Communities Plus update

A paper released by the NSW Government in relation to the tender process for Communities Plus has revealed new details about the scheme. The document, published on NSW e-tendering and entitled 'Expressions of Interest: First Six Sites of the Communities Plus Program', is intended for developers and community housing providers with an interest in participating in the scheme. It concerns the sites at Gosford, Warwick Farm, Glendale, Seven Hills, Telopea, and Tweed Heads. A standalone equivalent is expected to be released for the larger Macquarie Park site. 

The Communities Plus Telopea site

Build characteristics

The paper most comprehensively discusses build characteristics. It describes the project as consisting of "medium and high density" construction. At present, the Seven Hills, Telopea, and Warwick Farm blocks are zoned for high density residential, Glendale and Tweed Heads are zoned for medium density residential, whilst Gosford is designated mixed use. It is provided further that “The program is predominantly seeking one and two bedroom dwellings as social housing, with a preference for more two bedroom dwellings. A number of dual key dwellings could be attractive as they provide greater flexibility.” 

Regarding the quality of residences to be delivered, the paper states that “as a minimum, the social housing will be required to meet the Silver Level of the Liveable Housing Design Guidelines as published by Liveable Housing Australia.” Liveable Housing Australia describes itself as a "not-for-profit partnership between community and consumer groups, government and the residential building industry". Its primary function is to "advocate the mainstream adoption of liveable housing design principles in all new homes..." - especially housing that "better respond[s] to the changing needs and abilities of people over their lifetime". It has not made its housing design guidelines publicly available. 

The residences constructed will also incorporate energy efficient design features; “Passive environmental design, which maximise solar access, orientation and cross flow ventilation to reduce energy heating, cooling, lighting and clothes drying costs...will be a requirement”.

Commercial arrangements

The paper also addresses anticipated commercial arrangements between LAHC, developers, and community housing providers - including the overarching commercial objectives of the project. LAHC will seek to optimise its commercial return for the land it contributes to the project, whilst adding to the overall supply of social housing and "seamlessly integrating" social, affordable, and private market housing.

The paper contemplates the manner in which the Government will dispose of and/or retain the sites earmarked for development in some detail. Although there will be no mandatory commercial structure, it outlines two "non-binding" arrangements. Under 'Contract for Sale of Land', LAHC would concurrently "offer a Contract for the Sale of Land to sell the site and a Contract for the Sale of Land to purchase the completed social housing dwellings.” Under 'Project Delivery Agreement (PDA)', "LAHC would retain ownership of the land until the project is completed and would appoint a Proponent to develop the site at the Proponent's cost. The proponent earns a return through a development fee equal to the proceeds of sale...[and] will be responsible for and accept all risk selling the private dwellings".

The affordable housing component of Communities Plus developments is also discussed. The Government anticipates that affordable residences will be owned or controlled by the developers, and managed by a registered community housing provider. Further, “it is not intended the value of land contributed by LAHC will fund the affordable housing component.” These residences will be managed according to Department of Family and Community Service guidelines as to what constitutes affordable rental housing. 

The paper also notes that parties contracted to construct and manage the sites will not be able to draw on funding from other NSW Government housing initiatives, such as the Social and Affordable Housing Fund. 

More on Millers Point

On January 14th 2016 the Sydney Morning Herald published an opinion piece by Professor Alan Morris, called "Millers Point residents deserve compassion". It points out that in making its decision to sell off public housing in Millers Point, the NSW Government ignored a report it asked for on the potential impact of the sales on the older residents in that community:

The report drew on a Swedish study that examined the mortality rates of 22,579 older people who had moved or not moved. The authors found that there was no difference in the mortality rates of people who had moved voluntarily and those who had not moved, but they did find "an increased risk of death among those who are exposed to urban renewal, both in the case of temporary evacuation and permanent moves".

Responses the the article drew on the rich heritage of the community, such as this letter to the editor from Dawes Point resident Chris Hinkley (published here):

Retain unique village toonlet - The government has achieved 82 per cent of the relocation of tenants from Millers Point ("Millers point residents deserve more compassion", January 15). Sales of the properties have greatly exceeded expectations. The government should now be more than satisfied with this outcome, and negotiate with the community on how to keep the remainder of the tenants in this heritage-listed, living-heritage community. Retaining this community is essential to keeping a rare example of our social history, which teaches us about our past and who we are as a people. This would be a win-win situation, with the government having the money to build new public housing and for Sydney to retain that unique village, registered as "living heritage".Chris Hinkley Dawes Point

... And this post on the Save Millers Point Facebook Page:

Just a few years ago Housing NSW’s own publication, Millers Point Oral History Project, reported: ‘Millers Point … has a very integrated community who love living there and have a sense of belonging and allegiance to the place. … The residents have a rich reservoir of memories of living at the Point, going, in some cases, as far back as six generations. They were born, worked, lived and died in the houses at Millers Point. They also have a strong sense of history and heritage. It’s a community within a community where everyone knew each other through work and place of living ...’ But today the same Department is destroying this community, because suddenly the properties are worth gold. But it’s not too late for the NSW Government to pull back and give these older residents the option of staying.

