Low-cost housing may not be the right answer

Press, 16 September 1976, Page 21

Low-cost housing may not be the right answer

A nouse in tire suburbs: that is the dream of most couples when they get married. Although it man ?’ question is asked whether it i? the wisest one. MARGARET Bl TLER reports a survey’s findings . . .

Owning a house is, for most young couples in New Zealand, an ultimate aim after marriage. Lowcost. housing on a new sub-division is a means of achieving it, but the problems for young couples do not end there. As part of a team effort, nine women from the Auckland branch of the Society for Research on Women in New Zealand undertook in 1974 a survey to examine the nature of low-cost houses and suburbs as seen by families who live in them. Twenty-one housewives who, with their families, moved into new low-cost houses in five outer Auckland suburbs during 1966 and 1967 and have lived there since, were the subject of the survey. The findings of the team, together with suggestions for future lowcost housing, were released today in a report, “Woman’s World: Houses and Suburbs.”

The survey organisers say that although such a small-scale survey cannot provide evidence for generalisations about all lowcost housing areas, it gives an insight into satisfactions and dissatisfactions experienced by the families. It is hoped suggestions will influence planning of new houses and suburbs and the renewal of older houses and suburbs for the benefit of those who will live in them. It may also stimulate further research into other aspects of housing and suburban development. New families seeking a home of their own are, in effect, directed toward the purchase of a new house in an outer suburb, says the report. Although a

small flat is adequate for a couple, with the birth of the first child a couple’s own home becomes a desirable goal. Now, says the report, the couple is confronted with a dilemma central to New Zealand’s methods of home finance.

An existing home, perhaps needing care and attention, but with basic items left by previous owners, would probably be ideal. However, says the report, under current methods of mortgage finance, an existing home can be purchased only by those with substantial capital reserves. This is unlikely to include a young couple with a baby and they have virtually no option but to buy, on low deposit, a new house in a new sub-division in an outer suburb.

Although this satisfies the need for housing young families, and gives them a toe-hold in the home-owning group, a house built to match a

low income is inevitatty smaller and of a lower standard than that which the same family might afford .to build later, says the report. Inevitably, the house is designed to meet generalised family needs and thus does not for long satisfy requirements and activities of a developing family. This leads many to consider moving to another new or existing home. The housing stock is being replenished constantly from the bottom, which must in time lead to an over-supply of lowcost houses, the report says.

The survey found specific patterns of living — i.e., eating, sleeping, space and time organisation, the role of women, and the family structure — have most impact on family needs and satisfactions. Dissatisfactions, it was found, tended to arise from a sum of things: size and appearance of the house, the neighbours and

the neighbourhood, and the convenience of the suburb for activities in, which the family is interested. When families are able to alter and adapt their houses and sites to their changing requirements, their degree of satisfaction appears to rise, says the repcrt.

The character of most surveyed suburbs was considered bland and lifeless. This was, however, relieved in part by outlook, pleasant rural views, agreeable planting on public reserves, and individual house sites. In all areas, public transport services were considered unsatisfactory. Speeding, noisy traffic disturbed families in all suburbs to varying degrees. Some residential streets were so busy they were considered unsafe for children crossing them or riding bicycles. A steady increase in traffic noise and danger, and an increase in density with the building of flats and units oh empty sections, were changing the social character of streets.

A greater diversity of age groups, income groups, household sizes, and occupations was found in low-cost houses than had generally been expected.

The houses in the survey were thought to be most suitable for small families with young children. Large or active families with many interests suffered from lack of useable site and house space.

These families thought they needed additional bedrooms, larger dining areas, a second living-hobby-rumpus room, and more storage space. It was difficult to see how many of the houses could be added to or altered because of siting and layout, says the report.

The lounge, to many, was considered the most satisfactory room in the house, although its use varied from family to family. Insufficient bench space in the kitchen was the most frequent complaint, with further complaints of too few cupboards and drawers, shelves in cupboards too far apart for efficently organised storage, shelves too narrow for dinner plates, and no provision for bulk storage.

Those with combined kitchen-dining areas found them satisfactory, although the dining area was considered too small.

Most agreed the main bedroom was of adequate size. Those with three or more children agreed the bedrooms were adequate when children were small, although they did not know what they would do when the children were older. Most bedroom wardrobes were considered inadequate for an average amount of clothing, , although provision varied from house to house. Only the smallest families considered their bathrooms of adequate size and larger households found morning and evening pressures difficult. The standard, fitted medicine cupboard was considered unsatisfactory for soap and shampoo storage — and not safe for storing medicine. There were complaints that ventilation problems caused condensation and mildew. The fitting of heating bulbs in light sockets or fibreglass insulation helped. The ' report concludes with a number of suggestions aimed at improving housing in the future. They are:

1. Improved low-cost housing suburbs.

a. A mixture of densities including different types and sizes of houses. These would encourage economical land use, wide access to community facilities, and a wider choice of housing. b. A balance of houses, schools, shops, and workplaces in the same area. c. Improvement of main shopping centres and suburban sub-centres. d. A better public transport service. e. Traffic management of suburban areas. This would stop consistent use of housing access streets by major traffic flows. f. Better layout of streets and house sites.

2. Improved design for low-cost housing. Space inside the house should, says the report, allow rearrangement and adequate room for storage. Additions to the house should be. possible without disturbing neighbours’ amenities. Variations between provision of space and of equipment should be considered.