Brisbane-based developer <a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a> has made a striking debut on the Gold Coast, officially unveiling its $250 million COMO development in Varsity Lakes, a lifestyle-driven residential project anchored by an extensive rooftop wellness and activity precinct.

Having recently launched to market, construction has already been fast-tracked by <a href="https://www.apartments.com.au/builders/5point-projects">5Point Projects</a>, ensuring momentum continues on what is set to become a landmark residential address for the growing Varsity Lakes community.

Located at 22 Lake Street, Varsity Lakes, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO</a> will comprise 156 apartments across 16 levels, comprising one-, two- and three-bedroom residences designed for modern living. However, it is the project’s rooftop amenity offering that sets COMO apart.

[smartcode_project:default project_id=135546 project_image_fid=363510]

Designed as a dedicated wellness and recreation hub, the rooftop will feature a 25-metre lap pool, fully equipped gymnasium, and multiple pickleball and paddleball courts - amenities rarely seen in boutique apartment projects.

Residents will also have access to a sauna and plunge baths, while landscaped gardens and relaxation zones will provide tranquil spaces overlooking sweeping panoramic views across the Gold Coast skyline.

The rooftop precinct has been designed to function as the social and wellness heart of the development, encouraging residents to embrace an active, balanced lifestyle within their own building.

&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363512]

Red &amp; Co director David Laverty said the amenity offering was central to the project’s design from the outset.

“Amenities were at the forefront of our decisions,” Laverty said.

“Buyers today are looking for more than just an apartment - they want a lifestyle that promotes health, connection and balance.

“The rooftop at COMO has been designed to be the epicentre of that lifestyle, with a suite of wellness and recreation facilities that are quite unique for a boutique development of this scale.”

&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363514]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, the residences prioritise liveability, featuring spacious layouts, 2.7-metre ceilings and high-quality finishes throughout.

The development sits beside Bond University, placing residents within walking distance of education, retail and dining options within the vibrant Varsity Lakes precinct, including Robina Town Centre, Varsity Lakes Train Station and a range of leading schools.

[smartcode_project:default project_id=135546 project_image_fid=363511]

Laverty said the location was a key driver behind Red &amp; Co’s decision to bring the project to the Gold Coast.

“<a href="https://www.apartments.com.au/developments/varsity-lakes-qld-4227">Varsity Lakes</a> was a clear choice for us to invest in as it’s a lifestyle hub that seamlessly blends lakeside living with urbanity,” he said.&nbsp;

“Como will capitalize on this great location, delivering a project that not only creates premium homes, but a lifestyle defined by community, wellbeing, and connectivity.”

Red &amp; Co has delivered more than 500 apartments and townhouses across 26 projects in Brisbane in recent years, with COMO marking the company’s first major Gold Coast development.

[smartcode_project_cta:default project_id=135546]

Joel Robinson

Red & Co unveils amenity-rich Como development in Varsity Lakes

Gold Coast developer&nbsp;<a href="https://www.apartments.com.au/developers/big-projects">Big Projects</a> has secured approval for its second Mermaid Beach project.

The developer, currently selling <a href="https://www.apartments.com.au/new-apartments/the-frederick-mermaid-beach-2265-gold-coast-highway-mermaid-beach-qld-4218">The Frederick in Nobby Beach</a>, has secured approval for its next project just 1.5 kilomnetres up the road.

The new development, dubbed&nbsp;<a href="https://www.apartments.com.au/new-apartments/glenelg-residences-2462-2472-gold-coast-highway-mermaid-beach-qld-4218">Glenelg Residences</a>, has been designed by BDA Architecture and&nbsp;will have just under 100 apartments across an 11-storey building&nbsp;at 2462–2472 Gold Coast Highway, on the corner of Glenelg Avenue just under 300m from the future Mermaid Beach Light Rail stop.

The apartments, a mix of two- and three-bedrooms, will sit above a retail-focused ground plane and under extensive rooftop resident amenities.

