Download RIPL Model - Transport Accident Commission

Corporate Plan
2016 — 2017
Our Vision
Affordable and accessible housing
is available for everyone
Our Mission
Create and manage world
leading accessible housing
that promotes choice
Contents
14
Program Status
16
Short Term Priorities
04
Foreword And Acknowledgments
17
Long Term Priorities
06
Our History
18
Corporate Measures
07
RIPL’s Role
20
Capital Budget
Revenue
The TAC’s Role
Strategic Risks
09
10
11
Highlights: 2015 — 2016
21
The RIPL Model
Financial Reporting
Financial Sustainability
Capital Revaluation
Partners
Collaboration
12
Beyond Best Practice Design
13
Exploring New Technologies
Better Outcomes By Research
Refreshing RIPL’s Approach
04
Residential Independence
Corporate Plan
Foreword & Acknowledgments
About 5000 Victorians are seriously injured in transport
accidents each year, approximately 90 of whom suffer
quadriplegia or severe acquired brain injuries. A state-wide
shortage of housing for some of its most seriously injured
clients led the TAC to create the Residential Independence
Pty Ltd (RIPL) program to provide housing that allows people
to regain choice, control and independence in their lives.
The $30 million RIPL program is designed around the principle
that being dependent on others for everyday tasks is a major
barrier to regaining quality of life following a debilitating
injury. By developing innovative, accessible housing, RIPL
is assisting people to live full and independent lives.
“This is going to change
my life forever”
CLIENT FEEDBACK
5
Over the last 12 months, RIPL has continued to build on
the success of its developments in Abbotsford and Lilydale,
with the completion of its latest two projects in Frankston
and Glenroy.
The completion of these latest two projects was
officially commemorated in February and April 2016 by
the Honourable Robin Scott MP, the Victorian Minister
for Finance, who stated:
“Thanks to RIPL housing opened in Abbotsford,
Lilydale, Frankston and now Glenroy, more
than 20 Victorians are living independently
when they otherwise wouldn’t have.”
The coming year will see RIPL commence the design and
development of three new projects, which a further 13
TAC clients will call home.
Over the last year, the RIPL Board has undergone significant
change and I would like to thank RIPL’s former Chair Andrew
Dyer and former RIPL Directors Janet Dore, Keran Howe and
Ray Harvey for all of their tireless work. I would also like to
welcome Joe Calafiore as RIPL Chair, Tony Dudley and Bruce
Crossett as RIPL Directors and Keran Howe and Ray Harvey,
who have taken up positions as advisors to the RIPL Board.
I would also like to thank Justin Nix, who left the RIPL
team in late 2015, for all of his work on the RIPL project
and welcome Jason Braden and Colleen Shelley to the
RIPL team.
I look forward to continuing to deliver market leading
accessible housing and demonstrating how innovative and
thoughtful design can promote exceptional client outcomes.
It is gratifying to continue to develop and refine what
is best practice accessible housing and witness firsthand
the positive change that the RIPL model has on the lives
of the TAC’s clients.
I would like to take this opportunity to acknowledge
the primary partners in the RIPL model: the TAC’s
Claims Division and the Health and Disability Strategy
Group, a collaboration between the TAC and WorkSafe.
Their enthusiasm and dedication to the model is
unwavering and instrumental to its ongoing success.
Ben Carter
General Manager
Residential Independence Pty Ltd
06
Residential Independence
Corporate Plan
INDEPENDENT LIVING
Our History
The lack of affordable and accessible housing was identified as a key barrier to
some of the TAC’s most seriously injured clients regaining their independence.
This issue is not limited to these TAC clients, but also to the wider disability
sector. Demand for affordable and accessible housing far outstrips supply
and funding to date has not been sufficient to address the need of the wider
disability community.
In 2009, the TAC Board considered options to address this shortage of accessible
housing options for its clients and embarked on a strategy to invest in disability
infrastructure.
In 2010, the TAC Board endorsed the formation of the Residential Independence
Trust (RIT) and its trustee company Residential Independence Pty Ltd (RIPL), with
the TAC as the sole unit holder.
RIPL’s current client base consists of TAC clients who have been seriously injured
as a result of a transport accident. These individuals may have an acquired brain
injury, a spinal cord injury or a combination of both.
“This is absolutely grouse!”
