also very important to international students. For accommodation located greater distances from a campus, direct access to and from the institution is considered a good locational advantage. However, the public transport fares are calculated into accommodation costs and will lower the acceptable rental price point accordingly. Students seeking ‘life’ as well as ‘educational’ experiences are attracted to Principal or Major Activity Centres, which provide access to a range of services and facilities, public transport connections and recreational options.

PLACE International students will expect accommodation costs to reflect their requirement to use public transportation if they are not within walking distance of their educational facility International students prefer accommodation within 500 m of their educational institution. Up to 800m is considered acceptable but anything more will be considered a major disadvantage Student accommodation can be located in activity centres which offer services attractive to students as long as there is a direct public transport connection to their educational institution

7.1.4

Affordability

Categories of Educational Institutions

Successful custom built student accommodation developments do not come in one shape or form. A product that works well in one location does not necessarily work well in another. As discussed above, students who choose to live in these facilities have varying needs depending on their wealth and cultural background. Wealth, a major factor in an international student’s overseas experience can dictate which type of institution they attend and where they live. Generally, Melbourne University, RMIT and Monash University attract the wealthiest students, while TAFE’s are more likely to attract those who may not be able to afford more well known institutions. As a result, there will be different types of accommodation requirements near Box Hill Institute of TAFE and Deakin University. Box Hill Institute of TAFE will generally attract students with less income to spend on accommodation. The design considerations for accommodation near each institution must take this into account.

PEOPLE & PRODUCT The type of educational institution will attract a different type of international student with different accommodation requirements. Therefore, there will be a different type of demand for accommodation near Box Hill TAFE and Deakin University.

City of Whitehorse

Page 27 of 60

MacroPlan Australia
Setting New Standards

Transport Concession for International Students
International Students in NSW and Victoria are ineligible for public transport concessions. This adds an additional expense to their daily living and impacts on what they can afford to pay in rent. In March, a NSW Administrative Decisions Tribunal decision found this to be discriminatory. This led to a group of students to challenge this policy in Victoria. While this decision is being appealed in NSW, if students in Victoria were to be successful, this would result in significant monthly savings for students and therefore provide more flexibility on the location of their accommodation. Another transport consideration is the ticketing zones of Melbourne Public Transport Network. Both Deakin University and Box Hill TAFE are located in Zone 2 of the network. The following table highlights the difference in travel costs depending on the location of the student’s accommodation. These costs must be added to the overall cost of living for students.
Transport ‘zone’ travel to attend educational institution 2 1&2 2&3 1
Source: Metlink 2006

Daily travel fare $4.30 $9.70 $8.10 $6.10

Ownership Arrangements
Student accommodation is either provided under leasehold or freehold arrangements: Leasehold – where the developer owns and operates the facility Freehold – where units are sold to individual investors with a body corporate management structure The risks associated with the provision of student accommodation investment often relate to inappropriate location, price point of the development or lack of investor knowledge. Generally, where accommodation developments are generating poor returns on an investment, it can be attributed to factors identified throughout this section of the report. It is noted that some student housing management groups will refuse to manage facilities that are inappropriately located and too expensive. Lack of investor knowledge can also have a significant impact on their investment. Investors are often unaware of the requirements that are placed on developments when they are approved (permit conditions), which leads to unmanageable expectations or tenant requirements. PEOPLE Due to freehold arrangements, the feasibility of a student accommodation project for a developer is not always directly related to what international students are able to afford.

Furthermore, many developers do not understand that the factors affecting the student accommodation market are very different to the traditional housing market, such as the exchange rate variances and international policy.

City of Whitehorse

Page 28 of 60

MacroPlan Australia
Setting New Standards

7.2

City of Whitehorse Student Accommodation Market

As demonstrated in the previous section of this report, there are a range of factors that affect the student accommodation market. The number of international students living in the CoW will greatly impact demand for student accommodation. To understand demand for student accommodation, the following must be considered: 1. demographic profiles of students at the local education institutions 2. future directions of the educational institutions 3. projections for the international student market The following sections provide insight into these factors.

7.2.1

Demographic Profiles of Box Hill Institute of TAFE & Deakin University Students

In order to gain an understanding of the Whitehorse student population, student demographic profiles have been prepared based on enrolment information for Deakin University and Box Hill TAFE. Different information was available from each institution so they have been assessed accordingly. Box Hill Institute of TAFE has been assessed using 2005 data in which they had 823 international students, while Deakin University was assessed on 2004 data from the Burwood campus where it had 2,562 international students.

Where They Reside
As illustrated below, Box Hill was the preferred place of residence for international students attending Box Hill TAFE. The majority of international students enrolled there live in the Box Hill and Blackburn area, and generally in the eastern suburbs.
International students - Place of residence
200 180 160 140 Number of students 120 100 80 60 40 20 0 Inner City Western suburbs Northern suburbs Eastern suburbs Box Hill Suburbs Box Hill North Blackburn South Eastern suburbs Southern suburbs

Source: Box Hill TAFE (2005)

The thematic map on the following page details the concentrated residential location of Deakin University students around the campus. Although this map is based on all Deakin students and not specifically international students, based on the Box Hill statistics it can be assumed that Deakin international students will also be concentrated around the university.5

5

Specific residential location information for international students at Deakin University was not available.

City of Whitehorse

Page 29 of 60

MacroPlan Australia
Setting New Standards

It is important to highlight that while concentrated around the university, the map below illustrates a clear preference to live north of Deakin University towards towards Box Hill Principal Activity Centre and east and west of the university along the tram route.

It should also be noted that a large number of students who live near the University are just outside the City of Whitehorse. While these students will be using many of the services in CoW, the CoW is missing out a significant amount of escape expenditure.

City of Whitehorse

Page 30 of 60

MacroPlan Australia
Setting New Standards

Migration to the City of Whitehorse
In most areas of Australia, population change is driven by migration. Although natural increase is an important factor, it is migration that drives demographic change in a less predictable, more fluctuating manner. The key driver of population increase in the City of Whitehorse is the increase in persons under 34, accounting for 57% of total migration6. This trend has been the result of significant overseas and interstate migration. Figure 3.
16,000

5 year migration inflow 1996 to 2001 (total flows) –City of Whitehorse
Student housing demand
Overseas Interstate Regional Victoria

14,000

12,000

Metropolitan Melbourne Whitehorse LGA

10,000

8,000

6,000

4,000

2,000

0 Less than 25 25-34 35-54 55-64 65+

Source: ABS Custom Consultancy (2001). MacroPlan Australia (2005).

Figure 3 above shows migration figures for the City of Whitehorse based on where people have come from. During the five year period, 45% of all migrants originated from the Melbourne metropolitan region, 28% migrated within the city itself, 13% came from overseas and the remainder from interstate (8%) and regional locations (5%). Of most relevance to student accommodation are the overseas, interstate and regional Victoria migrants aged 34 years or younger. Students attending Deakin University or Box Hill Institute of TAFE who are already living in Whitehorse are less likely to move into student accommodation. Those coming to the area specifically to study are the primary market.

Origin of international students
International students in CoW come from a wide range of countries. As seen below, the institutions have a different international student profile.

6 ABS, 5 year migration inflow 1996 to 2001 (total flows) –City of Whitehorse

City of Whitehorse

Page 31 of 60

MacroPlan Australia
Setting New Standards

Figure 4.
Country of origin Korea China Pakistan Hong Kong India Taiwan Sri Lanka Japan Malaysia Colombia Taiwan Indonesia Vietnam Mauritius Bangladesh

International Student Profile, CoW
Box Hill Tafe Students 90 80 76 63 62 60 57 56 46 29 28 26 24 22 16 % 11% 10% 9% 8% 8% 7% 7% 7% 6% 4% 3% 3% 3% 3% 2% Deakin University Country of origin Students Hong Kong Malaysia China Sri Lanka Indonesia India Singapore Zimbabwe South Korea Taiwan Thailand Canada USA Vietnam Bangladesh 454 365 313 289 273 210 152 51 47 44 41 32 31 28 26 % 18% 14% 12% 11% 11% 8% 6% 2% 2% 2% 2% 1% 1% 1% 1%

Source: Box Hill TAFE (2005), Deakin University enrolment (2004)

Figure 4 above identifies international students as predominantly sourced from Asian countries. Asian students account for up to 90% of the total international market. Deakin University has a more diverse catchment, reflecting Deakin University’s reputation as an international education provider.

PEOPLE While predominantly Asian, the origin of students attracted to either institution will vary dependant on the courses offered. Deakin University is more likely to attract student from wealthier countries such as Hong Kong, Singapore, U.S.A. and Canada

What are they studying?
Each educational facility has attracted an international student profile based on their most recognised field of study.

Deakin University has primarily attracted students to their Undergraduate course, accounting for 63% of total students, while Box Hill TAFE has primarily attracted students to Diploma based courses, accounting for 62%. Figure 5.
Level of Study

Level of Study
Box Hill Tafe Students 263 243 174 40 31 24 16 8 4 20 % 32% 30% 21% 5% 4% 3% 2% 1% 0% 2% Level of Study Deakin University Students 3450 1368 369 215 72 % 63% 25% 7% 4% 1%

Advanced Diploma Diploma ELICOS Certificate III Certificate IV Bachelor Degree Transfer Program Certificate II Associate Degree VCE

Undergraduate Higher degree by coursework Other postgraduate Non-award Higher degree by research

Source: Box Hill TAFE (2005), Deakin University enrolment (2004) ELICOS - English Language Intensive Courses for Overseas Students

Figure 6 below shows the specific field of study undertaken by international students. The most popular courses of study for international students at Box Hill TAFE are hospitality (25%) and ELICOS/Business studies (19%). At Deakin University, students have been attracted to more traditional fields of study such as Commerce (63%).

City of Whitehorse

Page 32 of 60

MacroPlan Australia
Setting New Standards

Overall, the profile of international students studying at institutions located in the municipality is diverse, with a significant proportion of students studying in a wide variety of fields. Figure 6.
Department

Field of Study
Box Hill Tafe Students 226 172 168 73 44 41 36 26 24 22 21 15 13 9 5 % 25% 19% 19% 8% 5% 5% 4% 3% 3% 2% 2% 2% 1% 1% 1% Department Deakin University Students 3291 903 337 306 141 134 56 50 35 7 % 63% 17% 6% 6% 3% 3% 1% 1% 1% 0%

Hospitality & Tourism ELICOS Business Programs Business Programs Engin. Extractive Indust, Tech Electronics Media, Design & Arts Performing Arts Information Technologies Automotive Studies Vocational Access & Educatio Health & Community Services Hair, Beauty & Floristry Animal & Biological Sciences Building & Furniture Studies

Management and Commerce Information Technology Society and Culture Engineering and Technologies Health Education Natural and Physical Sciences Architecture and Building Creative Arts Agriculture/Environmental

Source: Box Hill TAFE (2005), Deakin University enrolment (2004) ELICOS - English Language Intensive Courses for Overseas Students

7.2.2

Future Direction of Educational Institutions

Throughout the research undertaken for this study, many discussions occurred with representatives of Box Hill Institute of TAFE and Deakin University. The following issues must be considered when assessing future demand for student accommodation.

Major ‘On-campus’ Development
Currently there is an under supply of on-campus accommodation. Box Hill TAFE does not offer accommodation whilst Deakin University offers 200 beds, which is currently made up of 75% of domestic students and 25% international students. PEOPLE A large amount of on-campus student accommodation development could significantly affect the demand for offcampus accommodation. Based on discussions with representatives from the on campus student accommodation, it is recognised that some consideration is being given to providing more on campus accommodation as there are currently a substantial number of students not offered an accommodation placement.

Deakin University is currently investigating the feasibility of developing more on-campus accommodation. In the event that Deakin University develops their site further, it could greatly affect the off-campus accommodation suppliers. There is very little purpose built student accommodation currently offered in Box Hill, although there have been recent approvals for new developments and construction on some has begun. This could potentially entice the Box Hill TAFE to provide on-campus accommodation to satisfy the needs of their students.

City of Whitehorse

Page 33 of 60

MacroPlan Australia
Setting New Standards

Change in International Student Numbers
A significant change in international student numbers would greatly impact the student accommodation market. In the period from July to December 2007, Deakin University’s International Campus at Toorak is relocating to their Burwood campus. This relocation will see an increase of approximately 2900 international students at the Burwood campus. This will consists of up to 300 English language students, 1400 Melbourne Institute of Business and Technology PEOPLE & PLACE (MIBT) students and 1200 post graduates. This The relocation of Deakin University’s increase in post graduate students is likely to play a International Student Campus to significant role in increasing the demand for student Burwood will result in an influx of up to accommodation as post graduate students currently 2900 international students to the occupy a substantial amount of the purpose built area. units. Similarly it can be reasonably anticipated that the number of international students at each of the institutions is likely to continue to increase as they maintain their direct marketing towards fee paying international students and adjust their course offerings to meet international needs. Box Hill Institute of TAFE is heavily marketing towards international students.

In the event that there is a shift away from Australia as a preferred education location towards a preference for local institutions (i.e. China), there could be a drop in international student numbers. This could significantly reduce the demand for student accommodation. The availability of relevant courses and campus facilities that meet student needs are crucial for a stable or growing student accommodation market.

7.2.3

Conclusions

The importance of maintaining course relevance and campus facilities that meet student needs is directly related to Australia’s competitiveness in the international student market. Demand for student accommodation will be reduced if the educational offer of the main institutions in the City of Whitehorse no longer meets the needs of prospective international students. It appears that the number of international student enrolments will continue to grow, which is supported by the ability and desire of international students to obtain a Student visa allowing them to study and live in Australia. Housing needs are driven primarily by price and location. There is an overwhelming preference to be located within easy walking distance to educational campuses. Many students, both international and domestic, opt to use share house arrangements which offer affordability and access to the campuses. Access to public transport and activity centres are also key locational attributes for student accommodation. The added convenience of purpose built student accommodation is most attractive to international students and domestic students from interstate and regional areas. Offering diverse and affordable housing for this market should be a key objective. Discussions with Deakin University has identified that there is a substantial demand for on-campus accommodation from both domestic and international students. It is estimated that the demand is approximately triple what is currently available on-site. Due to the lack of supply, Deakin University does not promote internationally that they have on-campus student accommodation available. This suggests that there may be opportunity to establish joint venture partnerships for the educational institutions to promote private student accommodation to add to the attractiveness of these institutions.

City of Whitehorse

Page 34 of 60

MacroPlan Australia
Setting New Standards

8

Student Accommodation Supply Assessment
This study has identified a range of student accommodation types. Specifically relevant to this study are the following purpose built varieties: • • • Residence Halls and Colleges Individual Student Studios and Apartments Shared Student Apartments and Townhouses

It is important to understand that some of these accommodation types such as shared housing, group housing and homestays provide a significant amount of housing for students without being quantifiable. Homestays for example, can be arranged through private programs, friends, relatives or educational institutions. Once students are placed with families, there is no obligation to stay with that family or for families to report that students have moved on. Shared housing can be made up of a combination of people who are not necessarily students and do not have any management to keep track of these arrangements. Group housing usually has some form of management but can still be made up of an arrangement of people, who are not necessarily all students. Informal accommodation is often the result of an arrangement between friends, through institution websites or housing notice boards advertising vacant rooms. The informality and flexibility of these arrangements make them highly adaptable to market demand. Reviewing local notice boards and institution websites revealed that accommodation was generally available from between $70 and $150 per week depending on location, quality and number of tenants within a facility. Consistent with the findings of this study, informal notices tended to highlight the proximity of accommodation to the institution. The same characteristics that make these facilities unquantifiable prevent planning controls and policies from impacting on them. Consequently, this study and the supply assessment must focus on developments specially designed for student use. The table on the following page presents the student accommodation currently available within the CoW.

City of Whitehorse

Page 35 of 60

MacroPlan Australia
Setting New Standards

8.1.1

Survey of Existing Student Accommodation in the Municipality

The table below illustrates the range of existing purpose built student accommodation in the CoW. It was compiled through information gathered during MacroPlan’s: Internet and telephone research Visual surveys of the region Discussions with accommodation managers, student housing services, Council staff and welfare officers at both Box Hill Institute of TAFE and Deakin University. Facility Deakin Student Village International House Cherry Tree Village Location campus Beds 200 Cost $193-216 per week $186-216 per week $186-216 per week Services & Facilities Single rooms in 10 person unit with shared facilities 2-7 bed purpose built units. Private rooms with shared facilities Multi bedroom converted townhouses. Private rooms with shared facilities 2, 3 and 4 bedroom units with shared common area. Studio apartments Private rooms, with shared facilities and includes 3 meals per day. Private rooms. Shared bathrooms, kitchens and lounge areas.

