Chris Banks, Chief Executive, Delfin Property Group Ltd.

At last, quality of life is now on the urban agenda. Liveability has become a planning buzz word of the nineties.

Until I read the introductory comments on the brochure for the conference I thought that there was a growing recognition throughout our industry, (and I include all of us involved in the planning, design and delivery of urban places), that 'quality of life' is a primary concern of society today.

But it appears that we still have some way to go when the AIUS can write, 'however quality of life is not only the concern of professionals but it is also, (by the way) of importance to the ordinary citizen'.

'Also of importance' is the understatement of the decade and reveals a lack of real understanding of the societal changes which are accelerating though the nineties.

In the interests of encouraging more discussion on this vital issue I have attached to my notes today a copy of a paper I presented to the Housing Industry Association housing futures conference 1993 entitled "More livable places, an opportunity and obligation".

I welcome the opportunity to participate in this afternoon¼s session How can planning contribute to livability. And I am delighted that liveability, however we spell it, is part of our collective vocabulary. Perhaps now we can get a proper perspective on architecture, aesthetics, heritage, density, urban consideration and new urbanism.

A friend of mine recently had a letter from her daughter at boarding school.......

Dear Mum

I thought I had better write to you about a couple of problems I'm having at school this term. Last week half of the boarding house burned down. But don't worry too much because I'm now living in a flat in the village. I'm living with Frank the plumber. There's no need to worry, he's very nice, in fact I'm three months pregnant with his baby. We're planning to get married at the end of term.
Love Sarah

Next day, another letter from Sarah......

Dear Mum

I know you will be worrying about yesterday's letter so I thought I should write to you again. Mum the boarding house didn't really burn down last week and I'm not living in a flat in the village. In fact I'm not even pregnant with Frank's baby and we're not getting married at the end of term. Mum, the real problem is that I failed my mid year exams really badly and I just wanted you to see this problem in proper prospective, All my Love,
Sarah.

Iike Sarah's mum, I hope we can keep things in proper prospective and recognise that architecture, aesthetics, heritage, density, urban consolidation and 'new urbanism' are means to an end and not an end in themselves.

Vibrant , friendly, beautiful, interesting livable places offering residents and visitors the opportunity of a quality of life that matches their needs and aspirations; that is what we must collectively strive for, in the development and redevelopment of our urban fabric.

How do we create a livable urban fabric ? What is the role of the Planning profession in this process ?

My aim this afternoon is to address these questions and hopefully stimulate discussion and more importantly, constructive action. I will talk to three headings:

1. Let's understand our roles, i.e the role of Government and the role of the Private sector

2. Let's get serious about partnership, none of us can do it on our own.

3. How DELFIN is doing it now, in 7 cities throughout Australia

1 OUR ROLES
Government and the private sector. I'll start at home.

• Understand our markets attitudes, needs, aspirations, on going research.
  
• Understand the localities where we are working.
  the people , the demographics
  the physical and social infrastructure
  the context within which we work
  
• Design urban and housing products that meet contemporary needs, not slavishly repeat the past
  
• Take the development risk and when we do it right, be rewarded
  
• Partner, closely with local government and the community, informal and formal partnerships complementing each other.
  
• Deliver our product ,finish the job ,attention to detail ,places not just houses.

• Appropriate local government areas and organisation
  commend Victorian Government for their leadership in this area.
  
• Create the context for new development and re development.
  Population targets
  Local area strategic planning with the community
  Land assembly where needed to create sites of sensible critical mass for development or redevelopment.
  
• Performance based codes
  mandatory not optional
  
• Partner with private sector
  complement not compete
  
• This is a very current issue -
  Landcom and the Zetland sites in Sydney
  Docklands in Melbourne, jury is still out

2 LETS GET SERIOUS ABOUT PARTNERSHIP.

• Crucial starting point is local area strategic planning
  provide context for development
  
• Key requirements is an appropriate vehicle linked to government to partner with private sector
  eg. ULA of VIC
  UPA or SA (now part of MFP)
  Homewest WA
  
• Joint Venture where project or development spans 5-10 years or more and is complex in terms of urban outcomes, physical and social infrastructure.
  
• This ensures opportunity from both government and private sector. e.g. Golden Grove in Adelaide In it's 12th year this year. Result ? A leading edge liveability urban community with a quality of life unmatched by any other greenfield large scale development in Australia's history.
  

Unfortunately there appears to be a reluctance on the part of Government to joint venture with the private sector for long term projects.

If we are serious about creating more liveable places I believe that properly structured joint ventures are the most constructive way of ensuring outstanding outcomes that will exceed our expectations.

• A ten year joint venture with the Northern Territory government and the DHA
• We provide 9 holes to complete a golf course in return for development rights over adjacent land.
• Lake system / water management - key design issue
• Adjoining university campus partnership to create integrated development
• Climatically responsible housing - in partnership with local builders real housing and lifestyle choice evidenced by buyer profile.

• 1,000 hectare site
  
• Centrepiece - Brisbane's largest recreational lake
  
• Real housing choice
  
• Complete community
  - Village and shopping centres
  - Shared campus education services
  - Ecumenical Worship Centre
  - Over 60's housing

• Joint venture with State Government partnership vehicle-UPA
  
• 10,000 home community
• Education focus shared campus primary & Secondary Schools shared arts / recreation facilities
  
• Real housing innovation
  
• Blend of public /private housing
  
• A truly benchmark urban community

• Integration of urban community with rainforest environment
  
• Climatically responsible housing with local builders
  
• Housing and Lifestyle choice

In conclusion:

It's not just an opportunity, it's our obligation. Let's do it.

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