<img alt="Exclusive: Big Projects plot Mermaid Beach apartment development, Glenelg Residences" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screen%20Shot%202024-06-11%20at%209.55.04%20am.png?VersionId=z6NV4izeuvhBSSVlY6vK6TPO1LxrFeaG" />

BDA said in its planning submission that the project is intended to support the area’s transition toward higher-density, mixed-use living. “This project offers the opportunity to generate appropriate higher-intensity development within the future Light Rail corridor of <a href="https://www.apartments.com.au/developments/mermaid-beach-qld-4218">Mermaid Beach</a>,” the submission noted.

At ground level, Glenelg Residences will include eight retail tenancies designed to activate the street frontage, complemented by a basement bar offering an additional hospitality element. Above, residents will have access to a rooftop amenity deck featuring an infinity pool, hot and cold plunge spas, day beds, and barbecue facilities.

The architectural approach adopts a restrained material palette of brick, textured concrete, and integrated landscaping, with cantilevered concrete frames and cascading planting intended to soften the built form. BDA described the design as aiming to create “a memorable sculptural mid-rise mixed-use building” that responds to both its coastal setting and urban context.

<img alt="Exclusive: Big Projects plot Mermaid Beach apartment development, Glenelg Residences" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screen%20Shot%202024-06-11%20at%209.55.45%20am.png?VersionId=cpjIVBqcT_sujmo2UMWkVyLcQ7WGJHaQ" />

The approval comes as the City of Gold Coast continues to plan for significant population growth, with regional targets requiring more than 100,000 new high-density dwellings by 2046.

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Big Projects, led by Matthew and John Barrett, is part of a growing cohort of developers that deliver construction in-house, providing a high level of confidence to prospective purchasers.
</section>

[smartcode_project_cta:default project_id=150260]

Big Projects secures approval for Glenelg Residences in Mermaid Beach

Sherpa Group is ramping up its investment in the southern Gold Coast by lodging a development application for <a href="https://www.apartments.com.au/new-apartments/flourish-viver-87-griffith-street-coolangatta-qld-4225">Flourish Viveré</a>, a new $350 million project in Coolangatta.

The move comes after the group’s $27 million acquisition of the 2,029 sqm site on the corner of Griffith and Warner Street, last year.

They will develop 194 apartments across a 26-storey tower, which will become Sherpa’s largest project to date.

Viveré will be the next chapter in the Flourish story, following closely behind Amargo, Oasis, and the Avenues in Palm Beach, as well as Symphony in Brisbane, all designed to deliver affordable housing in lifestyle-rich locations, giving locals a real chance to secure a residence close to the beachfront.

The HAL Architect-designed project will offer a diverse range of residences, from one-, two, and three- bedroom apartments to the premium Canopy range to luxury penthouses.

<img alt="Vivere" data-entity-type="file" data-entity-uuid="c85f5a7e-a22f-4745-8def-400adb3c0b35" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-15%20at%209.53.43%E2%80%AFAM.png?VersionId=OY.chur3BPExn1exQ2q8clHqWnW_CaBi" />

“The Gold Coast is undergoing a period of immense growth, with more people drawn to the incredible 
lifestyle that’s available, leading to strong growth in property prices,” said Christie Leet, founder of Sherpa 
Group.

“Our goal at Sherpa is to ensure locals are not priced out of the market in prime locations, which is why we 
created the Flourish collection.

“Flourish Vivere will form the next chapter in our portfolio, and we are so excited to be lodging the DA, marking our first project in Coolangatta.”

A signature of the Flourish developments is the communal rooftop. Flourish Vivere will showcase a private resident’s lounge, outdoor dining with barbecues and pizza ovens, heated pool, fully-equipped gym, and a wellness centre with sauna and steam room.