8 Uganda Street Cherry Tree Lane

83

98

MISA

51 Station Street 234 Warrigal Road 15 Hay Street

28

$165-200 per week $195-220 per week $220 per week

Campus Walk 4 Canaan International Student Centre Carinya

32 110

32-34 Kangerong Road

45 Approximately 10 double rooms

$160 Doubles $270

The above facilities accommodate approximately 600 students in the City of Whitehorse. Discussions with the managers of these facilities indicated that nearly all rooms where occupied and there continued to be strong demand. The majority of rooms in these facilities were occupied by international students. Student Housing Australia who manage over 1000 rooms around the country, state they have 98% international students. However, some facilities such as MISA had been attractive to students from regional Victoria. Deakin University also had a strong tendency to attract Australian students to their on campus accommodation and suggest they have demand for approximately three times as many rooms.

City of Whitehorse

Page 36 of 60

MacroPlan Australia
Setting New Standards

8.1.2

Approved or Pending Applications for Student Accommodation

The table below shows recently approved or pending planning permits applications (as at October 2006) for student accommodation within the city of Whitehorse. While it is not guaranteed that these facilities will be built, they potentially represent an additional 429 rooms. Location 6 Bruce Street, Box Hill Beds 46 Cost $285 Services & Facilities 46 studio apartments Communal area and caretaker’s apartment. 39 67 48 unknown unknown unknown TBC TBC Private bedrooms and 4 two bed shared rooms. Each has kitchenette. Communal lounge. 26 units with 50 beds 14 studio apartments.

14 Spring Street, Box Hill 16-18 Poplar Street, Box Hill 5 Poplar Street, Box Hill 1219-1221 Riversdale Road 216 Burwood Highway, Burwood 310 Burwood Highway

50 14

unknown unknown

45

unknown

9 studio apartments 9 two bedroom apartments 3 three bedroom apartments

388-390 Burwood Highway 1 Delany Avenue, Burwood 867-869 Canterbury Road, Box Hill

78 25 17

unknown unknown unknown

TBC 25 studio apartments Apartments

Existing and proposed student accommodation facilities have been mapped on the following page.

City of Whitehorse

Page 37 of 60

MacroPlan Australia
Setting New Standards

8.1.3

Existing and Proposed Student Accommodation

City of Whitehorse

Page 38 of 60

MacroPlan Australia
Setting New Standards

9

Student Accommodation Demand Assessment
The demand and supply analysis outlined in this report highlights that there are key location and price factors affecting the demand for student accommodation. Although there are an increasing number of student accommodation developments being constructed or planned, the analysis has found that there will be on-going demand for student accommodation.

9.1

Future of the International Student Market

Globalisation is forcing structural change of the international student market. Transnational education, regional (world) education cities, technology and changes in the global market can have broader impacts on the Australian International Student Market. While Australia is positioned to adjust to these changes, they must be understood as potential factors that could alter the student accommodation market in both Australia and the City of Whitehorse. Growth of transnational education provision (universities establishing campuses in other countries) could see a change in the way institutions respond to the growing international student market. By taking the market to the students the demand for student accommodation needs in CoW could be significantly reduced. However, it is noted that motivation for an international education is often driven by the desire for students to experience other cultures and languages as well as the opportunity to permanently migrate to another country such as Australia. The Singapore and Malaysian governments are currently aiming to make themselves ‘regional educations hubs’, which may include promoting the transnational education concept. The success of a regional hub in South East Asia could greatly impact the regional student accommodation market. Technology improvements and increased courses by correspondence may overtime eliminate the need to attend courses and campuses in person. Although it is recognised (given the large investment in campus infrastructure) that in the foreseeable future institutions are unlikely to move to this model, the incremental change overtime may have an impact on the demand for accommodation. With China’s economy experiencing unprecedented growth, a greater importance is being placed on the Chinese language. In the future, this may result in students seeking a Chinese education as an advantage for breaking into the market. While the importance of English language will remain, Chinese Students may see less benefit in receiving an education in English. The following sections show that Australia has been coping with these changes very well. However, it is important to consider all these issues when looking at the future of the international student market.

International Student Projections
In 2002, IDP Education Australia Limited published, Global Student Mobility 2025 a forecast of demand for international education. The study looked at 130 countries, focusing on key factors which were: • • • • income per capita population local tertiary education participation propensity of tertiary students to study abroad.

The study forecasted a 9-fold increase of international students studying in Australia between 2000 and 2025. This translates to nearly one million international students. Most important for this study is the number of on-shore students (those who reside and study in Australia) which it forecasted to be 560,000 students. Demand for international education will be driven by Asia, China and India7.

7

IDP Education Australia Global Student Mobility 2025, Sept 2002 Page 6039 of 60

City of Whitehorse

MacroPlan Australia
Setting New Standards

Figure 7.

Projected Demand Australian Higher Education

PEOPLE
Source: IDP Education Australia Global Student Mobility 2025, Sept 2002

Figure 7 shows both transnational and on-shore international student projections for higher education. On-shore students, who are the focus this study are projected to grow to nearly 300,000 by 2015 and well over 500,000 by 2025.

While the international student market is changing and presents a new set of variables to consider, according to projections and subsequent trends, Australia’s ability to attract students is expected to continue.

While this long term forecast is generally considered to be high, it is indicative of the strong international student growth going into the future. It is also supported by data collected by Australia Education International (AEI) showing that up to 2005, growth has slightly exceeded this forecast shown in Figure 8. Figure 8. Sector Higher Education Vocational Education School Education ELICOS Other¹ Total Overseas Student Enrolment in Australia by Major Sector, 2002- 2005 2002 116,236 53,933 23,750 57,795 21,838 273,552 2003 136,683 56,496 27,631 60,960 23,556 304,326 2004 151,304 58,020 27,820 61,144 23,942 322,230 2005 163,930 66,086 25,542 64,966 24,291 344,815 % change 2004 to 2005 8.3% 13.9% -8.2% 6.3% 1.5% 7.0%

¹Includes enabling, foundation and non-awards courses Source: AEI, Year 2005 Market Indicator Data Table E, MacroPlan Australia 2006

As highlighted in blue, AEI data in Figure 8 shows that higher education, vocational and English Language Intensive Courses for Overseas Students (ELICOS) sectors as contributing to the majority of the market. Higher education and ELICOS growth in 2005 is generally in line with the ‘all sector’ average or 7%, highlighted in red. Vocational education is driving the market with the strongest growth with a nearly 14% increase. The following graph in Figure 9 illustrates the current 2006 growth in all sectors. Growth has been similar to 2005, it appears to be following the same trend as previous years.

City of Whitehorse

Page 6040 of 60

MacroPlan Australia
Setting New Standards

Figure 9.

International Student Enrolments – All Sectors
240,000 220,000 200,000 180,000 160,000 140,000 120,000 100,000 Jan Feb
2002

Mar

Apr
2003

May

Jun
2004

Jul

Aug

Sep
2006

Oct

Nov

Dec

2005

Preliminary

Source: AEI Monthly Summary of International Enrolment Data April 2006

Which Countries are driving the market?
There is a shift occurring in the country of origin in the international student market. The table below shows: • • • • China, Hong Kong and Indonesia as representing the largest proportion of the market in 2002, highlighted in orange. Between 2002 and 2005 China continued its growth with an increase of 33,368 enrolments and 17.8% increase between 2004 and 2005. PEOPLE India also experienced strong growth, particularly between There is already beginning to 2003 and 2005, as highlighted in blue. be a transition from Southeast Asian students to As highlighted in red, students from Hong Kong, Indonesia Chinese, Indian and South and Singapore are decreasing while China, India and South Korean Students. Korea are emerging markets.

City of Whitehorse

Page 6041 of 60

MacroPlan Australia
Setting New Standards

These new markets are compensating for the decline in some of the traditional ones providing Australia with a 7% overall increase of international student enrolments in 2005. Figure 10. Country China India South Korea Hong Kong Malaysia Japan Thailand Indonesia U.S.A Singapore Sub-total Other Total Student Enrolments in Australia - Top 10 Source Countries, 2002-2005 2002 47,816 11,342 18,607 22,084 17,512 17,327 15,622 20,972 11,063 12,051 194,396 73,156 273,552 2003 58,458 14,332 22,085 23,848 19,795 19,069 17,008 20,336 12,210 11,840 218,981 85,345 304,326 2004 68,895 20,716 23,673 22,919 19,972 19,710 16,267 18,041 12,637 10,829 233,659 88,571 322,230 2005 81,184 27,661 26,259 21,184 19,342 19,031 16,496 16,042 12,452 9885 249,536 95,279 344,815 % change 2004 to 2005 17.8% 33.5% 10.9% -7.6% -3.2% -3.4% 1.4% -11.1% -1.5% -8.7% 6.8% 7.6% 7.0%

Source: AEI, Year 2005 Market Indicator Data Table A

Victoria in the International Student Market
Victoria and New South Wales have traditionally captured the majority of the international student market. This was still the case at the end of 2005 although Victoria captured slightly less than the national average increase in enrolments. While South Australia and Tasmania have seen the largest increases, they still comprise a small portion of the overall market. Figure 11. State/Territory New South Wales Victoria Queensland Western Australia South Australia ACT Tasmania Northern Territory Australia Time Series Data of Overseas Student Enrolment by State/Territory 2002 109,536 74,152 43,469 26,982 11,042 5109 2670 602 273,552 2003 118,074 83,907 49,397 29,927 13,567 6042 2933 479 304,326 2004 124,871 88,758 53,148 30,316 15,346 6099 3281 411 322,230 2005 135,035 94,355 55,859 31,215 17,936 6376 3646 413 344,815 % change 2004 to 2005 8.1% 6.3% 5.1% 3.0% 16.9% 4.5% 11.1% 0.5% 7.0%

Source: AEI, Year 2005 Market Indicator Data Table C, MacroPlan Australia

City of Whitehorse

Page 6042 of 60

MacroPlan Australia
Setting New Standards

Figure 12 shows higher education, vocational and ELICOS students make up the majority of the international student market in Victoria. Higher education and vocational education are driving Victoria’s growth while the ELICOS sector remained relatively stable during the 2004 to 2005 period. The vocational education sector experienced particularly strong growth with a 24.4% increase. Figure 12. Sector Higher Education Vocational Education School Education ELICOS Other Total Overseas Student Enrolments in Victoria by Major Sector 2002 36,252 12,898 7147 12,060 5795 74,152 2003 43,260 12,851 8269 13,705 5822 83,907 2004 47,935 13,311 8204 13,661 5647 88,758 2005 51,070 16,556 7503 13,581 5617 94,335 % change 2004 to 2005 6.5% 24.4% -8.5% -0.5% -0.5% 6.3%

Source: AEI, Year 2005 Market Indicator Data Table G, MacroPlan Australia

Looking more specifically at the two major markets of higher and vocational education, there are some key differences between the markets by source country and by state. While Victoria is attracting significantly fewer vocational students than NSW, Victoria has attracted more than twice as many students from India, as shown in Figure 13. At the same time, there are approximately 800 more Indian students using Victorian higher education compared with NSW. Interestingly, NSW has over 2800 more Chinese students in higher education than Victoria. Considering that India is one of the strongest emerging markets, there is a competitive advantage for Victoria to capture future growth. Figure 13.Overseas Student Enrolments, State by Source Country by Major Sector, 2005 Higher Education VIC China India Indonesia Malaysia Hong Kong Total (All Nationalities) 5411 4179 1357 1999 973 20,160 NSW 8267 3404 1079 764 1117 23,838 Vocational Education VIC 1890 1969 542 410 730 10,062 NSW 3760 805 852 285 916 18,819

Source: AEI, Year 2005 Market Indicator Data Table 9b and 10b, MacroPlan Australia

PEOPLE Victoria and NSW continue to be the leaders in attracting international students. Victoria is capturing a larger percentage of the Indian international student market, an increasing number of whom are looking for vocational education.

City of Whitehorse

Page 6043 of 60

MacroPlan Australia
Setting New Standards

9.1.1

Conclusions

Growth in the international student market is expected to continue. The continued emergence of countries demanding ‘western’ education is driving the growing market along with the potential for students to migrate to Australia. Chinese and Indian student numbers will increase significantly while some of the more traditional markets will decline. Higher education continues to be the major attraction for international students although vocational education is driving the overall growth in the market. It can be anticipated that the number of international students at each of the institutions is likely to continue increasing as they maintain their direct marketing towards fee paying international students and adjust their course offerings to meet international needs. In the City of Whitehorse, the figures suggest Deakin will continue to have an increase in international students. Box Hill Institute of TAFE has the opportunity to capitalise on the strong demand for vocational education responding to Australia’s skills shortage. This is accentuated by the strong demand for Victorian vocational education by people from India. PEOPLE Higher education continues to be a major attraction for international students although vocational education is driving the overall growth in the market

School education, ELICOS and other educational opportunities are not showing any signs of growth and are therefore unlikely to be an important factor considering future demand for student accommodation.

City of Whitehorse

Page 6044 of 60

MacroPlan Australia
Setting New Standards

9.2

Future Market Demand in the City of Whitehorse

This report has discussed a range of factors that impact the student accommodation market. AEI and IDP data support MacroPlan’s findings that the market is likely to experience continued growth in the foreseeable future. Therefore, in predicting the future pattern of growth it is important that a list of market assumptions are identified and monitored.

9.2.1

Assumptions

The following assumptions have been made based on the research completed during this study. They are necessary for determining the current demand and forecasting future demand for student accommodation. • • All figures are accurate based on research during the study. All international students residing in the CoW who used student accommodation are attending Box Hill Institute of TAFE or Deakin University. While some students in Whitehorse maybe attending other institutions including Monash University which are outside the CoW, it can be assumed that an equal number of students from Whitehorse would be living in student accommodation outside of Whitehorse. Box Hill Institute of TAFE and Deakin University has experienced 7% growth over the last several years. International student numbers have been provided based on 2005 and 2004 data respectively. To bring these figures in line with the 2006 data for student accommodation, a growth rate of 7% has been assumed in line with AEI data. 95% of students in purpose built student accommodation are international students. This is based on Student Housing Australia stating that 98% of their residents across Australia are international students. However, SHA did recognise that one of their facilities in Whitehorse did have slightly more domestic students than normal. Considering that the some of the other facilities in Whitehorse were strictly for international students, 95% is considered a reasonable estimate. Demand for student accommodation is based strictly on the international student market. While we assume 5% of beds are currently occupied by domestic students, future demand will be based primarily on the increase in international students. Deakin University will continue to allocate 75% of their on-campus student accommodation beds to Australian students. Based on discussions with Deakin University on-campus housing, they do not advertise to international students. However, if they did, they predict they would have a vast majority of international students using their accommodation. All student accommodation beds in the CoW are occupied. Based on conversations with managers of student accommodation facilities, all beds are usually taken and they often have to refuse potential tenants. Additionally, new facilities are experiencing very fast take up rates on available beds. The international students currently studying at Deakin International in Toorak will all relocate to Deakin University Burwood when the Toorak campus ceases operation in 2007/08.













City of Whitehorse

Page 6045 of 60

MacroPlan Australia
Setting New Standards

9.2.2

Demand Calculations

Current demand for student accommodation in CoW is based on the percentage of international students. The following formula has been used to determine the current demand for student accommodation. % of international students currently living in purpose built student accommodation in the CoW

Number of international students using student accommodation in CoW
__________________________________________________________________

X 100

=

Number of international students at Box Hill TAFE and Deakin University

Number of international students using student accommodation in CoW Deakin University provides 50 on-campus beds for international students. Scattered around Deakin University and Box Hill TAFE, 396 beds are available in off-campus student accommodation facilities. Assuming 95% of these are used by international students, they are currently occupying 376 of these beds. In total, international students are using a total of 426 beds in the city of Whitehorse, both on and off-campus. Number of international students at Box Hill TAFE and Deakin University Data acquired from Deakin University and Box Hill Institute of TAFE has been indexed to a standard baseline of the year 2006. It is therefore assumed that a total of 3814 international students currently attend these two institutions. The following calculation determines the percentage of international students that currently use purpose built student accommodation. 426 ___________ 3814 For analysis purposes, we can assume that 11.2% of future international students will seek purpose built student accommodation.

X 100

=

11.2%

City of Whitehorse

Page 6046 of 60

MacroPlan Australia
Setting New Standards

9.2.3

Projections

Based on international student projection data from AEI and IDP, it could be concluded that international student growth will continue at 7% per annum. In Australia, the growth rate for Vocational education has been higher than this while growth in higher education has been slightly lower. Given, that IDP forecasts and AEI data are based on all sectors, we have decided to use the all sector growth rate of 7% as an expected growth rate. In order to understand various scenarios, MacroPlan has prepared projections for international students in Whitehorse based on low, expected and high scenarios.

Low Expected High

4% 7% 10%

Based on approximately 50% less than expected growth. Based on AEI and IDP forecasts for the Australian international student market. Based on approximately 50% more than expected growth.

Additionally, MacroPlan has calculated the number of students who wish to use student accommodation based on varying demand scenarios at different rates of growth.