“I’ll be able to do what
I want, when I want”
CLIENT FEEDBACK
7
RIPL’s Role
The TAC’s Role
Source and acquire suitable land or apartments
in well connected locations that promote
community access and inclusion
Identify suitable clients for each RIPL development,
noting that this is only one of a number of housing
options offered by the TAC. Clients have choice and
control regarding whether RIPL housing suits them
Manage the client’s claim and assist them to transition
to and make the most of living independently
Design and construct individual, innovative
and accessible housing suitable for some
of the TAC’s most seriously injured clients
Engage and manage the support provider for
each RIPL development.
Manage and maintain properties
Influence the wider housing sector in relation
to how thoughtful design can enable people
to live more independently.
“I’ve never experienced
anything like this !”
CLIENT FEEDBACK
08
Residential Independence
Corporate Plan
9
2015 – 2016 Highlights
RIPL’s developments in Frankston and Glenroy
were completed, as commemorated by the
Honourable Robin Scott MP, the Victorian
Minister for Finance.
02
RIPL received approval from the TAC to
commence the design and development
of three new projects.
RIPL’s developments in Frankston and Glenroy
have evolved the assistive technology, which now
allows user interfaces to be customised for each
client and facilitates more seamless integration.
04
01
03
One of RIPL’s partners, the Institute of Safety
Compensation and Recovery Research, received
an international award for research excellence
in relation to their post-occupancy evaluation
of “RIPL Project One.”
10
Residential Independence
Corporate Plan
SUCCEEDING IN PARTNERSHIP
The RIPL Model
RIPL has responded to the housing needs
of the TAC in an innovative and market
leading manner.
The ‘RIPL Model’ incorporates four key
elements which combine to deliver best
practice outcomes for clients, as detailed
in the diagram on this page.
All of these elements are critical to
the success of the RIPL model.
The RIPL Model is delivering a unique
portfolio of accessible housing that is:
• Enabling clients to achieve greater
independence leading to significant
improvements in client outcomes,
client experience and quality of
life measures
• Assisting with the financial viability
of the TAC scheme through savings
in and avoidance of rises in future
attendant care costs.
Client Independence
“Getting Clients’ Lives Back on Track”
whilst ensuring “Financial Sustainability”
11
Partners
A close collaboration with RIPL’s primary
partners underpins the RIPL model.
These partners include the:
•
•
TAC’s Claims Division
The Health and Disability Strategy Group
RIPL also collaborates with a number
of other organisations including:
•
•
•
•
•
•
•
•
The Institute for Safety, Compensation and Recovery Research
The Summer Foundation
Common Equity Housing Limited
National Disability Insurance Agency
Housing Associations
Peak industry groups
The Not for Profit sector
Project architects, builders and technology providers
Collaboration
RIPL is always striving to continuously improve and deliver housing in innovative
ways through project partnerships (such as the Abbotsford project, which was
a partnership with the Summer Foundation and Common Equity Housing Limited).
RIPL is also collaborating with the Summer Foundation on a number of pieces of
work, including documenting the current and future state of the industry design
standards that cater for the needs of people living with a disability. By leveraging
off our combined experience and expertise, RIPL and the Summer Foundation
aim to influence the housing industry to improve accessible housing design.
12
Residential Independence
Corporate Plan
RELENTLESS INNOVATION
RIPL aims to demonstrate how best practice accessible
and adaptable housing design that integrates assistive
technology leads to improved client outcomes.
RIPL aims to achieve this in the following ways:
Beyond Best Practice Design
The design brief (consisting of the Design Background and
Design Specifications documents) ensures that all RIPL
developments deliver best practice accessible housing.
The design brief was developed through extensive
stakeholder consultation with clients, families, design
experts, access consultants, clinicians and support providers.
The brief continually evolves as design lessons are learnt
and it is now up to its fifth iteration.
It is not RIPL’s intention to hold any intellectual
property associated with the RIPL model. Noting
privacy limitations, RIPL is therefore willing to
share its knowledge and lived experience.
In this way, RIPL hopes that the lessons learned from
the RIPL model can be used to the benefit of anyone
who needs accessible housing.
The design brief provides housing that has flexibility for
different types of support models, is low maintenance,has
efficient life cycle costings, is durable and is environmentally
sustainable wherever possible. It also provides flexibility
to allow scope for innovation in design.
RIPL has developed its own design
standards, as no single standard or
combination of standards will meet
the accommodation requirements
of the TAC’s clients.
13
Exploring New Technologies
The Leviton security and home automation
system has been adopted as the base
assistive technology platform for all
RIPL projects to date.