<img alt="Vivere" data-entity-type="file" data-entity-uuid="c09372cc-aae6-4458-af2e-f291bd19a5e5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-15%20at%209.53.49%E2%80%AFAM.png?VersionId=Sc_RLXl5jiff.tnadogXjQJ_WIpDjf3p" />

The project is strategically located to offer a walkable lifestyle, with the Strand shopping centre, cafes, restaurants, shops and the beach, all just a short stroll away.

“We have meticulously planned Vivere to build on the Flourish legacy, creating a truly special project,”&nbsp;Leet added.

“Wellness, lifestyle and community are at the forefront of every decision we make, and that has not 
changed for Vivere.”

With the DA now lodged with the Gold Coast City Council, Sherpa has moved quickly to secure LPS Group as the builder, offering buyers a level of certainty that is rarely seen in today’s market.

Sherpa has delivered 16 residential projects over the past seven years with a pipeline of $1 billion, with more under construction.

Sherpa takes Flourish brand to Coolangatta, lays plans for Flourish Vivere 

S&amp;S Projects is boosting its investment at Rainbow Bay to more than $1 billion after the prolific Gold Coast developer acquired a new site for $20.25 million and immediately laid plans for a new luxury apartment project in the sought-after precinct.

The site, which is the company’s fifth acquisition at Rainbow Bay in the past four years, will be home to the company’s largest project to date after delivering 3 sold-out projects and construction progresses on Radia worth a combined $215m. 
S&amp;S Projects is currently finalising plans for its latest strategic acquisition, a 1,518 sqm site located 209-213 Boundary Street in Coolangatta, with a development application expected to be lodged within weeks.

The luxury residential development will build on the company’s highly successful projects at Rainbow Bay, comprising Flow, Awaken, Esprit and Radia, with Radia currently under construction by Hutchinson Builders.

“We have been unflinching in our commitment to Rainbow Bay and the transformation we have helped drive in this incredible part of the Gold Coast, which is among the city’s most desirable residential locations,” said S&amp;S Projects founder and director Paul Gedoun.

“Our fifth project will reflect the best of what we have done so far to create a lifestyle precinct that is second to none.”

The latest development, which has yet to be named, is proposed to accommodate 88 luxury apartments in a design that will immerse residents in a unique wellness lifestyle that expands on the legacy of S&amp;S Project’s earlier developments at Rainbow Bay.

The development will feature an expansive rooftop garden and wellness centre with a resort- style pool, among a host of lifestyle amenities planned for residents.

“Rainbow Bay, with its beautiful, protected beach and alongside one of the world’s best surf breaks at Snapper Rocks, is the natural wellness heartland of the Gold Coast,” said Gedoun.

“We are taking every advantage to create a truly unique rooftop wellness experience with a natural feel for residents, offering stone features throughout and an underlying theme that emulates a botanical garden.”

The latest acquisition comes as S&amp;S Projects is at the completion of Esprit and construction continues on Radia, which are part of their significant portfolio undertaken by the company at Rainbow Bay since 2022.

The $215 million Radia, which comprises 38 apartments, is currently the flagship development by S&amp;S Projects at Rainbow Bay which is expected to be completed in 2027.

Jayde Pezet, of Pezet Matheson, which has managed sales and marketing for S&amp;S Projects across their Gold Coast portfolio, emphasised the developer’s commitment to continuous improvement and excellence.

“S&amp;S Projects continue to elevate the benchmark of luxury with each development," Pezet said.

“We have worked with S&amp;amp;S on their 4 other projects in Rainbow Bay and their approach reflects a team that is constantly learning, refining, and pushing the standard higher.

“Their hyper-local knowledge and deep expertise within the luxury property sector are what truly set them apart, allowing them to deliver projects that feel both globally sophisticated and authentically connected to their coastal environment”

S&amp;S Projects plans to officially launch its latest project at Rainbow Bay in the second half of this year.