Scenario Decreased Demand

Demand 5%

Example If weekly rents are increased, or the wrong form of student housing is provided, demand could drop. This figure has been calculated based on the current statistics. Given that student accommodation facilities are generally at capacity, it is assumed that current demand may be closer to 15%. If the CoW proactively promoted specific student accommodation at targeted markets, demand could increase to 20%

Calculated Demand Assumed Demand

11.2% 15%

Increased Demand

20%

City of Whitehorse

Page 6047 of 60

MacroPlan Australia
Setting New Standards

The following tables show projected international student numbers, the number of students who will use student accommodation under different demand scenarios and the number of additional beds that will be required in the City of Whitehorse to meet this market demand. Figure 14. Projection 1 – Based on Low Growth at 4%

Total Student Accommodation Demand 2007-2030
Growth Rate: Year International Students (No.) % Int. students in accomm 5% 11.2% 15% 20% Year International Students (No.) % Int. students in accomm 5% 11.2% 15% 20% 2006 3814 426 4% 2007 3966 198 444 595 793 2019 10,815 541 1211 1622 2163 2008 7025 351 787 1054 1405 2020 11,247 562 1260 1687 2249 2009 7306 365 818 1096 1461 2021 11,697 585 1310 1755 2339 2010 7598 380 851 1140 1520 2022 12,165 608 1362 1825 2433 2011 7902 395 885 1185 1580 2023 12,652 633 1417 1898 2530 2012 8218 411 920 1233 1644 2024 13,158 658 1474 1974 2632 2013 8547 427 957 1282 1709 2025 13,684 684 1533 2053 2737 2014 8889 444 996 1333 1778 2026 14,231 712 1594 2135 2846 2015 9244 462 1035 1387 1849 2027 14,801 740 1658 2220 2960 2016 9614 481 1077 1442 1923 2028 15,393 770 1724 2309 3079 2017 9999 500 1120 1500 2000 2029 16,008 800 1793 2401 3202 2018 10,399 520 1165 1560 2080 2030 16,649 832 1865 2497 3330

Additional Student Accommodation Bed Requirement 2007-2030
Growth Rate Year International Students (No.) % Int. students in accomm 5% 11.2% 15% 20% Year International Students (No.) % Int. students in accomm 5% 11.2% 15% 20% 2006 3814 4% 2007 3966 -228 18 169 367 2019 10,815 115 767 1196 1737 2008 7025 -75 343 628 979 2020 11,247 136 815 1261 1823 2009 7306 -61 374 670 1035 2021 11,697 159 866 1329 1913 2010 7598 -46 407 714 1094 2022 12,165 182 918 1399 2007 2011 7902 -31 441 759 1154 2023 12,652 207 973 1472 2104 2012 8218 -15 476 807 1218 2024 13,158 232 1029 1548 2206 2013 8547 1 513 856 1283 2025 13,684 258 1088 1627 2311 2014 8889 18 551 907 1352 2026 14,231 286 1150 1709 2420 2015 9244 36 591 961 1423 2027 14,801 314 1213 1794 2534 2016 9614 55 633 1016 1497 2028 15,393 344 1280 1883 2653 2017 9999 74 676 1074 1574 2029 16,008 374 1349 1975 2776 2018 10,399 94 720 1134 1654 2030 16,649 406 1420 2071 2904

Note: Additional Student Accommodation Bed Requirement is for information purposes only: If all proposed student accommodation beds listed at section 8.1.2 were to be approved and constructed, an additional 429 beds will become available. If 95% of them are occupied by international students (408 beds), 21.8% of all Whitehorse international students would be living in purpose built student accommodation. This assumes that the total number of international students remains unchanged at the time the additional beds become available.

City of Whitehorse

Page 6048 of 60

MacroPlan Australia
Setting New Standards

Figure 15.

Projection 2 – Based on Expected Growth at 7%

Total Student Accommodation Demand 2007-2030
Growth Rate: Year International Students (No.) % Int. students in accomm 5% 11.2% 15% 20% Year International Students (No.) % Int. students in accomm 5% 11.2% 15% 20% 2006 3814 426 7% 2007 4081 204 457 612 816 2019 15,295 765 1713 2294 3059 2008 7266 363 814 1090 1453 2020 16,365 818 1833 2455 3273 2009 7775 389 871 1166 1555 2021 17,511 876 1961 2627 3502 2010 8319 416 932 1248 1664 2022 18,737 937 2099 2811 3747 2011 8902 445 997 1335 1780 2023 20,048 1002 2245 3007 4010 2012 9525 476 1067 1429 1905 2024 21,452 1073 2403 3218 4290 2013 10,192 510 1141 1529 2038 2025 22,953 1148 2571 3443 4591 2014 10,905 545 1221 1636 2181 2026 24,560 1228 2751 3684 4912 2015 11,668 583 1307 1750 2334 2027 26,279 1314 2943 3942 5256 2016 12,485 624 1398 1873 2497 2028 28,119 1406 3149 4218 5624 2017 13,359 668 1496 2004 2672 2029 30,087 1504 3370 4513 6017 2018 14,294 715 1601 2144 2859 2030 32,193 1610 3606 4829 6439

Additional Student Accommodation Bed Requirement 2007-2030
Growth Rate Year International Students (No.) % Int. students in accomm 5% 11.2% 15% 20% Year International Students (No.) % Int. students in accomm 5% 11.2% 15% 20% 2006 3814 7% 2007 4081 -222 31 186 390 2019 15,295 339 1256 1868 2633 2008 7266 -63 357 664 1027 2020 16,365 392 1376 2029 2847 2009 7775 -37 414 740 1129 2021 17,511 450 1504 2201 3076 2010 8319 -10 475 822 1238 2022 18,737 511 1641 2385 3321 2011 8902 19 540 909 1354 2023 20,048 576 1788 2581 3584 2012 9525 50 610 1003 1479 2024 21,452 647 1946 2792 3864 2013 10,192 84 684 1103 1612 2025 22,953 722 2114 3017 4165 2014 10,905 119 764 1210 1755 2026 24,560 802 2294 3258 4486 2015 11,668 157 850 1324 1908 2027 26,279 888 2486 3516 4830 2016 12,485 198 941 1447 2071 2028 28,119 980 2692 3792 5198 2017 13,359 242 1039 1578 2246 2029 30,087 1078 2913 4087 5591 2018 14,294 289 1144 1718 2433 2030 32,193 1184 3149 4403 6013

City of Whitehorse

Page 6049 of 60

MacroPlan Australia
Setting New Standards

Figure 16.

Projection 3 – Based on High Growth at 10%

Total Student Accommodation Demand 2007-2030
Growth Rate:
Year International Students (No.)

10% 2007 4195 210 470 629 839 2019 21,440 1072 2401 3216 4288 2008 7515 376 842 1127 1503 2020 23,585 1179 2641 3538 4717 2009 8266 413 926 1240 1653 2021 25,943 1297 2906 3891 5189 2010 9093 455 1018 1364 1819 2022 28,537 1427 3196 4281 5707 2011 10,002 500 1120 1500 2000 2023 31,391 1570 3516 4709 6278 2012 11,002 550 1232 1650 2200 2024 34,530 1727 3867 5180 6906 2013 12,103 605 1355 1815 2421 2025 37,983 1899 4254 5697 7597 2014 13,313 666 1491 1997 2663 2026 41,781 2089 4680 6267 8356 2015 14,644 732 1640 2197 2929 2027 45,960 2298 5147 6894 9192 2016 16,109 805 1804 2416 3222 2028 50,555 2528 5662 7583 10,111 2017 17,719 886 1985 2658 3544 2029 55,611 2781 6228 8342 11,122 2018 19,491 975 2183 2924 3898 2030 61,172 3059 6851 9176 12,234

2006 3814 426 -

% Int. students in accomm 5% 11.2% 15% 20%
Year International Students (No.)

% Int. students in accomm 5% 11.2% 15% 20%

Additional Student Accommodation Bed Requirement 2007-2030
Growth Rate Year International Students (No.) % Int. students in accomm 5% 11.2% 15% 20% Year International Students (No.) % Int. students in accomm 5% 11.2% 15% 20% 2006 3814 10% 2007 4195 -216 44 203 413 2019 21,440 646 1931 2790 3862 2008 7515 -50 372 701 1077 2020 23,585 753 2172 3112 4291 2009 8266 -13 456 814 1227 2021 25,943 871 2436 3465 4763 2010 9093 29 549 938 1393 2022 28,537 1001 2726 3855 5281 2011 10,002 74 650 1074 1574 2023 31,391 1144 3046 4283 5852 2012 11,002 124 762 1224 1774 2024 34,530 1301 3398 4754 6480 2013 12,103 179 886 1389 1995 2025 37,983 1473 3784 5271 7171 2014 13,313 240 1021 1571 2237 2026 41,781 1663 4210 5841 7930 2015 14,644 306 1170 1771 2503 2027 45,960 1872 4678 6468 8766 2016 16,109 379 1334 1990 2796 2028 50,555 2102 5192 7157 9685 2017 17,719 460 1515 2232 3118 2029 55,611 2355 5759 7916 10,696 2018 19,491 549 1713 2498 3472 2030 61,172 2633 6381 8750 11,808

Anticipated Growth Rate and Demand
It is considered that a growth rate of international students is likely to continue at 7%. This is based on feedback from both Deakin University and Box Hill Institute of TAFE. Currently, 11.2% of international student use purpose built accommodation. However, feedback from these facilities suggests that if more rooms were available, they would be filled. Therefore it is safe to assume that 15% of these students would use accommodation if it was available. If this occurs, the following situation will arise: 2010 No. of International Students in CoW Total No. of beds required Additional beds needed from present 8319 1248 822 2015 11,668 1750 1324 2020 16,365 2455 2029 2025 22,953 3443 3017 2030 32,193 4829 4403

City of Whitehorse

Page 6050 of 60

MacroPlan Australia
Setting New Standards

Scenarios
Based on the anticipated growth and demand for student accommodation, it would be possible to allow the development of an additional 2000 beds by the year 2020 and more than 4000 by 2030. Planning for this growth will allow the City of Whitehorse to control the future character of the area, specifically in the areas around Box Hill TAFE and Deakin University. The following scenarios represent the long term outcomes based on the CoW’s response to student growth.

Scenario 1
Response Potential Outcome Purpose built student accommodation is encouraged in appropriate locations and designed to be affordable for students. Student accommodation development will be clustered around educational institutions and in areas of high amenity with convenient transport links to the University. As demand increases and land becomes more scarce, densities may increase, specifically in the Activity Centres and areas designated for substantial change. Residential areas further from the institutions will be protected from the increasing student numbers because of the students desire to be within the student villages and near the institutions. An influx of well designed affordable accommodation will increase competition, forcing weekly rents to decrease and making these facilities more attractive to students who would have previously opted for share house arrangements of varying qualities. A series of student accommodation nodes, or student villages will form in the CoW. The critical mass will generate a distinct student character in the area and enhance its attractiveness to students. The students will provide a reliable employment base for many of the local business as well as provide a new market for businesses. The CoW will have reduced escape expenditure, minimised potential traffic problems and created a vibrant student destination.

Scenario 2
Response Potential Outcome Some student accommodation is built, but not necessarily encouraged to locate in preferred areas or consider the student market. Student accommodation will be dispersed throughout residential areas in the CoW. Accommodation incorporating a combination of excessive private open space, larger units, communal areas and on-site managers may be too costly, and students will look for alternative options. International students will occupy some of the purpose built accommodation but many will opt to find share house accommodation more suited to their needs and closer to the University. The majority of houses in the area will be occupied by a mix of Australian and international students. As these fill up, students will be forced to live in houses further from the campuses and may be forced into vehicle ownership, leading to congestion and parking problems in the residential areas and on campuses. Purpose built accommodation that is too expensive, located in the wrong area or provides the wrong living arrangements for the students will have low occupancy rates. Investors in these facilities may start demanding returns and find alternative ways to make the development work. This may result in attempts to alter the accommodation for standard residential
City of Whitehorse Page 6051 of 60

MacroPlan Australia
Setting New Standards

purposes or be subject to illegal occupancy arrangements.

Scenario 3
Response Potential Outcome No student accommodation is built to deal with the demand created by increased international student numbers. Existing accommodation will be in high demand, causing rates to increase to the benefit of private investors. Residential housing around educational institutions will become inundated with students in share house arrangements. As this housing is filled, the student population will spread further from the institutions and begin to take over neighbouring suburbs. Car ownership may become a necessity for some students forced to live further away from the campuses and away from convenient transport and activity centres.

9.3

Supply Gap Analysis

A detailed assessment of the existing student accommodation facilities has established that there is a strong demand for a variety of facilities that are not available in the municipality. Evidence of the demand can be seen in the number of planning permit applications being lodged with the CoW. However, it appears that the limited land supply is causing delays in bringing a ready and affordable supply of student accommodation onto the market. It is important to understand the cultural needs and financial restrictions of the students in the accommodation market when assessing student accommodation proposals. For example, the needs of Chinese students varies significantly from Indian students, thus a student accommodation proposal must understand the market they are targeting to ensure the design of the accommodation is appropriate.

9.3.1

Purpose Built Student Accommodation Facilities

There is strong demand for rental accommodation in the areas surrounding the key tertiary institutions. Most of this demand is accommodated through a range of ‘share house’ and ‘group housing’ options. There are a several managed, ‘purpose built’ facilities, but these are generally full and often have to turn people away during peak seasons. Purpose built apartment and townhouse facilities provide an accommodation option that suits a range of domestic and international student needs, providing studio and multiple bedroom options. It is noted that the multi bedroom units with shared kitchen, lounge, dining and bathroom areas have attracted a higher proportion of domestic students than studio apartments, which have limited shared facilities and are preferred by many international students. There is a high demand for both types of purpose built facilities, which can be provided on a range of lot sizes and configurations. PRODUCT There is a high demand for both types of purpose built facilities, which can be provided on a range of lot sizes and configurations The cost of communal areas and livein caretakers significantly increases a students weekly rent, making some facilities unattractive to students on a budget.

Furthermore, there is strong demand for on-campus student accommodation, which provides the added service of coordinating student activities and welfare services. Although there is no formalised ‘waiting lists’, Deakin University has established that there is a substantial under supply of on-campus accommodation, particularly for international students.

City of Whitehorse

Page 6052 of 60

MacroPlan Australia
Setting New Standards

9.3.2

Affordable Housing

To ensure the price of the accommodation remains affordable to a vast majority of students it is important that the design of the buildings allows for cost efficient construction techniques, materials and fit outs. Maintaining affordability is a key difference between student accommodation and traditional apartment and townhouse developments. One point that has become clear during discussions with architects and student accommodation managers is that communal areas in studio developments as well as those external to shared units, are highly underutilised. Live-in caretakers also add an extraordinary cost to developments in both fees to pay the caretaker as well as the lost revenue associated with the provision of living quarters. These additional expenses often add $20-40 to a student’s weekly rent. This can have a significant impact on the affordability of purpose built student accommodation. A lead tenant appears to be the preferred method of providing an on-site tenant who can welcome new students and assist them in adjusting to their new living environment. Building costs can also impact student rents. There are numerous techniques that can be adopted to ensure the appearance of the buildings is interesting and contributes to the character of an area, while keeping costs to a minimum. These include the use of varied materials and colours on facades and landscaping to break up the building bulk of pre-cast slab constructed walls. A basic fit out of standard appliances and cabinetry, which includes a hot plate, shower, toilet and storage space, also contributes to ensuring affordability is maintained.

9.3.3

Mixed Use Development

An opportunity exists to provide strategically located mixed use development that includes retail, café and restaurant uses at street level and student accommodation above. There are particular opportunities at the Burwood, Burwood Heights, Station Street and Elgar Road strip shopping centres that have very good access to tram and bus routes that connect directly to the tertiary institutions. The incorporation of student accommodation into strip shopping centres within the municipality would achieve the following: • • • • Revitalise aged shopping centres and improve the urban streetscape Create an active and vibrant environment for small businesses Improve community safety by increasing passive activity Attract ‘brand’ retailers to support the residents

Establishing accommodation in these shopping centres will increase the mix of uses while helping the area’s vibrancy and sustainability.

9.3.4

Conclusions

There is a shortage of both shared unit and studio type student accommodation in the City of Whitehorse. Particularly, there is a shortage of competitively priced student accommodation that can be used as an affordable alternative to shared housing within the general rental market. There is currently no student accommodation that takes direct advantage of retail areas, providing a different set of amenities than achieved through located directly next to a campus. There is also a limited amount of on-campus student accommodation. This type of arrangement has a stronger appeal to Australian students than off-campus purpose built student

City of Whitehorse

Page 6053 of 60

MacroPlan Australia
Setting New Standards

accommodation. Large scale development of on-campus student accommodation will reduce the demand for accommodation off-site. However, this would partially be servicing a separate market of students looking for accommodation directly associated with the educational institution they are attending.

9.4

Product Mix – Type and Location

Although it is important to tailor developments to cultural needs and include specific design element, there is a need to understand the overall product mix which is affected by location and development type factors.