This prompted an interesting discovery. Until at least October 2015 a link to a report on the Millers Point Oral History Project could be found on the FACS Housing website - but it now seems to have been removed.

Perhaps it didn't survive the recent redesign of the site?

In any case, the Millers Point Oral History Project report will not be lost to a black hole in the internet - it can be found here. And since making this discovery, the curator of millerspoint.com.au has undertaken to upload the project so that it may never be forgotten again. We understand it may take some time for all of the information to be uploaded, so it's worth bookmarking the site and coming back for another look some time down the line.

For more background and commentary from the TU regarding the sell-off of public housing in Millers Point and The Rocks, visit these links here and here.

Locals respond to Waterloo announcement

Local community organisations, politicians, and the media have made statements in response to the NSW Government's recent announcement that Waterloo is to be extensively redeveloped. Much of it is focused on the impact to the suburb's social housing tenants, and the public housing portfolio in NSW.

Aerial view of Waterloo

Community services

The Factory Community Centre auspices a range of social and community services for residents of Waterloo and Redfern. Many of their clients are public housing tenants. They are also based out of a Waterloo property owned by NSW Land and Housing Corporation (LAHC). 

The centre's statement welcomed Social Housing Minister Brad Hazzard's announcement that there would be no loss of social housing dwellings in Waterloo, noting an "increase in social housing stock is desperately needed given the length of the current waiting list for public housing." It also acknowledged the Minister's assurance that relocated public housing residents would be allowed to return to Waterloo, and that services operating out of LAHC properties would not be evicted. However, the Centre was critical of the Government's failure to consult with it prior to announcing the project; "...again we find ourselves in the position that the community will be consulted after the decision has already been made."

Redfern Legal Centre is a Community Legal Centre whose catchment area includes the Waterloo area. Its services include the specialist Inner Sydney Tenants' Service. The Centre's statement expresses much the same concerns as Factory Community Centre; "These [concerns] include the lack of consultation with public housing tenants about the new plans and the concern that often final plans do not match assurances given at the outset. We hope the current and any future government honour commitment that there will be no reduction in social housing, all current tenants will be given the opportunity to return to the area and that the relocations will be done in a calm and considered way."

REDWatch is a community group based in Redfern, Waterloo, Eveleigh, and Darlington, with a longstanding interest in local social housing issues. In a statement, REDWatch questioned how the Government would ensure positive outcomes for current public housing tenants out of the redevelopment; "...where does the Minister propose to temporarily relocate the residents displaced during the construction of the new development?" The group asked further, "If tenants are to be moved from public housing to either affordable or community housing, how does the Minister propose to guarantee their existing tenancy and rental arrangements?" REDWatch is also collating public statements made by significant figures concerning the project, here. 

NSW politicians

Waterloo is located mostly within the NSW Electoral District of Heffron. The Member for Heffron, Ron Hoenig (ALP), has not made public comment on the redevelopment. A small section of northern Waterloo is located in the Electoral District of Newtown. The Member for Newtown, Jenny Leong (Greens), did issue a statement concerning the project. Ms. Leong says that the Government must ensure there is no decrease in the number of social housing residents in Waterloo, rather than simply provide for no decrease in dwellings; "Whilst we acknowledge the Government's commitment that the number of social housing dwellings will be maintained in the new development, we need to ensure that these dwellings will continue to house the same number of residents...As a minimum we need a commitment that there will be no reduction in the number of bedrooms or number of residents that can be housed." Ms. Leong's statement also says the area needs more social housing;  "Our community needs a significant investment in affordable housing, which needs to come on top of any commitment to maintain existing public housing..." 

NSW Greens spokesperson for Housing, Social Housing and Homelessness, Jan Barham MLC, issued a statement echoing Ms. Leong's call for more social housing; "With almost 60,000 people on the waiting list for social housing in NSW it's not enough to maintain existing numbers of social housing properties. The redevelopment around Waterloo is a prime opportunity to provide more inner-city social housing..." 