“As we embark on our largest project yet, we have pulled out all stops to create another landmark development that truly reflects the relaxed southern Gold Coast lifestyle,” Gedoun added.

S&S buys $20m Rainbow Bay site for fifth beachside apartment project

Japandi, an emerging design trend that combines Scandinavian functionality with Japanese rustic minimalism, remains relatively untested in Australia’s residential development market.

As developers look to differentiate their projects and offer something distinct to buyers, Brisbane-based developer Lantona has embraced the hybrid style for its recently launched Toowong apartment project, <a href="https://www.apartments.com.au/new-apartments/koya-residences-6-josling-street-toowong-qld-4066">Koya Residences</a>, with early response to the design proving positive.

Lantona entrusted Red Door Architecture and interiors practice Luma Design Co with delivering the Japandi brief. The approach blends Japanese minimalism with Scandinavian functionality, emphasising warm, restrained interiors, natural materials and clean lines. Drawing on the Japanese concept of wabi-sabi (beauty in imperfection) and the Scandinavian principle of hygge (comfort and cosiness), it creates serene, uncluttered and sustainable living environments.

These design principles are expressed throughout the Josling Street development, both in its exterior form and across the 40 one-, two- and three-bedroom residences within.

[smartcode_project:default project_id=150787 project_image_fid=366229]

Koya reflects a deliberately scaled approach, with the five-storey form designed to align with the surrounding residential streetscape rather than dominate it.

“Koya is conceived as a building that sits comfortably within its surroundings. Every decision, from material selection to spatial planning, has been guided by long-term liveability and enduring relevance,” the developer said.

[smartcode_project:default project_id=150787 project_image_fid=366243]

Positioned within an established inner-west neighbourhood, the development sits near riverfront parklands and the Bicentennial Bikeway, while remaining within walking distance of Toowong Village and multiple public transport options connecting to the CBD, St Lucia and West End.

Lantona said the location was central to the project’s conception, pointing to Toowong’s balance of green space, transport access and proximity to major education institutions.

“<a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> combines river access, walkability, immediate CBD connection and a strong educational presence. That balance made it the obvious setting for Koya.”

[smartcode_project:default project_id=150787 project_image_fid=366230]

Communal amenity is concentrated on the rooftop, where a shared retreat will include a pool, dining areas and outdoor spaces oriented towards neighbourhood and city views. The design allows for both private use and small gatherings, extending the living environment beyond individual apartments.

Koya enters the market at a time when smaller-scale developments are becoming less common in established suburbs, with many recent projects in the suburb shooting for the sky.

In a nod of confidence,&nbsp;<a href="https://www.apartments.com.au/builders/brisbane-builders">Brisbane Builders</a>&nbsp;has already commenced construction on the building, which is slated for completion in early 2027. Keenan &amp; Byrne is marketing Koya.

[smartcode_project_cta:default project_id=150787]