•
The Glenroy and Frankston developments now incorporate
a customisable user interface and improved integration
•
Exploring ways in which the technology can be adapted
to better meet the needs of clients living with an
acquired brain injury (e.g. to assist with daily planning
and prompting)
RIPL is also continuing to develop
and refine the assistive technology
in the following ways:
•
•
Partnering with ISCRR to maximise the effectiveness
of client training
Actively engaging with assistive technology
developers and providers
Better Outcomes By Research
To assist with measuring the success of the RIPL model,
RIPL is actively engaged with the Institute for Safety,
Compensation and Recovery Research, who have
completed the post occupancy evaluation of RIPL’s
first development. Post occupancy evaluations of RIPL’s
Lilydale, Frankston and Glenroy developments have also
commenced. The outcomes of these research projects
are used to inform future RIPL developments and to also
provide an evidence base that the accessible housing sector
may use to guide future design and investment in this type
of housing. A copy of the post occupancy evaluation for
‘RIPL Project One’ is available on RIPL’s website.
Refreshing RIPL’s Approach
The TAC has invested significant time and resources to refresh
its strategy to meet the future housing needs of its clients.
RIPL continues to use its knowledge and experience to assist
the TAC with the implementation of its strategy.
14
Residential Independence
Corporate Plan
OUR SUCCESSES
Program Status
Below is a snapshot of the current status of RIPL’s projects.
Site
Details
Abbotsford
4 apartments
Land
Purchase
Complete
Planning
Permit
Issued
N/A
N/A
N/A
N/A
4 × 1 bedroom apartments
Plus an area for the support provider
Lilydale
6 units
1 × 3 bedroom unit
4 × 2 bedroom units
Plus a unit for the support provider
Frankston
9 units
1 × 3 bedroom unit
7 × 2 bedroom units
Plus a unit for the support provider
Glenroy
5 units
4 × 2 bedroom units
Plus a unit for the support provider
Wheelers Hill
6 units
6 × 2 bedroom units
Plus an area for the support provider
Scheduled for completion
by December 2017
Second
Development
in Glenroy
3 units
Potentially 3 × 2 bedroom units
with support delivered from
the first Glenroy Development
Scheduled for completion
by June 2018
Southbank/
Melbourne
CBD
4 apartments
4 × 1 bedroom apartments
Plus a central support area
Scheduled for completion
by December 2018
Construction
Commenced
Construction
Complete
Fully
Tenanted
15
16
Residential Independence
Corporate Plan
OUR COMMITMENT
Short Term Priorities
July 2016 to June 201717
In the next 12 month period, RIPL will:
•
Complete the design and commence construction
of the Wheelers Hill development
•
•
•
Procure land for a second development in Glenroy
and commence design
•
Implement any relevant outcomes from ISCRR’s
post-occupancy evaluations
•
Implement a mechanism for obtaining client,
TAC and support provider feedback on the
built environment and its management
Secure apartments in Southbank / Melbourne
CBD
Explore innovative new assistive technologies that
may further improve client outcomes
“I’ll be able to cook and
hold a dinner party”
“Grand final day at
my place next year!”
CLIENT FEEDBACK
17
Long Term Priorities
July 2016 to June 2019
RIPL will:
•
Deliver 13 additional accessible houses for some
of the TAC’s most seriously injured clients
•
•
•
Continue to refine work practices and contractual arrangements
to support the operation of the property portfolio
•
In partnership with ISCRR and the TAC, deliver best practice
evidence based research in the field of innovative accessible
housing, demonstrating its impact on client outcomes
Continue to learn from and influence the wider housing sector
Assist the TAC as required to implement its long-term
strategy to meet the accessible housing needs of its most
seriously injured clients
“There are so many more
opportunities for me”
CLIENT FEEDBACK
18
Residential Independence
Corporate Plan
HOW WE DELIVER ON OUR COMMITMENTS
Corporate Measures
The following table highlights the corporate
measures that will be used to evaluate RIPL’s
performance and progress.
Objective
(1) Governance
(2) Development
of Properties
REF.