The Shadow Minister for Social Housing, Tania Mihailuk MP, published a comment on her Facebook page. It reads, in full, "On the 8th day before Christmas this cold and callous Govt has announced that 4000 people in Waterloo will have their homes torn down. This Govt simply wants to make money out of these sites - the winners are investors and developers yet again." 

Local politicians 

Waterloo is located within the City of Sydney Local Government Area. Councillor Linda Scott (ALP) issued a comment calling for the interests of public housing tenants to be protected throughout the redevelopment process; "The urban renewal of Waterloo...must be done with great sensitivity, in-depth community consultation, and with a commitment to invest in infrastructure...Current public housing tenants in Waterloo affected by these plans must be given iron-clad assurances of returning to the upgraded social housing dwellings." In a blog post on the announcement, Councillor Irene Doutney (Greens) said, "I will be scrutinising these plans closely to ensure that public housing remains in Waterloo."

The City of Sydney itself has not made public comment on the announcement. However, in its Housing Issues Paper published in April 2015, it identifies a redevelopment of Waterloo as one of four "Critical one off opportunities to delivering substantial [social and affordable housing] supply in the inner city."

Federal politicians 

Waterloo is located in the federal electorate of Sydney. The Member for Sydney, Tanya Plibersek MP (ALP), has not made public comment on the announcement. Ms. Plibersek was also Housing Minister from December 2007 to September 2010 - the first time the Ministry had existed as a standalone portfolio since 1994. The position was abolished following the 2013 election. 

In September 2015, Prime Minister Malcolm Turnbull created the first Cities and The Built Environment Ministry at the federal level of Government. Prior to his resignation from Cabinet, the former Minister Jamie Briggs MP did not make any comment on the announcement. Nor did Shadow Cities Minister Anthony Albanese MP. 

News media

The Sydney Morning Herald published a masthead editorial which addresses the housing and tenancy ramifications of the announcement at some length: 

"Some potential problems need to be overcome to make this an urban renewal success. Existing public housing tenants will be relocated temporarily. This is a difficult logistical task and an emotionally fraught one for long-time residents. It is easy to forget that for all the bad reputation of the Waterloo tower blocks, most of the people who live there are law abiding, productive citizens. The key will be bringing them along with the process, thereby allaying their fears that they are being driven out for the sake of what one long term resident has called a "yuppie invasion"... But given the process is being conducted over two decades, future governments will be under enormous pressure to reduce the proportion of public or affordable housing and sell it for revenue."

$1bn Social and Affordable Housing Fund announced

The NSW Government has unveiled the first details of its 'one billion dollar social and affordable housing fund' (SAHF), at an industry briefing on 11 December 2015. 

According to David de Carvalho, Deputy Secretary - Strategic Reform and Policy at the Department of Family and Community Services, monies from the fund will be used to bridge a funding gap in proposed new social and affordable housing developments, to make such projects commercially viable. Project consortia including at least one Tier 1 or Tier 2 community housing provider may apply for funding. Mr. de Carvalho provided that the fund will deliver "at least 3000" social and affordable housing dwellings - and anticipated further funding if this "initial stage" is successful. 

Community housing providers are the principal beneficiaries of the SAHF

To be eligible for funding, a proposed development must provide a minimum of new social housing dwellings - 500 for metro or mixed metro and regional developments, and 200 for regional developments. In this context, 'new dwellings' can mean either newly constructed or newly available as social housing. Richard Mills, Project Director at the NSW Treasury, said the Government has no preference for metro or regional proposals. Furthermore, at least 70% of the total number of dwellings must be social or affordable housing. The Government anticipates that community housing providers involved will hold unencumbered title to social and affordable housing residences funded under the scheme.

Both Mr. de Carvalho and Mr. Mills emphasised that projects delivering a mix of social, affordable, and private market dwellings over multiple locations would be preferred. Mr. de Carvalho said projects would "ideally" be located close to employment, services, and public transport. Both also stressed a preference for projects built on unused or under-utilised land already owned by the applicant housing provider/s. Mr. Mills agreed with a suggestion from a briefing attendee that consortia need not apply if a proposed development does not satisfy this preference. 