Japandi-inspired Koya Residences launch in Toowong

Community Housing

<html><body>
As bushfires escalate across Australia and the country falls significantly short of the targets set by other developed nations, <a href="/news/how-will-australians-live-over-the-next-decade-stockland-research">concerns about climate change</a> and the environment is undoubtedly <a href="https://www.savethechildren.org.au/media/media-releases/leading-agencies-address-climate-crisis" target="_blank">Australia's most pressing issue</a>. 
<h2>Rethinking the residential sector </h2>
The residential sector in Australia, as with other countries, is a significant contributor of overall environmental impact including greenhouse gas emissions and material consumption.
<a href="https://www.sciencedirect.com/science/article/pii/S0301421519303878?via%3Dihub" target="_blank">Recent research </a>has found that over 80 per cent of detached housing in Australia is only built to the minimum regulatory requirements which is currently 6.0 stars on the Nationwide House Energy Rating Scheme, with less than 15 per cent built to the economically and environmentally optimal 7.5 stars for the life of the dwelling. 
The way housing's deigned and constructed has a significant impact on households and society. For instance, a poorly designed and/or built home can add significant energy costs or be hard to keep cool during heatwaves in summertime and warm during winter. 
Across Australia we are seeing an increasing issue emerge in relation to energy poverty and negative health outcomes due to poor quality housing and rapidly increasing energy prices. 
<h2>Blueprint for a sustainable future</h2>
A 12-month independent study conducted by RMIT University and analysis by <a href="https://renew.org.au">Renew</a>, sustainable not-for-profit, aimed to provide evidence of qualitative and quantitative lived experience of a housing development which is attempting to deliver high quality housing. The purpose of this research is to guide other new housing developments and future revisions of minimum performance regulations for housing Australia. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/1/21/1_The%20Cape2.jpg" alt="">
Source: <a href="https://www.liveatthecape.com.au/images" target="_blank">The Cape Galleries </a>
 For this research, <a href="https://www.liveatthecape.com.au" target="_blank">The Cape</a> provided sustainable homes for participants. The Cape is a sustainable housing estate in Victoria's Bass Coast that demonstrates how Australian housing estates can build affordable energy efficient housing, carbon neutral homes that achieve a zero emissions, low, cost future. 
The Cape is the ideal controlled variable for this study with its combined passive solar design and construction techniques with affordable technologies such as heat pump heating, cooling and hot water systems, and solar power, to achieve carbon neutral, healthy homes that are comfortable, resilient and healthy in hot spells and heat waves, with super low running costs compared to conventional homes.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/1/21/1_The%20Cape3.jpg" alt="">
Source:<a href="https://www.liveatthecape.com.au/images" target="_blank"> The Cape Galleries</a>
The Cape is also generating three to four times the energy it is using. It demonstrates how new “energy positive” estates can become power stations in suburbs, generating a surplus of clean energy for use on site, to help power electric vehicles, and to export to surrounding neighbourhoods and improving energy security.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/1/21/1_The%20Cape4.jpg" alt="" style="caret-color: #000000; color: #000000;">
Source: <a href="https://www.liveatthecape.com.au/images" target="_blank">The Cape Galleries </a>
<h2>Research reveal a preference for a sustainable community</h2>
The report shows that most participating households aimed to live in The Cape permanently. 
There were a range of motivations from the households as to why they had bought land and planned to build a home at The Cape. Motivations ranged from wanting to reduce living costs and environmental impact through to being part of a like-minded community. 
Some households already lived in the area and were looking to move into sustainable and quality housing, while others were from Melbourne, or further afield, and were looking to transition living down at The Cape. 
In interviews with households after they moved, they reported that the housing was thermally comfortable, that they rarely had to use their heating and cooling systems and their energy and water bills had significantly fallen. 
The participants also spoke about how friendly the community was, even though it was still under development. Residents spoke about how the existing community welcomed new households and there were a number of community events starting to occur in the development. 
Some of the residents who were not yet living in the development would drive down from Melbourne to participate in some of the community activities such as the community gardening days.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/1/21/1_The%20Cape5.jpg" alt="" width="677" height="425">
Source: <a href="https://www.liveatthecape.com.au/images" target="_blank">The Cape Galleries </a>
Overall the majority of households were extremely happy with the performance and quality of the homes.
The use of the development guidelines provided by the developer and the use of a design review panel helped to ensure improved outcomes from having inputs from sustainable housing experts.
<h2>Efficient energy </h2>
<div title="Page 4">
Data shows that energy imported from the grid ranged from 1,048kWh per year to 2,612 kWh per year or from 2.9-7.2 kWh/day with an average of 5.2kWh/day.
Excess renewable energy generation exports ranged from 2,625 kWh per year to 5,420 kWh per year or 7.2-14.8kWh per day and an average of 12.4kWh/day.
</div>
<img src="https://www.urban.com.au/images/2020/1/21/1%20Table.jpeg" alt="" width="614" height="308">
Analysis of the energy consumption and generation of renewable energy on 5 occupied homes in the study. Source: RMIT/ Renew 
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Analysis from Damien Moyse shows a reduction in energy consumption of 88% compared to a typical new 6 star home of comparable size in Victoria.
In this context the house at The Cape are performing as expected and in line with data from other sustainable housing developments in Australia.
Some of the homes at The Cape have recently added battery storage to take further advantage of the energy their renewable energy systems are generating. 
</div>
</div>
</div>
<img src="https://www.urban.com.au/images/2020/1/21/1%20Table%202.jpeg" alt="" width="615" height="160">
Analysis from Damien Moyse (Renew). Source: RMIT/ Renew
<h2>A low cost future</h2>
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A reduction in energy consumption was noticed by the households who reported that their energy costs were significantly lower than their previous homes, estimating that they had now dropped to under $500 a year; a figure confirmed by their energy bills and the modelling we undertook which found economic savings of $2,307/year.
<img src="https://www.urban.com.au/images/2020/1/21/1%20Table%203.jpeg" alt="" width="621" height="70" style="caret-color: #000000; color: #000000;">
Source: Source: RMIT/ Renew
Some households were in credit on their energy bills. 
If the energy savings ($2,307/year) found at The Cape were replicated across all new housing in Victoria it would lead to economic savings for those households of almost $91 million per year and across Australia it would be almost $180 million per year. 
If all new housing, which is estimated at 118,300 houses per year, was built to the standard of The Cape across the next decade there could be accumulated economic savings for these households of more than $5 billion.
</div>
</div>
</div>
</div>
<img src="https://www.urban.com.au/images/2020/1/21/1%20Table%204.jpeg" alt="" width="622" height="292">
Source: RMIT/ Renew
 