Location
Section 7.1.3 of this report identifies the three key location attributes, which are: Proximity to educational institution Public transport that connects directly to the educational institution Located within the Box Hill Principal Activity Centre The City of Whitehorse has identified a number of ‘substantial change areas’ as part of there response to housing a growing population. Although the first option would be to locate the student accommodation developments in areas that have at least one of the key attributes mentioned above, it is recognised that higher density development has already been envisaged through the identification of the ‘substantial change areas’ policy. Either one of the key location attributes must be achieved or the development site must be in a substantial change area to be considered for student accommodation development. A cross tabulation of the location attributes and ‘substantial change areas’ is included in the following table. The table highlights that all the precincts within the ‘substantial change areas’ identified in the City of Whitehorse - Housing Study (February 2005), have at least in part, the locational attributes identified as being crucial to student accommodation development.

City of Whitehorse

Page 6054 of 60

MacroPlan Australia
Setting New Standards

Figure 17.
(Higher Density)

Substantial Change Areas and Locational Attributes
Locational Attributes Proximity to Educational Institution 1.4 km Access to public transport Principal or Major Activity Centre within 500 metres Located to the rear of the shops fronting Burwood Hwy, which provides direct access by tram to Deakin university Convenient access to the tram along Burwood Hwy is available to most dwellings within this area Located in close proximity to Deakin University Located adjacent to the shops fronting Burwood Hwy, which provides direct access by tram to Deakin university Located in immediate proximity to Box Hill TAFE Located in the Box Hill ‘principal’ activity centre Access to educational institutions available along Station Street Access to educational institutions available along Station Street Located one train station from Box Hill activity centre (Box Hill TAFE) Located two train stations and bus connection to Box Hill activity centre (Box Hill TAFE) Located three train stations from Box Hill activity centre (Box Hill TAFE) in a ‘major’ activity centre Located four train stations from Box Hill activity centre (Box Hill TAFE) Located four train stations from Box Hill activity centre (Box Hill TAFE) Comments

Substantial Change Area Precinct

1

Burwood (Warrigal Rd)

2

Burwood (Burwood Hwy)

1.2 km

3 4

Bennettswood Burwood (Middleborough Rd)

5 6 7 8 9 10 11

Box Hill Central Box Hill Central Box Hill Central Box Hill Laburnum Blackburn Nunawading

12 13

Mitcham Mitcham

Source: CoW Housing Strategy 2003, Burwood Heights Structure Plan, City of Whitehorse Planning Scheme, MacroPlan Australia 2006

City of Whitehorse

Page 6055 of 60

MacroPlan Australia
Setting New Standards

Type
There are three main development types that have emerged to meet the needs of the growing student population. Although it is noted that there is varying internal configurations and lot sizes, the main development types are: Townhouse Apartment Higher Density Given the nature of these developments it is acknowledged that it is not as simple as just locating one of these development types in an area that meets one of the location criteria. For example, in the short to medium term it is unlikely that ‘higher density’ development will be sited in any residential street (excluding main roads) within 500 metres of Deakin University. As such, new student accommodation developments should maximise the number of beds provided to ensure key sites are not under utilised. This will result in a progressive increase in the number of ‘higher density’ developments.

Product Mix
Based on the preferred growth model, an additional 4403 student accommodation beds (above the existing 426 beds) will be required by 2030. The location of the development will greatly impact on whether this growth can be accommodated and developments can be constructed at a cost that does not exceed the markets ability to pay. For example, although it may be desirable to have ‘higher density’ developments in the Box Hill Principal Activity Centre, the high land value is likely to add significant costs to construction and subsequently deliver a product that requires rentals above a typical student’s affordability level. Given the above, locations outside of Box Hill Principal Activity Centre should also be considered. These should be consistent with those outlined in Section 7.1.3 or within Substantial Change Areas. Based on the way the student market has developed in the Melbourne inner city areas and surrounding other major tertiary institutions, including Monash, it is likely that a number of ‘higher density’ developments will occur in coming years. Although it will be necessary to monitor the student accommodation market, it is envisaged that the following product mix will be required. Although student accommodation market is subject to a range of market forces, the following table projects a progressive development type mix from 2006 – 2030. It is assumed that ‘townhouse’ development will account for approximately 10% of the total number beds and there will be a progressive increase in the percentage of beds within ‘higher density’ development as supply of suitable sites decreases. Figure 18.
Product Type Townhouse Apartment Higher density Total

No. of Beds Required to Meet Accommodation Demand, By Type
No. of beds 2006 28 398 0 426 Required no. of beds 2010 125 973 150 1248 Required no. of beds 2015 175 1125 450 1750 Required no. of beds 2020 245 1310 900 2455 Required no. of beds 2030 482 1947 2400 4829

City of Whitehorse

Page 56 of 60

MacroPlan Australia
Setting New Standards

10 Summary of Issues
Throughout this report, issues relating to people, products and places have been highlighted. This section summarises these issues such that they can be considered in the formulation of a policy for student accommodation.

10.1 People
Australian and Victorian policy encourages students from overseas to study in Australia, take up work and potentially take up residency. Varying international exchange rates will impact on the ability for some students to afford an Australian education. This will change the demographic profile of overseas students attracted to Australia as well as what they are able to afford for accommodation. Australia’s skill shortage is attracting a new type of international student who is more attracted to vocational skills offered by a TAFE such that they can work towards gaining permanent residency. This type of student will have different accommodation requirements. TAFE’s are targeting international students by creating and marketing courses that give students special skills for immigration. The type of educational institution will attract a different type of international student with different accommodation requirements. Therefore there will be a different type of demand for accommodation within close proximity of Box Hill TAFE and Deakin University. Due to freehold arrangements, the feasibility of a student accommodation project for a developer is not always directly related to what international students are able to afford. While predominantly Asian, the origin of students attracted to either institution varies dependant on the courses offered. Deakin University is more likely to attract students from wealthier countries such as Hong Kong, Singapore, U.S.A. and Canada. A large amount of on-campus student accommodation development could significantly affect the demand for off-campus accommodation. The relocation of Deakin University’s International Student Campus to Burwood will result in an influx of up to 2900 international students to the area. Box Hill Institute of TAFE is heavily marketing towards international students. While the international student market is changing and presents a new set of variables to consider, according to projections and subsequent trends, Australia’s ability to attract students is expected to continue. There is already beginning to be a transition for Southeast Asian students to Chinese, Indian and South Korean Students. Victoria and NSW continue to be the leaders in attracting international students. Victoria is capturing a larger percentage of the Indian international student market, an increasing number of whom are looking for vocational education. Higher education continues to be a major attraction for international students

City of Whitehorse

Page 57 of 60

MacroPlan Australia
Setting New Standards

although vocational education is driving the overall growth in the market. Growth in the international student market is likely to continue at 7% per annum. This will lead to approximatley 9500 students in 2010, 13 400 students in 2020 and 37 000 students by 2030 in the City of Whitehorse. It is assumed that 15% of these students would use purpose built student accommodation, and potentially 20% or more if the market offers the right accommodation product.

City of Whitehorse

Page 58 of 60

MacroPlan Australia
Setting New Standards

10.2 Places
Melbourne 2030 encourages diversity in housing options, including higher densities in and around activity centres. Residential growth is encouraged in Activity Centres particularly Principal and Major Activity Centres. The majority of CoW’s new households in the next 15 years will be accommodated by infill development within existing residential areas, both those designated for high density and minimal change. International students will expect accommodation costs to reflect their requirement to use public transportation if they are not within walking distance of their educational facility. International students prefer accommodation within 500 m of their educational institution. Up to 800m is considered acceptable but anything more will be considered a major disadvantage. Student accommodation can be located in activity centres which offer services attractive to students as long as there is a direct public transport connection to their educational institution. Encouragement of purpose built student accommodation in and arround the educational campuses, could create a student village. The critical mass could attract a greater number of students into the student village and ease demand on rental housing in the CoW.

City of Whitehorse

Page 59 of 60

MacroPlan Australia
Setting New Standards

10.3 Product
Students with differing ethnicity and cultures have different accommodation demands. New developments should consider the type of international students that are attending the local educational institution and provide the appropriate type of accommodation. Accommodation should cater for short term tenancy allowing students the opportunity to adjust to their new environment. There is a high demand for both types of purpose built facilities, which can be provided on a range of lot sizes and configurations. The cost of communal areas and live- in caretakers significantly increases students weekly rent, making some facilities unattractive to students on a budget. Studios apartments, which attract mainly international students, require less car parking than shared apartments or townhouses which tend to attract more Australian students who are slightly more inclined to own their own vehicle. ResCode parking requirements should apply unless a development can demonstrate that it provides locational advantages that justify a reduction. Parking precincts should be established in areas that are identified as appropriate for shop top housing development, which should allow for a total waiver of car parking. The City of Whitehorse will require an additional 822 purpose built student accommdation beds by 2010, 2029 by 2020 and 4403 by 2030.

City of Whitehorse

Page 60 of 60

Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

City of Whitehorse Council 4 April 2007 FM13320

document issue

Document Issue

Issue A-Dr A-Dr 2 A-Dr 3 A-Dr 4

Date 18/12/06 14/02/07 22/02/07 03/04/07

Description Draft amended Amendments Amendments Amendments

Project Consultant -

Project Manager Nathan Moresi Nathan Moresi Nathan Moresi Nathan Moresi

Director Approval Original not signed -

© GTA Consultants (Greg Tucker and Associates Pty Ltd) 2007 The information contained in this document is confidential and intended solely for the use of the client identified on the report cover for the purpose for which it has been prepared and no representation is made or is to be implied as being made to any third party. Use or copying of this document in whole or in part without the written permission of GTA Consultants constitutes an infringement of copyright. The intellectual property contained in this document remains the property of GTA Consultants.

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

table of contents

Table of Contents
1 Introduction 1.1 1.2 1.3 2 3 2.1 3.1 3.2 3.3 3.4 3.5 4 4.1 4.2 4.3 4.4 4.5 5 5.1 Appendix A Whitehorse Student Accommodation Survey Result Summary Appendix B Whitehorse Student Accommodation Survey Individual Sites Appendix C Parking Generation Rates Background Purpose of This Report Referenced Documents Whitehorse Planning Scheme Preamble Whitehorse Student Accommodation Other GTA Surveys Carlton Student Housing VCAT Decisions Existing Tertiary Facilities Public Transport Type of Accommodation Selection of Accommodation Type Relevant Strategies and Policies Design Rate 1 1 1 1 2 2 3 3 3 5 6 6 7 7 9 10 11 12 13 13

Statutory Car Parking Requirements Student Accommodation Car Parking Demands

Other Considerations

Recommendations

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

introduction

1

Introduction
1.1 Background
In November 2006, GTA Consultants was engaged by the City of Whitehorse to research “Student Accommodation” land use car parking demand characteristics within the municipality. The ‘Student Accommodation’ land use is not specifically defined within the Whitehorse Planning Scheme and this investigation is to be used to assist Council in reviewing the current requirements for car parking supply for new or extended Student Accommodation developments. This report sets out the Consultants findings and recommendations.

1.2

Purpose of This Report

The objectives of this study are to: i ii iii iv Observe existing Student Accommodation parking demands throughout the City of Whitehorse; Consider other sources and research of Student Accommodation parking demands that potentially could be applied to the municipality; Review the adequacy of existing car parking supply requirements for new or extended Student Accommodation facilities; and Consider other factors, including local and state based policies that may influence the provision of Student Accommodation car parking supply.

1.3

Referenced Documents

In preparing this report, reference has been made to a number of background documents, including:
■ ■ ■ ■ ■ ■ ■

“Whitehorse Student Accommodation Study”, TraffixGroup, August 2006; City of Whitehorse Planning Scheme; Surveys of existing Student Accommodation located within the City of Whitehorse undertaken by GTA Consultants; Numerous Student Accommodation surveys undertaken by GTA Consultants and various other companies throughout the broader Melbourne area; Recent VCAT decisions pertaining to Student Accommodation facilities; Various technical data as referenced in this report; and Other documents as nominated.

It is noted that TraffixGroup (Aug 2006) is relied upon heavily for the production of portions of Section 4 of this report.

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4 Page 1

statutory car parking requirements

2

Statutory Car Parking Requirements
2.1 Whitehorse Planning Scheme
Statutory requirements for the provision of car parking for new or extended student accommodation facilities are set out in Clause 52.06 of the Whitehorse Planning Scheme. The Whitehorse Planning Scheme does not specifically define ‘Student Accommodation’ as a land use and as such, the scheme does not specifically incorporate a recommended car parking rate. In such circumstances, the Scheme notes: “Where a use is not specified in the table at Clause 52.06-5, an adequate number of car spaces must be provided to the satisfaction of the responsible authority.” The Whitehorse Planning Scheme also provides decision guidelines to reduce or waive the statutory parking requirement as follows:
■ ■ ■ ■

■ ■

■ ■ ■ ■

Any relevant parking precinct plan; The availability of car parking in the locality; The availability of public transport in the locality; Any reduction in car parking demand due to the sharing of car spaces by multiple uses, either because of variation of car parking demand over time of because of efficiencies gained from the consolidation of shared car parking spaces; Any car parking deficiency or surplus associated with the existing use of the land; Any credit which should be allowed for a car parking demand deemed to have been provided in association with a use which existed before the change of parking requirement; Local traffic management; Local amenity including pedestrian amenity; An empirical assessment of car parking demand; and Any other relevant consideration.

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4 Page 2

student accommodation car parking demands

3

Student Accommodation Car Parking Demands
3.1 Preamble
The following Chapter has been prepared to document both the outcome of surveys undertaken by GTA Consultants of a number of Student Accommodation facilities throughout Whitehorse, along with consideration of other sources and research of Student Accommodation car parking demands that potentially could be applied to the municipality.

3.2
3.2.1

Whitehorse Student Accommodation
Car Parking Surveys

During November 2006, interview surveys of five individual student accommodation facilities throughout the City of Whitehorse1 were undertaken by GTA Consultants. These surveys were aimed at ascertaining the car ownership levels and on-site parking demands of students residing within the council-nominated facilities. The facilities surveyed are considered to represent a broad range of parking demand situations, with the sites selected to include different accommodation locations across the entire municipality, along with reflecting the range of student catered for. The accommodation facilities are as follows:
■ ■ ■ ■ ■

Deakin Student Village – On Campus, Burwood; International House – 8 Uganda Street, Burwood; Campus Walk 4 – 234 Warrigal Road, Burwood1; Carinya – 32-34 Kangerong Road, Box Hill; and Cherry Tree Village – Cherry Tree Lane, Box Hill South.

The location of the above sites are further illustrated in Figure 3.1. A summary of the existing car parking demands are set out as follows, with specifics of the associated survey results and student accommodation sites presented in Appendix A and B respectively.
■ ■ ■

Average: 15th 85th percentile: percentile:

0.19 car spaces per occupied bed 0.07 car spaces per occupied bed 0.33 car spaces per occupied bed

1

Campus Walk 4 is located on the west side of Warrigal Road, Burwood. Whilst not strictly within the City of Whitehorse, its location on the boundary of the municipality was considered appropriate for use in this report. 04/04/07 Issue: A-Dr 4 Page 3

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

student accommodation car parking demands

Figure 3.1: Location of Student Accommodation Facilities

Box Hill TAFE

Carinya

Cherry Tree Village International House Burwood Student Village

Campus Walk 4

Deakin University Melbourne Campus

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4 Page 4

student accommodation car parking demands

The location of each of the accommodation facilities in respect to the surrounding public transport linkages is shown in Figure 3.2.
Figure 3.2: Public Transport

Carinya

International House

Burwood Student Village

Cherry Tree Village Campus Walk 4

3.3

Other GTA Surveys

In May 2005, GTA Consultants undertook car ownership surveys of five student accommodation facilities. The two of the facilities surveyed were associated with Swinburne Universities Hawthorn Campus with the remaining three facilities located at Monash Universities Clayton Campus. The results of these facilities summarised below indicated the following car ownership levels. Full results are provided in Appendix C of this report.
■ ■ ■

Average: 15th 85th percentile: percentile:

0.22 car spaces per occupied bed 0.14 car spaces per occupied bed 0.31 car spaces per occupied bed

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4 Page 5

student accommodation car parking demands

3.4

Carlton Student Housing

In June 2002, Arup Consultants undertook car parking demand surveys of six student accommodation facilities within Carlton. The results of these surveys indicated an average peak car parking demand of 0.2 spaces per occupied bed.

