<p>The ‘kiwi dream’ of home ownership has become less attainable because of increases in housing costs. Unaffordability is linked with the house price to income ratio, especially within urban environments where incomes have fallen to 50% below property prices. This not only affects access to affordable housing, but also access to quality housing. A home should be dry, warm and safe – these are the key fundamentals of quality housing and people of all ages should have access to a home in which these qualities are not compromised by their personal income. A home that is well insulated, heated, structurally sound and located close to transport nodes should be affordable for all New Zealanders. Home ownership in New Zealand plays a central role in our national identity. The design research will cater for the younger generation that are most affected by the housing crisis – first home buyers ranging between the ages of 25 and 30,wanting to get their foot on the property ladder and realise the ‘kiwi dream’ of home ownership. A key issue of New Zealand’s high house prices is the influence of land costs. An intensification strategy to reduce the amount of land per dwelling is one solution to combat house prices. Intensification of New Zealand’s cities should also be targeted at an increase in urban housing along railway corridors, transport hubs and in town centres, improving both housing affordability and transport costs – two main factors of household expenditure. When these two strategies are combined with careful design and space efficient techniques, solutions can be created within a small footprint, without compromising comfort and functionality. This thesis proposition is tested in Khandallah, one of Wellington’s wealthiest suburbs, with high access to public amenities, transport and services. The suburb already has the infrastructure needed to accommodate intensification. It’s comparatively low density housing holds great opportunity for medium density and infill development. The suburb has a large range of community facilities, schools and open spaces and dwellings are typically of low density with large sites – developed through meandering roads and col-de-sacs of single houses on single sections. With Wellingtons housing needs changing, a greater need for diverse housing throughout all of Wellington’s suburbs is necessary to cater for the growing population. Khandallah has the infrastructure to support intensification and young families should have the option of buying into a suburb of their choice. The aim of this research is to develop a model for affordable, high quality suburban housing that is responsive to New Zealand’s housing preferences, providing a solution for greater access to desirable housing that occurs through interrelated well designed small homes. This thesis argues that doubling suburban density while retaining site coverage will make housing more affordable. This is tested through planning and spatial design strategies of a range of small homes less than 80m2. These homes will be developed through examining the design of internal spaces; the limits of the small home and relationship with external spaces and the limits of the suburb. The relationship between homes will allow a development of private and common utilities, optimising open space and shared amenities within an intensification strategy for the suburb. The design research produces an argument for clusters of small homes as future housing that will have a positive impact on New Zealand’s housing affordability as ‘starter homes’ and ‘downsize homes’.</p>
Why House Prices Increase in the COVID-19 Recession: A Five-Country Empirical Study on the Real Interest Rate Hypothesis