Description
Measure
1.1
RIPL Risk Register
Reviewed and updated quarterly
1.2
RIPL Budget
Reviewed and updated quarterly
1.3
Number of TAC Clients Accommodated
No less than 34 by December 2018
(unless otherwise agreed with TAC)
1.4
RIPL Constitution, Trust Deed, Funding
Agreement & the Deed of Nomination
and Guarantee
Compliance with all requirements
1.5
Due Diligence Checklists
Completed as per ‘Property Acquisition,
Development and Management’ process map
2.1
Livable Housing Design Guidelines
All developments meet the requirements of Platinum
level accreditation unless otherwise approved by the
RIPL Board, as validated by as constructed audit
2.2
Final Development Costs
All contract values within Board approved contract
expenditure limits
2.3
Timelines
Wheelers Hill
• completion of design by December 2016
• completion of construction by December 2017
Glenroy Stage 2
• purchase of property by December 2016
• completion of design by June 2017
• completion of construction by June 2018
Southbank / Melbourne CBD
• apartments secured by December 2016
• completion of construction by December 2018
2.4
OHS and Environmental Management
No OHS or Environmental incidents
during construction
19
Objective
(3) Management
of Properties
(4) Innovation
REF.
Description
Measure
3.1
Tenancy, Asset and Property
Management Services of Properties
Secured prior to the completion of construction
for each development
3.2
Residential Tenancy Agreements
Executed with all clients prior to occupation
3.3
Annual Satisfaction Survey
Annually survey clients, the TAC and support
organisations at RIPL developments regarding
their level of satisfaction in relation to the built
environment and its management
4.1
RIPL Design Brief
Reviewed and updated annually based on outcomes
from ISCRR evaluations, feedback & lessons learned
4.2
Accessible Design Standards Review
Completion and publication of the Accessible
Design Standards Review paper by December
2016; a joint paper prepared by RIPL and the
Summer Foundation
4.3
RIPL Website
Reviewed and updated annually
4.4
Technology
Actively identify and review emerging technologies;
particularly ways in which the technology can be
adapted to better meet the needs of clients living
with an acquired brain injury (e.g. to assist with
daily planning and prompting)
“The best thing I’m looking
forward to is having a spare
room. That will be for my sons
so they can come and stay”
CLIENT FEEDBACK
20
Residential Independence
Corporate Plan
SUSTAINABILITY
Capital Budget
Strategic Risks
The RIPL program has a current funding allocation of $30
million, which is forecast to be sufficient to complete the
current program of works.
It is vital RIPL effectively manages risks that could impact
the delivery of its objectives.
Revenue
RIPL receives affordable rent from its clients.
Affordable rent has been set at 30% of a client’s
assessable income plus any entitlement to
Commonwealth Rent Assistance.
RIPL recognises that the housing sector is rapidly evolving.
It is therefore imperative that RIPL remain flexible and agile
so that RIPL can confidently respond to these changes and
meet the TAC’s future requirements.
Risks associated with the development and operation of the
property portfolio have also been recognised via RIPL’s risk
register. Controls for these risks have been implemented
and integrated into our standard business processes.
Regardless of a client’s income, their contribution
to the rent will never exceed the market rent for
a property, as determined by independent valuation.
As part of this process, clients sign a standard
residential tenancy agreement that sets out
a client’s rights and responsibilities.
“I’m so happy I survived
my accident”
“It’s so easy to wheel around.
This will make life much easier”
CLIENT FEEDBACK
21
Financial Reporting
Financial reports for the RIT and RIPL are prepared by the TAC’s Finance branch, reconciled and reviewed
monthly by the TAC’s Finance branch and reviewed by the TAC’s Financial Controller. The financial reports
for both RIT and RIPL are audited annually by RSM Australia on behalf of the Victorian Auditor General’s Office.
Financial Sustainability
While RIPL is in a development phase and carrying the associated overheads distributed over a small property
portfolio, the TAC supplements RIPL’s revenue stream to essentially achieve a break even outcome across
the portfolio.
As the RIPL portfolio expands and matures, it is anticipated that the required supplement from the TAC
to achieve a break even net return would reduce, as the expenses will be distributed across a larger
property portfolio.
In the long-term, adopting a net return of 0% for the RIPL portfolio will have a positive impact on
the TAC’s long term liabilities because the supplement payable by the TAC to RIPL will be lower.
Capital Revaluation
In 2016/2017 RIPL will undertake a capital revaluation on all of its non-financial physical assets that have been
in operation for more than 12 months. These revaluations will be undertaken in accordance with FRD 103F
“Non-Financial Physical Assets (June 2015)”, as issued by the Department of Treasury and Finance.
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Residential
Residential Independence
Independence
Corporate
CorporatePlan
Plan
For more information please contact the TAC
Customer Service Centre on 1300 654 329,
speak directly with your TAC support coordinator
or visit the RIPL webpage at:
www.tac.vic.gov.au/clients/home-and-family/about-the-ripl-project