3.5

VCAT Decisions

GTA Consultants has undertaken research into recent VCAT decisions pertaining to student accommodation facilities throughout Melbourne. In doing so, a total of nine facilities have been identified along with their associated endorsed car parking rates. The results of this research are summarised as follows with full results provided in Appendix C of this report.
■ ■ ■

Average: 15th 85th percentile: percentile:

0.24 car spaces per bed 0.20 car spaces per bed 0.30 car spaces per bed

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4 Page 6

other considerations

4

Other Considerations
4.1 Preamble
There are a number of factors that influence both the provision of and demand for car parking. In terms of land use planning, and specifically student accommodation, such factors can include the location and type of tertiary facility, the location and type of student accommodation, the availability of car parking on an near such facilities, public transport availability and linkages and proximity to activity centres. Similarly, local and state policies and strategies also dictate, or can influence, the direction of car parking provision as part of land use planning. To this end, TraffixGroup (2006) provides a comprehensive summary of such factors as they relate to Whitehorse, and the relevant material documented in that report is reproduced and / or summarised in the following sections.

4.2

Existing Tertiary Facilities

Two tertiary facilities currently operate within the City of Whitehorse; those being the Box Hill Institute of TAFE and Deakin University (Melbourne Campus). A description of each facility is provided in TraffixGroup (2006) and is reproduced as follows: “Deakin University’s Melbourne Campus comprises two sites that are separated by Gardiners Creek recreational park. The park itself does not act as a physical barrier and both sections of the campus can be accessed from each other by foot using the park’s pathways. The north-western section of the campus is the smaller of the two sites and fronts Elgar Road. We understand that additional buildings and car spaces are currently proposed for this part of the campus. The south-eastern section has a frontage to Burwood Highway and is the larger of the two sites with the majority of buildings and the main multistorey carpark located on site. It is the campus’ primary site and has predominant landmark features fronting the highway. The campus is surrounded by neighbouring educational facilities, recreational facilities, residential properties and industrial premises as shown in the locality plan at Figure 1.

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4 Page 7

other considerations

Box Hill Institute of TAFE operates over four campuses that are clustered around Box Hill Central. The Elgar Campus spans two sites located opposite each other on the east and west side of Elgar Road and are joined by a pedestrian overpass. The Nelson Campus is situated approximately 500m east of the Elgar Campus and is located on the north-west corner of Whitehorse Road and Nelson Road. The Whitehorse Campus (located on the south side of Whitehorse Road) and the Ellingworth Campus (located on the south side of Ellingworth Parade) are located on the fringe of Box Hill Central. All four campuses are located within the Box Hill Business District. Figure 2 shows the locality of the various campuses that comprise Box Hill Institute of TAFE.”2

2

“Whitehorse Student Accommodation Study”, TraffixGroup, (August 2006), pages 1 and 2. 04/04/07 Issue: A-Dr 4 Page 8

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

other considerations

4.3

Public Transport

The availability of public transport has the ability to heavily influences the level of car ownership. As illustrated in Figure 3.2 of this report and further discussed in TraffixGroup (2006), the two key tertiary education facilities within the City of Whitehorse have varying levels of public transport links available. Deakin University Deakin University is considered to have limited public transport options available with two public bus and a single tram route located within close proximity of the campus. These are as follows:


Bus Route 767:

Operates between Southland Shopping Centre and Box Hill Central travelling along Elgar Road and Burwood Highway adjacent to the campus; Operates between Upper Ferntree Gully train station and Box Hill Central travelling along Station Street, approximately 400m to the east of the campus; and Operates between Melbourne (Flinders Street) and Vermont Shopping Centre and travels along Burwood Highway adjacent to the campus.



Bus Route 732:



Tram Route 75:

TraffixGroup (2006) indicates that a University shuttle bus service operates between Box Hill train station and the campus.

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4 Page 9

other considerations

Box Hill Institute of TAFE The Box Hill Institute of TAFE is extremely well serviced by public transport with the tram bus and train options all available from the Box Hill Central Transport Interchange which is located within the Box Hill Business District in close proximity to all campuses. These are as follows:
■ ■ ■

Bus Routes: Tram Routes: Train Lines:

A total of 19 bus routes operate from the Box Hill Central Transport Interchange and provide services to various locations; Tram routes 42 and 109 operate between Box Hill and the Melbourne CBD travelling along Whitehorse Road; The Box Hill Train Station services the Belgrave and Lilydale train lines.

4.4

Type of Accommodation

The nesting diagrams within the Whitehorse Planning Scheme places “student accommodation” under the “residential building” land-use category which has a car parking requirement of one spaces per lodging room. The “residential building” use in the Whitehorse Planning Scheme encompasses a broad range of accommodation types which could be expected to generate varying levels of car parking demand. Indeed, even within the “student accommodation” use, there are several types of accommodation facilities which are outlined in TraffixGroup (2006) and reproduced as follows. “Residence Halls and Colleges Typically affiliated with a tertiary education institution and usually located on or near the campus. Students pay board and have access to a private room and shared facilities. Facilities provide a large number of rooms and a caretaker or similar resides on-site. Shared Student Apartments/Townhouses Shared student apartments and townhouses are similar in that they both have multiple bedrooms within a self contained unit. This allows students to share their own living area, kitchen and toilets while having a sense of ownership for their unit. Developments can be in a townhouse format or apartments in higher density areas and may have a live-in caretaker or reception. We have been advised by MacroPlan that market research undertaken for student accommodation shows that multi-room apartments/townhouses are predominately tenanted by local3 students. Individual Student Studios/Apartments These developments aim to provide a large number of simple, private living opportunities near educational institutions. Studios offer private accommodation with a bed, kitchenette and living area within one space and an attached bathroom. One bedroom apartments provide a similar living experience with a separate bedroom and a slightly higher rental rate. Often, these developments include communal facilities such as lounge or study rooms, and sometimes include live-in caretakers and a reception desk. Individual student studios and apartments can be found in developments ranging in size from medium to higher density offerings incorporating hundreds of units.
3

Students from country Victoria and metropolitan Melbourne. 04/04/07 Issue: A-Dr 4 Page 10

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

other considerations

Market research shows that studios are predominately tenanted by international students. Hostels Developments have a number of bedrooms that are used by one or more students and shared facilities such as kitchens and bathrooms. We understand that research by Macro Plan suggests that this type of student accommodation is predominately tenanted by international students. Group Housing Managed by an off-site manager group housing usually accommodates up to ten private rooms and shared facilities. Students pay a fixed fee and management covers utility costs, etc. Shared Housing Informal accommodation where students share a dwelling with typically one or more people on a lease and rooms within the dwelling are sub-let to other tenants. Homestays Typically operated privately, homestays provide students (mostly international) to live with a local family and study. In addition, we note that studio accommodation can be incorporated into mixeduse development by being located above commercial and retail development such as restaurants, retail stores, etc. For the purposes of this report such accommodation is referred to as ‘shop-top’ studios. While ‘shop-top’ studios are obviously suitable accommodation for students, they are in no way occupied exclusively by students and we believe that the recommended parking rates outlined in this investigation should be applicable to all ‘shop-top’ studio accommodation as a whole i.e. not just specifically individual student studio and apartment accommodation, where the relevant criteria are met.”4

4.5

Selection of Accommodation Type

TraffixGroup (2006) presents a description, based on research conducted by MacroPlan, of various factors which contribute to the selection of accommodation by students. This commentary is provided as follows:
■ ■ ■

“Comfortable walking distance from the enrolled institution (typically 500m), A high level of access to public transport that provides for one short trip, and Proximity of accommodation to vibrant and active centres.

The above factors all contribute to the accessibility of educational facilities, shopping and recreational facilities and in our opinion are considered to be access factors.”5

4 5

“Whitehorse Student Accommodation Study”, TraffixGroup, (August 2006) pages 5 and 6. “Whitehorse Student Accommodation Study”, TraffixGroup, (August 2006) page 6. 04/04/07 Issue: A-Dr 4 Page 11

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

other considerations

TraffixGroup (2006) also note that the expense of accommodation, i.e. the financial factor is more than likely the governing factor in selection of accommodation with the above access factors considered to be variables that students are able to somewhat trade off.

4.6

Relevant Strategies and Policies

There are a number of relevant strategies and policies contained within the City of Whitehorse Planning Scheme. These have been summarised within TraffixGroup (2006) and are reproduced as follows: “The City of Whitehorse Municipal Strategic Statement identifies three strategic issues that need to be addressed being environment, housing and economic development, and recognises that development should be targeted into strategic areas with excellent public transport access and shopping opportunities, and outlines a vision where Council will endorse the provision of a wider range of housing types to meet the changing needs of the population. As stated at Clause 21.06-3 key objectives are: ‘To provide for a wide range of housing types to meet the changing needs of the population.’, and ‘To ensure that higher density housing is directed to specific areas, including activity centre, with excellent public transport and shopping access in a form consistent with the character of the neighbourhoods.’ Clause 21.06-4 sets out a strategy to achieve the objective of outlined above by accommodating higher density housing in appropriate locations within the city as follows: ‘Encouraging higher density housing development in identified areas, including activity centres, public transport nodes, a range of commercial and community facilities.’ The above strategy is in line with the principle and policies of Melbourne 2030 the State Government Policy that aims to create a more compact city through location of new housing in or close to activity centres and other strategic redevelopment sites that offer good access to services and public transport. Local Planning policies that focus on maintaining vitality of a centre and reducing car dependency are: Clause 22.05 - Box Hill Business district, Clause 22.12 – Blackburn Station Shopping Centre, Clause 22.13 – Burwood Heights Activity Centre, and Clause 22.14 – Former Brickworks Site.”6

6

“Whitehorse Student Accommodation Study”, TraffixGroup, August 2006 pages 8 and 9. 04/04/07 Issue: A-Dr 4 Page 12

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

recommendations

5

Recommendations
5.1 Design Rate
Based on the surveys undertaken of student accommodation facilities within the City of Whitehorse and other relevant information, it is clear that the average car parking rate attributable to student accommodation facilities is between 0.19 and 0.24 car parking spaces per bed with 85th percentile rates of up to 0.33 spaces per bed recorded. As such, it is recommended that the City of Whitehorse adopt a car parking rate for student accommodation facilities of 0.3 spaces per bed in areas with poor access to facilities such as public transport and retail centres. In locations where accessibility to public transport and retail centres is high, car parking rates of between 0.19 and 0.24 spaces per bed are considered appropriate. In applying the above rates, it is also the Consultant’s view that the specific circumstances of each proposal should be considered, and the actual requirement for on-site car parking supply could potentially be reduced or waivered.

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4 Page 13

appendix

Appendix A

Whitehorse Student Accommodation Survey Result Summary

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

appendix

Table A.1: Summary of Whitehorse Student Accommodation Car Parking Surveys
Facility Location Phone Contact Email Number of Beds No. of students this semester Car Parking Supply Demand (No. of cars) Car Parking Occupancy Rate (cars / bed) Comments

Burwood Student Village Cherry Tree Village Campus Walk 4 International House Carinya MISA Canaan International Student Centre

Deakin University, 221 Burwood Highway, Burwood Cherry Tree Lane, Box Hill South 234 Warrigal Road, Burwood 8 Uganda Street, Burwood 32-34 Kangerong Road, Box Hill 51 Station Street, Burwood 15 Hay Street, Box Hill South

(03) 9244 6838

Lewis Martin

lewis.martin@deakin.edu.au

200

200

99 spaces

99

0.50

102 parking permits had been sold Demand included 2 staff cars

(03) 9889 8882 (03) 9663 1188 (03) 9889 8881 (03) 9890 2812 Could not contact

Melanie Gu Geoff Wilson Melanie Gu

98 32 83 45

88 30 77 45 -

3 spaces 8 spaces 8 spaces -

3 3 8 10 -

0.03 0.10 0.10 0.22 -

geoffw@s-h-a.com.au

Demand included 5 staff cars

-

-

-

(03) 9899 1698

Gabriel

N/A

N/A

-

N/A

N/A

Changed owners in 2006 and not accommodating students

15th Percentile Average 85th Percentile

0.07 0.19 0.33

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

appendix

Appendix B

Whitehorse Student Accommodation Survey Individual Sites

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

appendix

Student Accommodation Site No.1 – Deakin University (Burwood) Student Village
Location 221 Burwood Highway, Burwood Building Type / Type of Service Deakin University (Burwood Campus) Student Village has a number of multi-storey blocked accommodation units. The units are provided on-campus and cater for a diverse student population. Surrounding Area: Land uses in the vicinity of the Deakin University (Burwood) Student Village predominantly consist of mainly of Deakin University, sport / recreational facilities and residential uses. Public Transport:
■ ■

Tram Route 75 (East Burwood to City) operates along Burwood Road approximately 500m to the south of the site; and Bus Route 767 (Box Hill Station to Southland SC) operates along Elgar Road adjacent to the site.

Student Accommodation Site Data:
■ ■ ■ ■ ■ ■

Number of Beds: Number of Students During Term2, 2006: Parking Supply: Parking Demand: Existing Car Parking Supply Rate: Peak Car Parking Demand Rate:

200 200 99 Spaces 99 Spaces (102 Permits issued) 0.50 spaces per bed 0.50 spaces per bed

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

appendix

Student Accommodation Site No.2 – Cherry Tree Village
Location Cherry Tree Lane, Box Hill South Building Type / Type of Service Cherry Tree Village has a number of multi-storey blocked accommodation units catering for largely international student residents. Cherry Tree Village is further illustrated in Figures B1 and B2.
Figure B1: Cherry Tree Village Entrance

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

appendix

Figure B2: Cherry Tree Village Car Parking Area

Surrounding Area In the vicinity of Cherry Tree Village, land uses are predominantly residential. Public Transport
■ ■ ■

Bus Route 733 (Box Hill Stn to Oakleigh Stn) operates along Middleborough Road approximately 300m to the east; Bus Route 735 (Box Hill Stn to Blackburn Rd, South Blackburn) operates along Eley Road approximately 100m to the south; and Tram Route 75 (East Burwood to City) operates along Burwood Road approximately 900m to the south.

Student Accommodation Site Data:
■ ■ ■ ■

Number of Beds: Number of Students During Term 2, 2006: Parking Demand (Student & Staff): Peak Car Parking Rate:

98 88 3 0.03 spaces per bed

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

appendix

Student Accommodation Site No.3 – Campus Walk 4
Location 234 Warrigal Road, Burwood Building Type / Type of Service Campus Walk 4 provides students with apartment style accommodation. illustrated in Figures B3, B4 and B5.
Figure B3: Campus Walk 4 Entrance

Campus Walk 4 is

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

appendix

Figure B4: Campus Walk 4 Access

Figure B5: Campus Walk 4 Car Parking Area

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

appendix

Surrounding Area In the vicinity of Campus Walk 4 existing land uses are predominantly residential. Public Transport Bus Route 700 (Box Hill Central to Mordialloc) operates along Warrigal Road adjacent to the site. Student Accommodation Site Data
■ ■ ■ ■ ■ ■

Number of Beds: Number of Students During Term2, 2006: Parking Demand: Parking Supply: Existing Car Parking Supply Rate: Peak Car Parking Demand Rate:

32 30 3 (including 2 staff cars) 8 spaces 0.25 spaces per bed 0.10 spaces per bed

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

appendix

Student Accommodation Site No.4 – International House
Location 8 Uganda Street, Burwood Building Type / Type of Service: International house provides multi-storey housing accommodation for international students. International house is illustrated in Figures B6 and B7.
Figure B6: International House Entrance

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

appendix

Figure B7: International House Vehicle Entrance

Surrounding Area: Surrounding land uses predominantly consist of educational facilities along with some residential and parkland uses. Public Transport:
■ ■

Tram Route 75 (East Burwood to City) operates along Burwood Road approximately 600m to the south; and Bus Route 767 (Box Hill Station to Southland SC) operates along Elgar Road approximately 50m to the east.

Student Accommodation Site Data:
■ ■ ■ ■

Number of Beds: Number of Students During Term2, 2006: Parking Demand: Peak Car Parking Demand Rate:

83 77 8 (including 5 staff vehicles) 0.10 spaces per bed

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

appendix

Student Accommodation Site No.5 – Carinya
Location 32-34 Kangerong Rd, Box Hill Building Type / Type of Service Carinya provides single level unit / flat type student accommodation. Carinya is illustrated in Figures B8 and B9.
Figure B8: Carinya Entry Points

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

appendix

Figure B9: Carinya Car Parking Area

Surrounding Area Given its proximity to Box Hill Central, Carinya has a wide variety of surrounding land uses including, retail, restaurant and the Box Hill Tafe. Public Transport:
■ ■ ■

Tram Route 109 (Box Hill to Port Melbourne) operates along Whitehorse Road approximately 500m to the west; The Box Hill Train Station, which is on the Lilydale and Belgrave train lines, is located approximately 500m to the south west; Bus Routes 279 (Box Hill Central to Blackburn Station), 286 (Box Hill Central to the Pines Shopping Centre) and 684 (Melbourne to Eildon) operate along Whitehorse Road directly to the south; and Bus Route 291 (Box Hill Central to Heidelberg Station), 293 (Box Hill Central to Greensborough Shopping Centre) and 295 (Box Hill Central to the Pines Shopping Centre).