 
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j.ballantyne1990-6AQqhLzZaK

Building sustainable housing estates, RMIT University study reveals

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EXPERT OBSERVER
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Australia is facing a community housing crisis with 650,000 dwellings needed to meet the shortfall, according to the Community Housing Industry Association (CHIA). 
We are calling on federal and state governments to support the desperate need for community housing with an estimated 12,000 Australians living in unsuitable accommodation for their needs. 
This is a result of decades of inadequate investment. 
The current construction rate of community homes sits at just over 3,000 per year, which does not even keep pace with the growing need, much less deal with the backlog of people who are waiting for accommodation that meets their requirements. 
CHIA predicts Australia will have a gap of 1 million community homes in 20 years. 
We're exploring additional community housing opportunities in Logan to help meet the huge demand. 
If we can create community homes that support the tenants, not just physically, but by allowing them to feel connected, then the surrounding area will reap the social and economic benefits.
In partnership with Compass Housing, investLogan is delivering two, three-bedroom homes in Marsden that meet NDIS requirements and will also provide facilities for a Supported Independent Living Provider to be on site. 
I want to see a shift in the stigma around community housing. 
There is a mentality that community housing breeds problematic residents, but a study by Australian Housing and Urban Research Institute has found that community housing done properly is beneficial to the surrounding community. 
Community houses are typically pushed together and situated on the outskirts of a city or town, far from public transport, employment hubs, schools or social spaces. 
This approach to community housing does create a sense of isolation for the residents who feel as though they aren’t a part of a welcoming community. The locational disadvantage can, in some cases, lead to drug abuse, crime and so on. 
However, if we can reduce that feeling of isolation by planting community homes into central areas that have access to key amenity, it will give residents independence. 
That independence has been proven to build personal empowerment, promote community participation, cooperation and involvement.
investLogan has committed to delivering exemplar community dwellings, strategically located across the city and is currently looking at other potential sites, including one in Slacks Creek for a future housing development.
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Access to safe and appropriate housing is a fundamental human need, and not something that we can afford to overlook.
Medy Hassan is a director at investLogan, an independent property development and investment company that is 100 per cent owned by the Logan City Council.
For more information, <a href="https://investlogan.com.au/" target="_blank">click here</a>.
</div>
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jrobinson-rf4aSBido9

