The Elephant in the Room
The property podcast for the thinking person.

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Episode 348: Insider Secrets: Why Housing Supply Is Harder to Boost Than You Think

Why is it so tough to ramp up housing supply when it seems like everyone’s talking about it? In this episode, we’re joined by Jill Garner, the Victorian Government Architect, who gives us a behind-the-scenes look at why boosting supply isn’t as simple as just setting targets. Jill brings her extensive experience to the table, sharing insights into the realities of urban planning and design from both government and industry perspectives.

Jill helps us understand the challenges that come with trying to increase housing supply discussing the struggles that state and local governments face in balancing the need for more homes with the importance of good design and quality construction. She explains why meeting housing targets isn’t just about making plans—it’s about dealing with real-world obstacles like costs, time, and planning rules.

Our conversation also touches on the “Future Homes” initiative, which aims to provide more housing options in Melbourne’s suburbs without sacrificing livability and explore why simply rezoning areas for higher density doesn’t automatically result in new homes and what’s really holding back development.

This episode is perfect for anyone who wants to understand the real reasons behind the housing shortage and what needs to happen to make more homes available. The insights presented in this episode offer a clear look at the challenges and possibilities in solving this complex issue. So let's dive right into it!

Episode Highlights:

00:00 - Introduction

01:06 - Who is Jill Garner?

02:38 - What is a government architect and their role in the Victorian government

05:04 - How does each level of government address housing supply and affordability issues?

08:02 - How does the state government coordinate with local councils in Victoria?

10:48 - Is Melbourne seeing similar government rhetoric on housing density as other places?

12:59 - Where is the disconnect between housing targets and actual construction?

15:33 - Can pre-designed homes compete with custom builds?

22:45 - Can rezoning truly improve housing affordability, or is something missing?

25:18 - Is the pushback on future homes driven by consumer resistance or developer concerns?

28:55 - How are Victoria's ongoing projects impacting developers' building costs and decisions?

33:28 - Is Melbourne better equipped for density with its transport system?

38:52 - How can Melbourne address city-level needs and past high-density apartment mistakes?

43:37 - Should other states follow Melbourne’s lead on sustainability and passive design?

48:24 - How are government plans for Melbourne adapting to the rise in remote work?

52:58 - Jill Garner’s property dumbo

About Our Guest:

Jill Garner, the first woman to serve as Victorian Government Architect, was appointed in 2015 and brings 40 years of experience in both practice and government. She leads a team promoting integrated design and collaboration within the state government. Jill continues her architectural practice through Garner Davis Architects, which has earned numerous awards. An RMIT Masters by Design alumnus, she has taught at RMIT and Melbourne Universities and served on several industry boards. Jill chaired the Australian Committee for the 2018 Venice Architecture Biennale and became a Life Fellow of the Australian Institute of Architects, receiving the President’s Prize in 2022. In 2023, she was appointed Member of the Order of Australia for her contributions to architecture, education, and professional associations.

Connect with Jill Garner:

Resources:

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Chris Bates