Student Accommodation Site Data:
■ ■ ■ ■

Number of Beds: Number of Students During Term2, 2006: Parking Demand: Peak Car Parking Demand Rate:

45 45 10 0.22 spaces per bed
04/04/07 Issue: A-Dr 4

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

appendix

Appendix C

Parking Generation Rates

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

appendix

Table C.1: Summary of Other Student Accommodation Car Parking Surveys

Facility

Location Rusden House, Normanby Rd, Clayton Campus Walk, Wellington Rd, Clayton Sth Est Flats, Monash Uni, Clayton Campus 9 Wakefield St, 15 Wakefield St, Swinburne Uni Campus 12, 18,24 Park St

Students

Day of Week

Date

Car Ownership Rate (cars / student)

Student Apartments Student Apartments Student Apartments Student Apartments Student Apartments

28 surveyed 27 surveyed 75 surveyed 23 surveyed 22 surveyed

n/a Thu Sun Fri Fri

May-05 May-05 May-05 May-05 May-05

0.14 0.19 0.38 0.13 0.27

15th Percentile Average 85th Percentile

0.14 0.22 0.31

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

appendix

Table C.2: Summary of Recent VCAT Approved Student Accommodation Car Parking Rates
Facility Location Size VCAT Decision Date Endorsed Car Parking Rate spaces / suite (some 2 bed suites) spaces / bed spaces / bed spaces / bed spaces / bed spaces / bed spaces / bed spaces / bed spaces / bed P57/2003 P1827/2003 P3093/2003 P2286/2003 P2373/2004 P2704/2004 P51770/2001 VCAT Applicaton No. VCAT Permit No.

Student Accommodation Student Accommodation Student Accommodation Student Accommodation Student Accommodation Melbourne International Student Accommodation Student Accommodation Melbourne International Student Accommodation Student Accommodation

39-59 Victoria Pde, Collingwood 141-147 Waverley Road, Malvern East 375 Burwood Road, Hawthorn Swanston / Faraday / Cardigan Streets, Carlton 15 Hawthorn Rd, Caulfield 60 Auburn Road, Hawthorn 1-5 Queens Avenue, Hawthorn 1219-1221 Riversdale Rd, Box Hill Sth 220-228 Lygon St, Carlton

82 suites 64 students 47 units

20-Apr-99 18-Apr-02 24-Jul-02 30-Oct-03

0.28 0.26 0.26 0.06 0.32 0.23 0.20 0.30 0.25

1999/787 2002/250 2002/998 2003/1525 2003/1743 2004/800 2004/605 2005/91 2005/302

81 rooms / 81 beds 22 units / 47 beds

24-Nov-03 29-Apr-04 05-Apr-04

27 units / 51 beds 55 beds

17-Jan-05 18-Feb-05

15th Percentile Average 85th Percentile

0.20 0.24 0.30

FM13320 Student Accommodation Car Parking Demand in the City of Whitehorse Research Report

04/04/07 Issue: A-Dr 4

whitehorse student accommodation study part 3 - planning issues hansen partnership pty ltd may 2007

consultant planner of the year 2005 consultant planner of the year 2006 planning institure of australia (victoria division)

hansen partnership pty ltd melbourne | sydney | vietnam

level 8 136 exhibition st melbourne vic 3000 t 03 9654 8844 f 03 9654 8088 e info@hansen-online.com.au w hansen-online.com.au
ABN 20 079 864 716 | ACN 079 864 716

ur ba n pl

ba n de si gn an ni ng | ur

| la nd sc ap e

ar ch ite ct ur e

whitehorse student accommodation study – part 3 planning issues

table of contents
1 2 purpose of this report........................................................................................ 1 planning issues .................................................................................................. 1 what is student accommodation what a permit is needed for zone requirements what planning permits should be issued for assessment of planning permit applications clause 55 existing residential development policy (clause 22.03) assessment of applications as the distance from preferred locations increases the demand for student accommodation in whitehorse affordability 1 2 2 3 4 4 5 6 7 7 8 9 9 10 10 10 11 11 11 11 11 12 12 12 13 13 15 15 15 16

3

existing planning policy context....................................................................... 9 melbourne 2030 local planning policy framework

4

review of planning decisions / policies etc.................................................... 10 review of VCAT decisions definitions need for student accommodation appropriate locations density visual bulk noise parking communal facilities dispensation from Clause 55 requirements (open space, amenity etc) future change of use section 173 agreements management plan review of existing planning policies melbourne stonnington glen eira

5

a new student accommodation policy for whitehorse .................................. 17

list of appendices appendix 1 – local policy for student accommodation

whitehorse student accommodation study – part 3 planning issues

1 purpose of this report
This report examines statutory planning issues associated with student accommodation in the City of Whitehorse. It also presents a local planning policy for student accommodation to be included into the Whitehorse Planning Scheme. The report is based on an earlier report prepared by Hansen Partnership for the City of Whitehorse titled “Peer Review of Planning Issues Whitehorse Student Accommodation Study (Hansen Partnership 2007). That earlier report has been redrafted to form this document, which represents the third of a three part series of reports that address the issue of student accommodation in Whitehorse. Part 1 comprised an economic assessment of student housing undertaken by MacroPlan. That part also comprises design guidelines prepared by MGS Architects. Part 2 comprises a car parking report prepared by the Traffix Group.

2 planning issues what is student accommodation
The relevant land use definitions contained in the planning scheme that apply to student accommodation are:

▪ ▪

dwelling - a building used as a self contained residence which must include: a) a kitchen sink; b) food preparation facilities; c) a bath or shower; and d) a closet pan and wash basin. It includes out-buildings and works normal to a dwelling. residential building - land used to accommodate persons, but does not include camping and caravan park, corrective institution, dependent person’s unit, dwelling, group accommodation, host farm, residential village or retirement village.

Both definitions fall with the overall definition of accommodation. A residential college, which is listed but not actually defined in the planning scheme, falls within the definition of a residential building. Not all student accommodation requires a planning permit and will able to be managed by way of a local planning policy in the Whitehorse Planning Scheme. Student accommodation can be either informal or purpose built. Informal student accommodate involves students occupying dwellings, as defined within the planning scheme, that have not been specifically built as student accommodation. Any dwelling can be used by students for shared housing etc without the need for a planning permit.

1

whitehorse student accommodation study – part 3 planning issues

Purpose built student accommodation is accommodation that is specifically built for the needs of students. If the accommodation comprises self-contained units then use can be defined as dwellings rather than as a residential building. If student accommodation does not comprise self-contained units that fall within the definition of a dwelling, it will be defined as a residential building.

what a permit is needed for
The planning scheme requires planning permits for different reasons. The reason for which a planning permit is required may affect the matters than can be taken into account in considering a planning permit application, and also the conditions that may be placed on a planning permit. There are generally three reasons why a planning permit may be required for student accommodation:

▪ ▪ ▪

For the use of the land – If the zone requires a planning permit to ‘use’ land either for the purpose of a dwelling or a residential building. For the construction of buildings and works – Most zones require a planning permit for the construction of buildings or works, even for land ‘uses’ that may not require a planning permit. For a reduction or waiving in standard car parking requirements – Clause 52.06 of the planning scheme sets out standard car parking requirements for different land uses. Regardless of whether a planning permit is required for any other reason, if a use is proposed with a lesser number of car parking spaces that required by Clause 52.16, then a planning permit is required to reduce that standard requirement. This requirement is generally only applicable to student accommodation in business zones and other zones to which Clause 55 does not apply, as Clause 55 provides alternative car parking requirements for residential development compared to those provided in Clause 52.16.

zone requirements
As far as relevant to the City of Whitehorse, residential uses are generally only permissible in residential zones, the Mixed Use Zone and in business zones such as the Business 1 and Business 2 zones. In residential zones and Mixed Use Zone the use ‘dwelling’ is an as-of-right use and does not require a planning permit. The use ‘residential building’ is a Section 2 use in those zones and does require a planning permit. In both zones a planning permit is required to either ‘construct two or more dwellings on a lot’ or ‘to construct buildings and works for a Section 2 use’. As Clause 55 applies to both dwellings and residential buildings in residential zones and the Mixed Use Zone, the car parking requirements of Clause 52.06 do not apply in those zones. Accordingly a permit is not needed for a ‘reduction in car parking’, regardless of the number of car parking spaces proposed to be required.
2

whitehorse student accommodation study – part 3 planning issues

In the Business 1 Zone a dwelling does not require a ‘use’ permit if it has a ground floor frontage of 2 metres or less. Otherwise a ‘use’ permit is required. A ‘use’ permit is required for a ‘residential building’ in a Business 1 Zone in all situations. A ‘use’ permit is required for both a ‘dwelling’ and a ‘residential building’ in a Business 2 Zone. A permit is also required for the construction of all buildings and works in those two zones. As Clause 55 does not apply to business zones, the requirement of Clause 52.06 apply and a planning permit is required to reduce car parking below the standard requirement contained in that clause.

what planning permits should be issued for
Student accommodation developments are likely to be established with a lesser provision of car parking, private open space per unit, and storage facilities, and with room / unit designs and other design features that are specific to the needs of students. Occupation of such developments by persons other than students is not necessarily appropriate. Accordingly, when a planning permit is issued for student accommodation it is necessary to ‘limit’ the purpose for which the permit is issued to student accommodation only. As a consequence, if in the future a development is to be converted to another type of residential (or other) use, a further planning permit will be required to assess the appropriateness or otherwise of that use. Depending on the nature of the future occupancy of the building, it may be appropriate to modify the building or site layout to accommodate the needs of future occupants. The way in which the use or development authorised by a planning permit can be ‘limited’ will depend on the reasons for which a planning permit is required. For a ‘use’ permit, words can be included in the preamble of the permit. For a buildings and works permit, or a permit for a reduction in car parking, a condition can be imposed requiring a Section 173 Agreement to be entered into, that restricts the use of the building to student accommodation only. Appropriate wording includes the following:



For student accommodation that requires a planning permit for use, any permit granted should be issued for the purpose “residential building (student accommodation)”. A condition should also be included that a Section 173 Agreement be entered into that the development can only be used for the purpose of student accommodation, and that a management plan is required to be prepared. For student accommodation that does not require a planning permit for use, but for the construction of buildings and work only, or a dispensation from car parking, any permit issued should be for “construction of buildings and works (or a dispensation from car parking) for X dwellings (to be used for student accommodation)”. A condition should be included that a Section 173 Agreement be entered into that the development can only be used for the purpose of student accommodation, and that a management plan is required to be prepared.



3

whitehorse student accommodation study – part 3 planning issues

assessment of planning permit applications clause 55
Clause 55 provides guidelines for the assessment of most types of residential developments of less than 4 storeys that occur in residential zones and the Mixed Use Zone. It does not apply to business and other non-residential zones in which residential developments may also be permitted. Clause 55 is divided into six sections:

▪ ▪ ▪ ▪ ▪ ▪

neighbourhood and site description and design response; neighbourhood character and infrastructure; site layout and building massing; amenity impacts; on-site amenity and facilities; and detailed design.

The main difference between student accommodation and other forms of residential development relate to the internal amenity requirements of students, which are different to those of many other types of residents. This relates to matters such as: the size of apartments or rooms; the need / potential to use shared facilities such as kitchens, bathrooms, laundries and other facilities; the need for private or communal open space; car parking needs; bicycle parking needs; security etc. Issues to do with the external appearance and form of a building, the relationship of a building to its neighbours, and issues associated with streetscape, neighbourhood character and external amenity, are generally no different to other forms of residential accommodation. Accordingly, the following five section of Clause 55 are equally relevant to student accommodation as they are to other types of accommodation:

▪ neighbourhood and site description and design response; ▪ neighbourhood character and infrastructure; ▪ site layout and building massing (other than for car parking provisions); ▪ amenity impacts; and ▪ detailed design.
The section of Clause 55 titled ‘on-site amenity and facilities‘ is less relevant to student accommodation than to other forms of housing. In particular provisions that relate to private open space and to storage.

4

whitehorse student accommodation study – part 3 planning issues

The aspects of Clause 55 that are not relevant essentially relate to car parking, private open space and storage. The wording of the objectives for each of those provisions is sufficiently flexible to enable a responsible authority to reduce the specified standards to meet the particular needs of students. However the opportunity exists for alternative guidelines to be provided in relation to these matters in a local planning policy to provide a consistent approach.

existing residential development policy (clause 22.03)
The MacroPlan report clearly identifies preferred locations for student accommodation within the City of Whitehorse. Preferred locations include:

▪ ▪ ▪ ▪

within 500 metres of a tertiary educational institution; in or within 500 metres of Principal or a Major Activity Centre; within 500 metres of public transport that connects to tertiary educational institutions; and within 500 metres of convenience retailing and main roads, open space and recreational amenities that are connect to a tertiary education institute by public transport.

Opportunities also exist within key strategic redevelopment sites that are well located for student accommodation, such as the former brickworks site which is now part of the Burwood Heights Major Activity Centre. Clause 22.03 of the planning scheme contains Council’s existing residential development policy. The policy divides the residential parts of the municipality into three areas, each of which has a different ‘potential’ to accommodate new residential development and different design guidelines to guide the future form of development. These areas comprise the following:

▪ ▪ ▪

substantial change areas; natural change areas; and minimal change areas

The ‘area’ in which a development is located will have implications on the built form that will be appropriate for any particular student accommodation development that might occur. Having regard to the objectives and policies identified for each of these ‘areas’ the following built form implications emerge:



In those parts of the Residential 1 Zone and Mixed Use Zone designated as ‘natural change’:



Buildings should generally be one to two storeys. A third storey or third storey component may be appropriate on larger and wider sites, where generous landscape setbacks are provided to side and rear boundaries, or on main roads and collector roads. Buildings of four storeys are not appropriate.
5



whitehorse student accommodation study – part 3 planning issues



A higher intensity of development is appropriate in those parts of the Residential 1 Zone and Mixed Use Zone identified for substantial change:

▪ ▪ ▪

Buildings of up to 4 storeys, and possibly more, may be appropriate depending on the recommendations of structure plans prepared for each substantial change area.

Student accommodation is not appropriate in ‘minimal change’ areas. A higher intensity of development may be appropriate in business zones and within a principal or major activity centre, depending on the location within the zone, abuttals to other uses and to other zones, and any structure plan prepared for those zones or activity centres.

assessment of applications
There are a number of policies and guidelines that are appropriate to use to assess planning permit applications for student accommodation. The appropriateness of various policies and guidelines will vary depending in the location and / or the zone in which a development is located. The new local policy for student accommodation that is recommended to be included in the planning scheme as part of this report, will apply to all planning permit applications for student accommodation within the municipality. In addition to that policy, other policies and guidelines appropriate to use are as follows:



In those parts of the Residential 1 Zone and Mixed Use Zone designated as ‘natural change’, proposals will be assessed using the residential development policy contained in Clause 22.03 and Clause 55. Flexibility will be exercised in relation to those elements of Clause 55 that relate to car parking, private open space and storage, in accordance with the guidelines provided in the local student accommodation policy. In those parts of the Residential 1 Zone and Mixed Use Zone identified for substantial change, proposals of up to three storeys will be assessed using the residential development policy contained in Clause 22.03 and Clause 55. Flexibility will be exercised in relation to those elements of Clause 55 that relate to car parking, private open space and storage, in accordance with the guidelines provided in the local student accommodation policy. Proposals of four storeys (or more) will be assessed using the urban design principles contained in Clause 19.03 and the Higher Density Housing Guidelines referred to in that Clause. In business zones and within principal or major activity centres, proposal of up to three storeys will be assessed using Clause 55 as a reference, where appropriate. Proposals of four storeys or more will be assessed using the urban design principles contained in Clause 19.03, the Higher Density Housing Guidelines referred to in that Clause, and the Activity Centre Design Guidelines.