Community housing crisis to peak at a million homes

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Evolve Housing, a not-for-profit community housing provider and a manager of state owned social housing, addressed some key design principles for reform in the submission to the Inquiry into Home Ownership by the House of Representatives Standing Committee on Economics.
These key principles are as follows:
<ul>
<li>The provision of integrated, person-centred supports and incentives</li>
<li>Directing policies and programs to the full housing continuum - including the expansion of affordable housing stock</li>
<li>Increasing the community housing asset base through property transfers</li>
<li>Investing to expand affordable housing</li>
<li>Partnering with developers</li>
<li>Focus at state and local government levels on increasing the supply and sustainability of affordable housing</li>
</ul>
Evolve Housing explained in the submission that the people assisted by community housing providers have many other needs as a result of various forms of disadvantages. Lack of English language skills, lack of training and qualifications, and limitations imposed by disabilities are some of the reasons that increase the obstacle of affordable housing
"We urge the government to adopt two overarching design principles for housing reform. Enshrine the policy principle of offering housing assistance within a “Continuum of Housing” model and progressively update assistance options to facilitate the progress of residents, where applicable and appropriate, from income-linked social housing to Affordable Housing and then through to shared ownership and full home ownership. 
"Place particular emphasis on the policies, programs and funding incentives which act as supports and assistance for people on the pathway to housing independence and the associated social inclusion."
The community housing provider went on to address the suggested design principles for reform.
"The government must place immediate priority on funding and delivery models that will provide additional Affordable Housing stock, consistent with the proposed policy principle of offering housing assistance within a “Continuum of Housing” model and bridging the gap between income-linked social housing and the private rental market. 
"We also support proposals for investigating new sources of development. These include categorising Affordable and Social Housing as infrastructure and providing access to NSW Government Waratah Bonds for developing new supply, and investigating the potential use of Social Benefit Bonds or Housing Supply Bonds, and Social Impact Investment strategies, which have been used successfully elsewhere.  
"The government to ensure fair and responsible use of social housing across all of the states and territories and to assist transitions to affordable housing through the following actions:
"Review existing rent-setting arrangements for social housing to provide a clearer incentive to employment and to ensure that tenants are not materially disadvantaged if they move to Affordable Housing or private rental, or take up a job. 
"Seek an Australian Government review of arrangements that allow social housing tenants receiving benefits to cancel Centrelink rent deductions at any time. 
"Where a tenant’s rent is automatically deducted from their Centrelink benefits or Commonwealth Rent Assistance, the consent of their housing provider be required before the payment is reduced or cancelled (on the basis that such consent cannot be unreasonably withheld). 
"Implement a grace period for applicants on the social housing waiting list (or previous social housing tenants) who accept tenancy of an affordable property, allowing them to return to social housing within that grace period in specified circumstances. 
"Allow housing providers to require tenants and potential tenants to disclose personal financial information, such as taxation records, bank balances and visa information, where a housing provider reasonably believes it is necessary to ascertain the eligibility of the tenant for a housing benefit. In the event that tenants exceed eligible income thresholds or refuse to disclose the relevant information, a housing provider should be entitled to evict. 
"The imbalances between social housing and Affordable Housing include much greater security of tenure in social housing, incompatible arrangements for setting rent charges, and a lack of flexibility in Affordable Housing to assist tenants whose incomes rise or fall significantly. 
"The turnover of social housing is lower than it could be because some clients, who could afford to move out of social housing, do not do so.
"These challenges mean that people who need social housing miss out because accommodation is being tenanted by persons who do not in fact meet eligibility criteria. 
"Evolve Housing estimates that the above changes would have immediate impact and, based on our anecdotal experience, could lead to more than 10 per cent of existing social housing residents moving into other forms of housing."
Encouraging state governments to transfer larger scale existing public housing stock from the government and public sector to Community Housing Providers (CHP), is also suggested by Evolve Housing.
"Invest in expanding the portfolio of available Affordable Housing stock, including through innovative investment models and strong partnerships 
"Community Housing Providers to partner with developers to incorporate social and affordable housing into new mixed tenure developments. 
"Government to mandate livable housing design principles, from Living Housing Australia (LHA), in all new homes built by 2018. 
"We urge the government to work with state government to identify the areas where local government is able to strengthen the supply and sustainability of housing.
"Priority to be given to inclusion of affordable housing strategies in planning instruments, the potential for inclusionary zoning, use of developer contributions to fund affordable housing, and incentives to subsidise the yield gap between affordable and private market. 
Evolve housing has almost 4,300 social and affordable properties owned or under management, the experience from managing those led it to believe that the solution to easing the crisis to long-term sustainable housing is reform at individual, organizational and governmental levels.
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Design principles key in community housing reform