6

whitehorse student accommodation study – part 3 planning issues

as the distance from preferred locations increases
As students have different needs to many other residents, it is appropriate that the standards that apply to more traditional forms of residential accommodation are varied to meet the specific needs of students. Key standards that justify a flexible approach include car parking, private open space and storage. Smaller rooms sizes and the use of shared facilities etc are also design features relevant to consider in relation to student accommodation. The justification for varied standards is greatest when student accommodation is well located in relation to tertiary institutions or activity centres, and where good access to public transport exists between the two. Such locations provide students with convenient access to a wide range of services and facilities available on-campus or in activities centres, and to public transport and to public open space. This proximity and convenience reduces the need for onsite car parking, on-site private open space and on-site amenities etc. As the distance from these facilities increases, the justification for a reduction in these residential design elements becomes less. Greater distance from, and consequently less access to, services and facilities and public transport, will lead to an increased need for car parking and the need for a more ‘self-contained’ form of accommodation and a higher level of internal amenity to be provided on the site of a student accommodation facility. It is appropriate consideration of the distance of a proposed facility from identified ‘preferred areas’ is a relevant matter to take into account in deciding to allow flexibility in residential standards associated with student accommodation. It is appropriate to incorporate this principle into any student accommodation policy prepared for Whitehorse.

the demand for student accommodation in whitehorse
The MacroPlan report identified a very significant demand for purpose built student accommodation in Whitehorse (p50). It identified that the total number of beds presently in the municipality is 426. It estimated that the demand by 2010 will be for double that number of beds, and that by 2030 over 10 times the existing number of beds is likely to be required to meet anticipated demand in the City of Whitehorse (i.e. 4,403 additional beds by 2030). This level of demand needs to be seen in the context of the overall demand for additional housing in the municipality. The MSS identifies that the municipality may need to accommodate an additional 10,000 dwellings over the next 30 years. The MacroPlan report makes no reference to whether or not the overall demand for 10,000 dwellings includes the demand for student accommodation or not. Metropolitan and local planning policies encourage a substantial proportion of new housing to be accommodated in Whitehorse to be established in and close to activity centres, and in the case of Whitehorse in ‘substantial change’ areas. The consequence is that it is likely that the demand for convention medium and higher density housing will be competing with the demand for student accommodation in such locations. This will exacerbate issues concerning the availability of sites, affordability and the ability to meet the likely demand for student accommodation within ‘preferred areas’ in the long term.
7

whitehorse student accommodation study – part 3 planning issues

The market will determine the relative viability of redeveloping sites in these locations for medium to higher density conventional apartments, compared to student accommodation facilities. Council will need to continually monitor the rate of development of medium and higher density housing, and of student accommodation within preferred locations, and the degree to which anticipated demand for both forms of housing is being accommodated. Depending on the degree to which demand is being accommodated, Council may need to review its existing housing and residential development policies, and structure plans prepared for activity centres and substantial change areas.

affordability
The MacroPlan report comments that affordability is a key consideration for student accommodation. It refers to the impact on affordability of unnecessary standards for student accommodation developments, and of restricting such developments to locations in and close to activity centres where land prices are higher etc. Affordability is undoubtedly an important issue. It is an issue in regard to all forms of housing, not just student accommodation. Housing affordability is a key issue for many sectors of the housing market throughout Victoria and Australia at the present time. Given the high demand identified for purpose built student accommodation, the relatively restricted location preferences identified for such accommodation in the MacroPlan Report, and the fact that those locations are also preferred locations for other forms of medium and higher density development, demand for sites in such locations is likely to be high. This will undoubtedly have an impact on housing affordability. As a consequence student accommodation is likely to be forced further from ‘preferred locations’ than is desirable. It is likely that Council will be called upon to consider planning permit applications for student accommodation outside of ‘preferred locations’. In considering applications in such locations Council will place greater emphasis on compliance with neighbourhood character and off-site amenity considerations than will be the case within preferred locations. As the distance from preferred locations increases, less flexibility will be exercised in supporting reduced standards in terms of car parking, private open space, storage, and other design aspects that can be justified in situations where student accommodation more conveniently located in relation to activity centres and educational institutions and the like.

8

whitehorse student accommodation study – part 3 planning issues

3 existing planning policy context melbourne 2030
Melbourne 2030 does not include any policies that specifically relate to student accommodation. However it does include policies that strongly encourage the intensification of residential densities through the metropolitan area in order to reduce the outward growth of Melbourne and to create a more compact and sustainable city. It also includes policies to increase the diversity and affordability of housing throughout Melbourne, in order to provide a range of housing opportunities that better accommodate the changing needs of the population in years to come. It places particular emphasis on focusing new housing opportunities in and close to activity centres, on strategic redevelopment sites and in locations on the principle public transport network. It also emphasises the need to recognise and protect areas of valued character. These general policies provide a framework that is supportive of accommodating the need for student accommodation in the City of Whitehorse. Student accommodation is a legitimate component of the wide diversity of different housing types that is required to accommodate the needs of the future population of the municipality.

local planning policy framework
As with Melbourne 2030, the local policy provisions of the Whitehorse Planning Scheme do not specifically refer to student accommodation. Rather it provides more general policy statements about the need to provide for the diverse housing needs of the expected future population of the municipality. It also refers to importance of ensuring that new housing can be accommodated in a way that maintains and enhances the character of the municipality’s existing residential areas. Objectives in relation to housing include (Clause 21.06): To maintain and enhance the character of the City’s residential areas. To provide for a wide range of housing types to meet the changing needs of the population. To ensure that higher density housing is directed to specific areas, including activity centres, with excellent public transport and shopping access and is integrated with existing residential areas in a form consistent with the character of neighbourhoods.

9

whitehorse student accommodation study – part 3 planning issues

Strategies to achieve these objectives include: Identifying housing areas suitable for substantial, natural and minimal change. Encouraging higher density housing development in identified areas, including activity centres, transport nodes and a range of commercial and community facilities. Clause 220.3 of the local planning policy framework provides a location perspective to Council’s housing policies. It identifies three different types of residential areas and includes objectives, statements of desired future character, and design criteria that outlines the degree of change expected to occur and the intensity and form of new housing appropriate for each.

4 review of planning decisions / policies etc
This section of the report summarises issues relevant to student accommodation identified from VCAT decisions, existing policies of other municipalities, and panel reports that relate to student accommodation. It provides useful background information to inform decisions about the composition of a student housing policy for Whitehorse.

review of VCAT decisions definitions ▪ ▪
VCAT decisions refer to student accommodation as ‘residential building (student accommodation)’. The preamble to permits is usually along the lines of ‘Use and development of the land for a residential building (comprising wholly student accommodation) generally in accordance with the endorsed plans and subject to the following conditions.’

need for student accommodation ▪
Need for student accommodation in an area is not a consideration given weight by the Tribunal. The following quote from Melbourne International Student Accommodation v Boroondara CC (2004) VCAT 800 paragraph 34 is noted: ‘The main point is that demonstrated need for a facility or use may be a relevant factor but ‘lack of a need will rarely, if ever, be a ground for refusing to grant a permit.’

10

whitehorse student accommodation study – part 3 planning issues

appropriate locations ▪ ▪ ▪ ▪
Adjacent to educational institutions. Within activity centres. Where existing policy supports the location. A site’s location at the junction of main roads is an appropriate location as there are fewer sensitive abuttals (Melbourne International Student Accommodation v. Whitehorse CC and Ors (2004 VCAT 800).

density ▪
Even if a site is located outside an activity centre, the Tribunal has found that a higher density alone is not fatal to an application if an appropriate design outcome can be achieved that entails transition to properties, parking provision and internal amenity (Melbourne International Student Accommodation v. Whitehorse City Council (2005) VCAT 91). The density recommendations outlined within the City of Whitehorse Housing Study are not relevant to student housing proposals.



visual bulk ▪
Clause 55, while not applying to some developments, is used as a guide by the Tribunal to assess visual bulk impacts. In K Walters and others vs. MGS Architects (2005) VCAT 1428 visual bulk was identified as an important amenity issue, but more leniency was given to the fact that the proposal was within the Box Hill Activity Centre. A balance was found between allowing new development and accommodating existing residents.

noise ▪
Student housing has been found by the Tribunal to be a relatively quiet residential use with noise impacts to be controlled through a management plan.

parking ▪ ▪ ▪ ▪
The planning scheme requires 1 space for each lodging room. There is a consistent theme that parking demands associated with accommodation for international students is low. In many cases the Tribunal has accepted car parking rates of between 0.1 and 0.25 spaces (Melbourne International Student Accommodation v. Boroondara City Council (2004) VCAT 800). Examples of accepted parking rates are noted below:
11

whitehorse student accommodation study – part 3 planning issues

▪ ▪

14 bedrooms with a provision of 4 spaces (Con Panoussis and others v. MPA Partners Pty Ltd (2004) VCAT 1789). A parking rate of 0.2 spaces per bed was accepted in K Walters and others v. Whitehorse City Council (2005) VCAT 1428. The Tribunal found that this parking rate was acceptable in light of the site’s excellent access to public transport and services. In this proposal 10 spaces were provided but the Site Management Plan stipulated that there was a limit of 10 spaces on site. A parking rate of 0.12 spaces was accepted in Glencoe Developments Pty Ltd v. Whitehorse City Council (2005) VCAT 2421). In that case there were unusual circumstances were this ratio was accepted in light of the site’s proximity to the MIBT campus and Deakin University, and the fact that this was for a short term accommodation proposal comprising stays for only 3 to 12 months.



communal facilities ▪
Communal facilities are accepted as being appropriate within a student accommodation proposal but the dimensions and area need to be adequate.

dispensation from Clause 55 requirements (open space, amenity etc) ▪ ▪
Clause 55 applies to residential buildings up to three storeys in height. The standard requirements of ResCode are not specific to student housing. Although Clause 55 does not apply to buildings greater than three storeys in height, it is considered by the Tribunal to be a reasonable assessment tool for student housing developments and one that is used to assess residential development across Victoria. The Tribunal uses the standards as a guide to assess off site amenity impacts. Communal open space is acceptable and can compliment private open space. Tribunal decisions accept that the private open space requirements are less for students than for conventional residents. In Arundal v. Whitehorse CC (2006) VCAT 1819, while Clause 55 applied, the Tribunal commented that it was unfortunate that there was no specific open space allocation for student accommodation within the planning scheme, and there was no amount nominated in a council policy. In terms of internal amenity the amount of communal space available for occupants is a key consideration, along with noise proofing of bedroom walls given proximity to communal areas.

▪ ▪



future change of use ▪
The argument cannot be raised that a change of use to standard residential accommodation without a permit will result in an increased parking requirement and thus amenity impact to the neighbourhood.

12

whitehorse student accommodation study – part 3 planning issues



In Glencoe Developments Pty Ltd v. Whitehorse City Council (2005) VCAT 2421, however a condition within the Section 173 agreement required approval from the responsible authority to be sought before a change of use on the land that was a section 1 use.

section 173 agreements
Section 173 agreements are common with student housing developments between the developer and the Responsible Authority. Section 173 agreements can include, for example:



In the event that the use of the building is no longer required for student accommodation and the use of the building is to be a Section 1 Use in the relevant zone, written approval from the responsible authority must be provided (Glencoe Developments Pty Ltd v. Whitehorse City Council (2005) VCAT 2421). Other considerations can include the provision of car parking, open space, internal layout and provision of living space and any other relevant matter (Glencoe Developments Pty Ltd v. Whitehorse City Council (2005) VCAT 2421). Can require the enforcement of the site management plan (Glencoe Developments Pty Ltd v. Whitehorse City Council (2005) VCAT 2421). Can enforce the use of all rooms within the development to be used solely as part of the student accommodation and support functions (Glencoe Developments Pty Ltd v. Whitehorse City Council (2005) VCAT 2421). Can enforce that development shall be for the exclusive use of students enrolled full time at a tertiary institution and is to be vacated by the relevant student within three months of completion of full time studies (Melbourne International Student Accommodation v. Whitehorse City Council (2005) VCAT 91). All rooms shall be managed by a single management entity and shall not be leased or otherwise managed other than under the control of that management entity (Melbourne International Student Accommodation v. Whitehorse City Council (2005) VCAT 91). All rooms to be managed by a single entity and not be leased or occupied for long term occupation but rather short term accommodation by students enrolled full time at a tertiary level educational institution (Glencoe Developments Pty Ltd v. Whitehorse City Council (2005) VCAT 2421). Cost of the preparation of the agreement to be borne by the owner (Glencoe Developments Pty Ltd v. Whitehorse City Council (2005) VCAT 2421).

▪ ▪ ▪ ▪

▪ ▪



management plan
A number of decisions have been analysed with regard to the site management plans, including Glencoe Developments Pty Ltd v. Whitehorse City Council (2005) VCAT 2421, Glenferrie Developments Pty Ltd v. Stonnington City Council (2006) VCAT 832 and Slobodan Music v. Melbourne City Council (2005) VCAT 302. Site Management Plans can include the following elements or specify:
13

whitehorse student accommodation study – part 3 planning issues

▪ ▪

Resident and/or guest behaviour, activities and noise, visitors and parties and the extent to which external areas may be used at night. Can limit the type of students that can reside there for example, ‘all rooms within the development shall be used solely as part of student accommodation and support functions’. All rooms must be managed by a single management entity and must not be leased or otherwise occupied as a residence other than as student accommodation for students enrolled at a tertiary level institution.’ ( K Walters and others vs. MGS Architects (2005) VCAT 1428. Maximum number of students to be accommodated on the premises at any one time. Site management plan can include general nuisance amenity conditions, an on-site manager / lead tenant and the establishment of a 24 hour hotline for complaints direct to management. For example ‘all rooms within the development shall be used solely as part of student accommodation and support functions. All rooms must be managed by a single management entity and must not be leased or otherwise occupied as a residence other than as student accommodation for students enrolled at a tertiary level institution.’ (K Walters and others vs. MGS Architects (2005) VCAT 1428). The site management plan can limit the number of spaces on site to that provided for example - ‘In the event that the number of residents with vehicles accommodated on the land exceeds the 10 spaces provided within the basement, advice must be given by the management entity to prospective residents that no on-site car space can be provided’ (K Walters and others vs. MGS Architects (2005) VCAT 1428). A suitably qualified full time caretaker / manager of the student accommodation to live in the premises on a permanent basis in a residential unit set aside for his / her use. He / she must ensure that the use of the building does not cause detriment to the amenity of the area. The roles and responsibilities of the caretaker / manager of the student accommodation. Processes of receiving complaint. House rules. Supervision of residents. Behavioural problems – the operator under the permit to take immediate action to ameliorate the impacts. Servicing and cleaning of bedrooms within the buildings. Maintenance and upkeep of the building. Collection of garbage and storage of garbage and recyclables. Restriction of time to collect bins. Management of clothes drying facilities so that no laundry drying occurs on any balconies. Limiting use of the communal open space area to a certain time Signage within a building to provide 24 hour telephone contact numbers
14

▪ ▪





▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪

whitehorse student accommodation study – part 3 planning issues

review of existing planning policies melbourne The Carlton Parking Precinct Plan was to be implemented by MCC as part of Amendment C106 but was abandoned by MCC and by the Minister on 26 October 2006. The plan sought to replace the Schedule to Clause 52.06 to make reference to the Carlton Parking Precinct Plan (City of Melbourne, April 2005). The plan was to reduce minimum parking rates for separate dwellings, apartment dwellings and student accommodation, and to include the Carlton Parking Precinct Plan (City of Melbourne, April 2005) into the Schedule to Clause 81. The rates that were proposed as part of the schedule for student accommodation were:

▪ ▪

car spaces to each hostel room 0.1; and car spaces to each apartment room 0.25

stonnington
Amendment C061 – Proposes to incorporate a student housing policy into the Stonnington Planning Scheme. A Panel was requested on 26 December 2006. The proposed amendment will introduce a Student Housing Policy that will address issues such as: the need and preferred locations for student housing; parking issues in relation to cars and bicycles; neighbourhood character and amenity; the internal layout and facilities; the management of facilities; and retaining student housing for housing of students. The strategic basis of the amendment was:

▪ ▪ ▪ ▪

Numerous applications had been received. Under the current planning scheme there is no direction given to Council or to the development industry as to the appropriate location for student housing. There are currently no guidelines as to where student housing should be provided, how it is to be managed, how amenity issues are to be addressed and how appropriate standards for student accommodation will be achieved. The city has a number of tertiary institutions including Monash University (Caulfield Campus), Holmesglen Institute of TAFE (Chadstone campus), Swinburne University of Technology (Prahran Campus) and Deakin University (Toorak Campus). These institutions cater for a large number of overseas students who have distinctive accommodation needs - although Deakin University has advised that it will close its Stonnington campus in the near future. The policy provides for a reduced rate of car parking provision. A Management Plan will be required for new student housing which will ensure that appropriate management arrangements are in place.
15

▪ ▪

whitehorse student accommodation study – part 3 planning issues



The policy will provide clear direction for the Council, community and the development industry about the standards that will apply for this type of use and development.

glen eira
Amendment C042 - Inserted a student housing policy in the local planning framework of the planning scheme (Clause 22.09). A panel report (June 2005) was prepared which found that the amendment was appropriate, subject to recommended conditions. Issues considered by the Panel included the suitability of the prioritised locations, the adequacy of the accommodation guidelines, especially for the needs of international students, the provision of support services, and the impact on neighbourhood amenity and character. Key findings of the Panel included the following:

▪ ▪ ▪ ▪ ▪ ▪ ▪

The Panel considered that an amendment as opposed to guidelines provides more certainty. Importance of proximity to public transport for location of student housing. The panel supported the locations for student housing developments prioritised in the policy for Zone 1 and Zone 2. Will be the most comprehensive policy developed so far. Reduced parking provision as proposed within the policy was acceptable. Requirement for each habitable room to have direct access to light and fresh air was affirmed by the panel. None of the student housing policies are prescriptive regarding room sizes:

▪ ▪ ▪ ▪ ▪

Glen Eira – student room should be large enough for a desk, computer, bed, bookshelves, wardrobe other storage space and pin board. MCC guidelines range between 10.8m2 floor area to 16m2 and accept an area of 8.5m2 if the student will have access to ‘ancillary and amenity spaces.’