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The Senate Affordable Housing committee report has noted the matter of the charitable status of community housing providers was needing resolution as a matter of concern.
In 2008, the Standing Committee on Community Affairs inquired into legislation providing for regulations to prescribe NRAS with witnesses representing the community housing sector saying that their biggest concern around their participation in NRAS was the possibility that such engagement would compromise their charitable or public benevolent institutions (PBI) status. 
At that time, a position taken by the Australian Taxation Office (ATO) generated concern as the ATO indicated that any organisation with charitable status would seriously jeopardise that status if they participated in NRAS.
They further indicated that organisations such as consortiums that participate in NRAS will not be endorsed as charitable organisations.
Furthermore—one that sent chills down the spine of the sector—participation in NRAS may have caused the ATO to heavily scrutinise all of the activities of a participating not-for-profit organisation, not just those that pertain to participating in NRAS.
The ATO reasoned that NRAS was intended to assist not only low income earners, but people on moderate incomes. 
The then government took measures to provide assurances that participating in NRAS would not jeopardise the status of not-for-profit organisations as charities.
Even so, concerns persist that charitable organisations could risk their charitable status by participating in NRAS.
According to the Community Housing Federation of Australia, a charitable tax status allows providers access to a range of tax concessions, including exemption from income tax and GST, access to the Fringe Benefits Tax and often local government concessions on rates and utility bills.
It argued that the charitable tax status was an essential component of the community housing model because the concessions lowered their operating, construction and development costs. 
The Federation told the Senate committee that these concessions, however, were contingent on a community housing provider satisfying the ATO that its organisation's purpose met the criteria for charitable status.
Despite measures taken since 2008 to preserve the status of NFP community housing providers as charitable institutions, the Federation explained over the last several years the sector has operated under the threat and uncertainty that many of its activities, especially in the delivery of affordable housing, would not be considered to have met the criteria of the relief of poverty and could jeopardise the charitable status of community housing providers. 
The legislation that was purported to constrain housing activities through a narrow interpretation of permissible activities was withdrawn.
However, other legislation passed in June 2013 contained some tax conditions that may have a similar impact on providers' charitable status, resulting in limiting their participation in the affordable housing market for fear of putting their charitable tax status at risk. 
Other legislation, such as the new definition of charity that went into effect 1 January 2014 provided some clarity on the situation...[but it] has been mooted for repeal leaving the sector back in the position it was before with ambiguous interpretations of housing activities allowable as a charitable organisation.
The Community Housing Federation drew attention to 'the unsettling environment in the charities and tax arena' which would 'cause continuing uncertainty for the sector for forward planning in the affordable housing market'. 
The Senate committee was firmly of the view that the Australian Government must take steps to provide certainty for community housing providers engaged in NRAS or similar schemes designed to provide affordable housing that their charitable status is not in jeopardy by participating in such schemes.
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