Policy encourages the provision of communal facilities with ground level area at a ratio of 2.5m2 per bed and in a maximum of 2 parcels, each parcel with a minimum dimension of 3 metres. Panel supported no prescriptive size per room. Panel concluded that the need for the landowner to enter into a Section 173 Agreement with the responsible authority was justified and management plan adequate to protect the amenity of the surrounds. A number of minor revisions to the policy were proposed.

16

whitehorse student accommodation study – part 3 planning issues

5 a new student accommodation policy for whitehorse
Appendix 1 to this report includes a student accommodation policy for Whitehorse. It is based on the considerations contained throughout this report and the other two reports prepared as part of the series of reports prepared addressing student accommodation in Whitehorse. Key matters identified throughout the process that are considered important to include in a local policy are listed below:



A description of what student accommodation is, the different types of student accommodation that exist, how student accommodation relates to the accommodation definitions included in the planning scheme, and the types of student accommodation that the policy seeks to influence. Preferred and non-preferred locations throughout the municipality for student accommodation. Preferred locations would most likely include activity centres, locations around institutions, location on public transport routes / pedestrian and cycle routes that connect to institutions, on-campus accommodation, higher density accommodation as part of the redevelopment of major sites throughout the municipality (where accessible to institutions). Clear policy guidance is required in relation to the degree, form and density of student accommodation encouraged (or otherwise) in substantial change and natural change areas throughout the municipality. Polices and guidelines Council will use to assess planning permit applications for student accommodation. Guidance in relation to those aspects of student accommodation that vary from other forms of housing and which are not adequately addressed by other provisions presently contained in the planning scheme. This will include matters such as internal amenity, onsite amenity, private open space, car parking, storage etc. Guidance regarding the types of conditions and requirements Council will impose on planning permits issued for student accommodation in relation to matters such as Section 173 Agreements regarding future change of use, management plans and the like.



▪ ▪ ▪



17

whitehorse student accommodation study – part 3 planning issues

appendix 1 local policy for student accommodation

whitehorse student accommodation study – part 3 planning issues

Similar Documents

Premium Essay

Accommodation Satisfaction and the Factors Which Influence Students' Choice.

...Accommodation satisfaction and the factors which influence students' choice. Introduction: Accommodation plays an important role in students' daily life. It is considered by students as the second home where they can rest,recreate and study after class. Whether students are satisfied with their accommodation can affect their emotion largely. So we design this project to survey the satisfaction and expectation among students for their accommodation. We hope that this report can do some help for the future design of university accommodation. Background: For convenience, we choose our university(university of surrey)accommodation as a sample. According to our university,our accommodation are divided into 5 bands(A,B,C,D,E). The price,equipment and location of them are quit different. Band A is the cheapest one, which must share the bathroom and toilet with more than 10 people in the small space. The price of Band B is higher than Band A, and the room space is also larger than Band A. Band C owns the similar equipment with Band B, but more expensive and larger space. Band D and Band E are the most expensive ones,they are en-suite single rooms. However, Band E cost much than Band D because of its larger space. Methodology: Our research was done by asking students of university of surrey at random to complete questionnaire(Appendix 1).40 students were interviewed on Saturday 5 August with 19 males and 21 females. Than analysis and classify the collected data in order...

Words: 985 - Pages: 4

Free Essay

Accommodation Satisfaction and the Factors Which Influence Students' Choice.

...Management Accommodation Satisfaction and the Factors Which Influence Students' Choice. In: Business and Management Accommodation Satisfaction and the Factors Which Influence Students' Choice. Accommodation satisfaction and the factors which influence students' choice. Introduction: Accommodation plays an important role in students' daily life. It is considered by students as the second home where they can rest,recreate and study after class. Whether students are satisfied with their accommodation can affect their emotion largely. So we design this project to survey the satisfaction and expectation among students for their accommodation. We hope that this report can do some help for the future design of university accommodation. Background: For convenience, we choose our university(university of surrey)accommodation as a sample. According to our university,our accommodation are divided into 5 bands(A,B,C,D,E). The price,equipment and location of them are quit different. Band A is the cheapest one, which must share the bathroom and toilet with more than 10 people in the small space. The price of Band B is higher than Band A, and the room space is also larger than Band A. Band C owns the similar equipment with Band B, but more expensive and larger space. Band D and Band E are the most expensive ones,they are en-suite single rooms. However, Band E cost much than Band D because of its larger space. Methodology: Our research was done by asking students of university...

Words: 345 - Pages: 2

Free Essay

Reserch Methods - Cat

...Using Communication Accommodation Theory (CAT) as a framework, this paper presents a multi-method investigation of the communicative behaviors in culturally heterogeneous workgroups (CHWs). Analysis of observations (participant and non-participant), semi structured interviews, and self-report surveys from both field and student samples provide insight on the communicative behaviors and strategies employed in the production and management of both productive and destructive conflict and outcomes for CHWs. The research demonstrates the usefulness of the CAT framework to analyses of conflict in CHWs and provides fresh insights on the triggers and management strategies associated with conflict in CHWs. A topical organizational scheme will be used in this section to increase the knowledge of this theory for the reader. As you may perhaps guessed, many scholarly articles focus in the concepts of convergence and divergence when it comes to testing or supporting CAT but instead of stating one research scholarly article at the time with its hypotheses, methods and findings, a synthesis of several articles with overlaps in topics will be given instead. Let’s start with relationships, One important aspect of speech accommodation theory to consider is how researchers evaluate speech. By examining factors that are used to determine speech behaviors, much can be learned about the study of accommodation. There are several characteristics of speech upon which researchers have focused...

Words: 390 - Pages: 2

Free Essay

Discuss Some of the Ways That Participants in a Conversation Are Sensitive to Others Needs

...explain how speech in conversations changes due different factors. Some of these factors include; professional status, regional background, and age. These theories are the accommodation theory and the co-operative principle. The accommodation theory was developed by Howard Giles in the 1970’s. He had the theory we change our speech depending on the conversational needs of the person we are talking to. This either leads to divergence, people’s speech moving apart, or convergence, moving our speech closer to the other person’s style. Furthermore, convergence has the effect of decreasing the social distance between speakers which includes downwards convergence which is moving away from Received Pronunciation. A situation where this would take place could be talking to a friend or relative with a strong regional accent. This contrasts with upwards convergence where a person moves closer to Received Pronunciation. A situation in which this could occur could be when talking to a boss or someone with higher status. Mutual convergence is when both the participants move towards each other’s speech styles which tends to happen when both the speakers like each other. Divergence has the effect of emphasising the differences between two people’s speech styles such as a teacher asserting their authority with a class of students. The co-operative principle was created by H.P Grice in 1975. His theory was that a successful conversation occurs when participants abide by certain rules such as turn...

Words: 504 - Pages: 3

Premium Essay

The Relationship Between the Academic Performance and the Living Accommodation of Student Nurses

...Name (Optional): ____________________ Age: _____ Gender: _____ Year and Section_____ LIVING ACCOMODATION The questions in this scale ask you about your feelings and thoughts about your living situation college life. Elements to be considered when evaluating your living situation include your roommate(s), your room/apartment/house itself, your neighbors/suitemates, your neighborhood or area on campus, and the general environment of your living arrangement. In each case, you will be asked to indicate how often you felt or thought a certain way. Although some of the questions are similar, there are differences between them and you should treat each one as a separate question. The best approach is to answer each question fairly quickly. That is, don’t try to count up the number of times you felt a particular way, but rather indicate the alternative that seems like a reasonable estimate. For each question circle one of the following alternatives 0. Never 2. Sometimes 4. Very Often 1. Almost never 3. Fairly Often  1. Last semester, how often were you upset because of something that happened unexpectedly concerning your living situation? 0 1 2 3 4 2. Last semester, how often did you feel that you were unable to control aspects of your living situation? 0 1 2 3 4 3. Last semester, how...

Words: 1680 - Pages: 7

Free Essay

Hostel System

...title? * Student Accommodation Management System is a complex and important system to assist a corporation to manage and improve services for an apartment. I’m interested about the system because I am confusing how does it works to maintain and keep enhance the services for an university student apartment. The system also help to reduce paperwork that is hardcopy of any document because it is very hard to arrange and keep it. If we have this kind of system, we can enjoy the convenience and we just need to key in all of the information from documents into the Student Accommodation Management System. * What problems that is occurring in the existing system? * There are some problems occurring in the existing system such as someone leaving early, not getting back their deposit back, repairs, sanitation and noisy neighbours. b) Project Objective * The objective of your project (at least 3 and explain each objective) * To provide convenient to our residents especially university students in their daily life. * We had a food court and shop lot of sell food and drink to university student. Beside, we also have multi-storey car park to those who have their own car. They are able to enjoy laundry services at shop lot anytime and our apartment is adjacent to university which is merely 40 metres apart and is only 1 minute walking from university. Moreover, the walkaway to university is covered and lighted. So that, students can walk to university...

Words: 1228 - Pages: 5

Premium Essay

Learning Disability Issues

...first step I would take in developing a university-wide policy that addresses learning disability issues in the university is to have a university-wide forum that is open to various members of the university, most importantly to university students with learning disabilities, who are willing to positively contribute and share their narratives, ideas and views that will feed into the goals of what the policies and services need to accomplish in order for them to breed an inclusive university landscape that is free from dogmatic assumptions about the learning disabled students. The policy will first and foremost to define learning disability. Generally, learning disabilities (LD) denotes a collection of disorders that interfere with the acquisition...

Words: 997 - Pages: 4

Free Essay

Finding a Need

...will be identifying, is the need to provide on campus accommodation for international students at Franklin University. This need is to provide students with accommodation which will be near the school and faster to get to lectures as some students leave in parts of Columbus that are far away from the university for reasons such as apartments being cheaper to afford paying for as compared to some apartments near the university. Idea My idea is that if Franklin University build or created boarding houses on campus for international students, this would be a good service because it would be easier and convenient for them in many ways. The students would not have to worry about transportation as the classes would just a walk away, the students would also even have a wider opportunity to meet other students from different backgrounds with different values and beliefs. Concept Testing I would test my concept by having a meeting with the international students at Franklin who are interested in my idea, then we would make a suggestion box and put in our idea of what we have suggested that the university should offer us and then after that we would make sure that our request reaches the president of the university through the right protocol. Pricing With pricing the university would have to include the accommodation fee to the tuition fee that we pay, meaning that the tuition fee would raise a bit because of the accommodation new...

Words: 251 - Pages: 2

Premium Essay

My Clinical Placement

...three students in my clinical placement, I discovered the significance of determining student’s individual requirements, and instructing in a way that will allow all students to succeed. The completion of this case study had led me to realize the importance of differential instruction, but also how challenging it can be to accomplish. This assignment allowed me to focus on the similarities and differences in the behavior and life of students who are higher achieving, students who may need more support, and students who fall right in the middle. The student who is higher achieving is often the first student finished with the assignments given in class and when she’s finished she sits and reads until everyone else is done....

Words: 906 - Pages: 4

Free Essay

Bu Welcome

... Introduction to Bournemouth University 3 Student Accommodation 3 Sports and entertainment 4 Nightlife. 5 Travel to and from university. 5 University study facilities 6 Accommodation (See Student Accommodation 6 Placements & Careers Service 6 Sports ( See Sports and entertainment ) 6 IT Services 6 Academic areas 6 Conclusion 7 Introduction to Bournemouth University Bournemouth University ( BU) located in Bournemouth town – a large resort town in south coast of England. According to University league table of the Guardian 2013, Bournemouth University is ranked 6th for its Hospitality and Tourism courses. Bournemouth University has two campuses: Talbot Campus and Lansdowne Campus” (Wikipedia) . In 2009, Bournemouth University was the finalist for 2 biggest prizes in the UK higher education: “University of the year “and “Research project of the year”. Student Accommodation BU has ten halls of residence for students to choose. These halls of residence are all around Bournemouth town, they are: • Cranborne House • Lyme Regis House • Corfe House Dorchester House Dorchester House • Dorchester House • Purbeck House • Student Village • Hurn House • Chesil House • Okeford House • Abbotsbury House All residences just take a 15 – minute bus ride to the university. Each room of these residences has 4-7 bedrooms with fully furniture such as a well-equipped communal kitchen, a student lounge, a large shared outdoor space, high speed...

Words: 1146 - Pages: 5

Premium Essay

Format

...of business management such as planning, decision making, and leading. In this course you will learn both the theory and the practice of management concepts and have the opportunity to practice some of them during class activities. PREREQUISITES: This course may only be taken by students with junior standing, or successful completion of 60 hours of coursework. Students who are enrolled in MGNT 3165 Management in Organizations are advised with this notice that they must have a grade of C or better in the above-listed prerequisite courses, prior to enrollment in this course. With your continued presence on the official roll, you are certifying that you have satisfactorily completed all of the required prerequisites prior to enrolling in this course. Students further acknowledge that, should the instructor, or the administration, subsequently determine, at any time hereafter, that this certification is invalid; violator(s) will be subject to administrative withdrawal from this course. Should such administrative withdrawal occur, after the official date to withdraw without a grade penalty, the grade assigned will be a “WF”. Should the violation be discovered after a final grade is reported, the student by his or her continued presence on the official roll, acknowledges that the reported grade is authorized to be changed, at any time after discovery, to a grade of “WF”. LEARNING OBJECTIVES: • A working knowledge of the basic management theories and concepts •...

Words: 2912 - Pages: 12

Premium Essay

Hemya

...POLICY MANUAL VOLUME IX ADJUNCT FACULTY PERSONNEL, CLASSROOM AND GENERAL MANAGEMENT POLICIES January 2013 Table of Contents Volume IX Adjunct Faculty Personnel, Classroom and General Management Policies 9.1 9.2 9.3 9.4 Information on Holy Family University History, Mission, Governance and Organization ...................................................................................................................... 1 General Institutional Policies ........................................................................................... 1 University-Wide Employment Policies ........................................................................... 1 Adjunct Faculty Employment Policies ............................................................................ 1 9.4.1 Faculty Evaluations ..................................................................................................... 1 9.4.2 Orientation of New Faculty ......................................................................................... 2 9.4.3 Paychecks .................................................................................................................... 2 General Information ......................................................................................................... 2 9.5.1 Campus Maps .............................................................................................................. 2 9.5.2 Academic Calendar .................................................

Words: 5048 - Pages: 21

Premium Essay

Classroom Observation Paper

...that I have faced has been ones that I have experienced before. • Were any of your perceptions about the students and/or cooperative teacher incorrect? If so, what differ and how do you think you came to that misconception? o No, the students and the cooperative teacher are just what I expected. The students are willing to learn and does not cause difficulty within the classroom....

Words: 573 - Pages: 3

Free Essay

Communication Accommodation Theory Journal

...Kayla D. King Journal 9 December 1, 2013 CAT Part 1 The Communication Accommodation Theory came about after; Giles realized that speech goes beyond twangs, pronunciation, and gaps in speech. In 1987 Giles coined the Communication Accommodation Theory as a theory that is based on intercultural communication. Accommodation is the ongoing shift in communication that is either toward or away from others. This theory is based on two strategies: convergence and divergence. Both are seen as accommodation because of the constant shift in communication. Convergence is a strategy that is used when an individual adjusts their speech to be similar to the person they are speaking with. Another strategy that is based on convergence is called discourse management. Discourse management is the act of carefully choosing topics that will not generate tension or awkward moments. In contrast, divergence is the act of moving away from others by not adjusting speech. An individual emphasizing the differences between he or she and another person is another way to divert. In intergenerational relationships, the elderly tend to use self-handicapping as a face-saving strategy. Self-handicapping, in this case, is when the elderly use being older as an excuse. Another divergent strategy is maintenance. Maintenance is continuing to use original communication without regard for others, also known as underaccommodation. Moreover, overaccommodation is patronizing belittling speech,...

Words: 737 - Pages: 3

Premium Essay

Syllabus

...Thursdays and by appointment COURSE DESCRIPTION This course focuses on financial accounting theory, current pronouncements, problems of income determination, and accounting research and research methodology applied to accounting issues. COURSE OBJECTIVES This course discusses broader implications of financial accounting and examines critically accounting theories. It provides theoretical base for financial accounting and reporting in business relationships characterized by information asymmetries. Besides its theoretical orientation, the course discusses institutional structure and different reporting environments of financial accounting and standard setting. It also features considerable coverage of financial accounting literature. Students completing this class should be able to: • To understand the differences of accounting under ideal conditions vs. uncertainties. • Apply decision usefulness approach to financial reporting. • Understand efficient market theory. • Know the information perspective on decision usefulness. • Know how to apply different measurement perspective to financial accounting information. • Analyze conflicts of contracting parties. • Analyze...

Words: 1161 - Pages: 5