It is important that not all funding for successful applications will go towards construction of dwellings. Funding will be provided for the community housing providers' tenancy and asset management services. Social service providers are also expected to form part of applicant consortia. This is because funding will also go to what the briefing presentation called "Tailored Support Coordination" - that is, services that support the deemed needs of resident social housing tenants. According to Mr. de Carvalho, such supports will ideally facilitate increased educational and employment prospects, and ultimately a transition out of social housing. Mr. Mills emphasised that this funding will provide for the "coordination" of social services - that is, linking them and monitoring activities - but not the client support activities themselves. Indeed, project funding will be provided over a period of 25 years, as opposed to a lump sum. 

The briefing presentation provided the following timeline for the initiative:

"14 December 2015 - Registration process [for interested participants] opens;
Late January 2016 - Release of Invitation for expressions of interest;
March 2016 - Deadline for submissions of expressions of interest;
May 2016 - Announcement of shortlisted Applicants;
May 2016 - Release of requests for proposal;
May-July 2016 - Interactive process;
July 2016 - Deadline for submission of proposals;
August 2016 - Announcement of preferred proponents;
September 2016 - Service agreements awarded."

The SAHF was initially promised by the Liberal-National Party coalition prior to the 2015 NSW election. The substantive policy announced on 11 December was developed in conjunction with the NSW Council of Social Services (NCOSS), with reference to a Memorandum of Understanding, and infrastructure think tank IPA. 

Premier Mike Baird is expected to make another announcement concerning the fund in early 2016. The full industry briefing is available here, and the accompanying presentation here. 

Our response

NSW is experiencing a renting affordability crisis. Approximately 60,000 people are currently on the waiting list for social housing in NSW. The wait time for a majority of dwellings - particularly larger houses, and almost all properties in Sydney - is at least five years, and often more than a decade. Moreover, due to the preference given to 'priority' applicants in allocating available properties, an offer of social housing for many non-priority applicants will most likely never arrive.

The Tenants' Union strongly supports the expansion of the state's social and affordable housing stock in NSW as a central measure to address this crisis. Accordingly, we are supportive of the basic objective of the SAHF to provide 3000 new social and affordable dwellings. However, we also agree with the closing comments provided by Acting NCOSS CEO John Mikelsons at the industry briefing, that "tomorrow, even with this fund, we will still have a housing affordability crisis in NSW". An additional 3000 dwellings represents a commendable first step rather than anything close to a solution. Mr. Mikelsons also identified the need for inclusionary zoning and tax reform to adequately address this issue. Here, too, we broadly concur, though would add that reform to tenancy laws is also important. 

Our response to the finer details of the scheme is also mixed. We support the requirement that funded projects consist of at least 70% social and affordable housing. This provides an appropriate focus, and should serve as an important safeguard against use of the initiative as a de facto subsidy for private market developments. Moreover, the benefits to tenants of housing close to transport, employment, and education facilities are self-evident - though this does not appear to be a strict requirement for funding. 

The preference for developments on 'unused or under-utilised' land already owned by applicant housing providers should provide for efficient use of Government funds, and hopefully the delivery of as many new residences as possible. We are somewhat concerned, however, by the possibility that low-density community housing may be considered 'under-utilised'. This would raised the prospect of painful eviction and relocation for existing tenants. 

But the requirement that funded projects include "Tailored Support Coordination" seems to signal the continuation of a worrying trend in social housing in NSW. It assumes an intrinsic and necessary connection between poverty and social support. The successful 'Housing First' initiative negates such a presumption. The expectation on efforts to 'transition' to the structurally insecure and unaffordable private market is also cruel and unrealistic for most. Finally, such an approach further entrenches housing as a privilege to be earned and lost, as opposed to a basic need and a human right. 

Major redevelopment of Waterloo

The NSW government has announced an extensive redevelopment of the inner city suburb of Waterloo. According to The Sydney Morning Herald, a total of 10,000 new dwellings, accommodating 30,000 new residents, will be built over a period of 20 years. The project will be centred around a new railway station - part of the 'Sydney Metro' line that will link southwest Sydney through to Bankstown with northwest Sydney through to Rouse Hill. It will form part of the wider 'Communities Plus' project. 

Matavai and Turanga towers, Waterloo

The Herald story states that new dwellings will initially be built on a State-owned, 13 hectare site, held principally by NSW Land and Housing Corporation. The final redevelopment will cover 40 hectares. According to The Daily Telegraph, the 30-storey Turanga and Matavai towers on Phillip Street, and surrounding, lower-density public housing apartments, will be demolished as part of the redevelopment. This will require the relocation of approximately 2000 public housing tenants over the life of the project.

The Government has said that one third of the 10,000 new dwellings will be social and affordable housing, with the remainder for the private market. Premier Mike Baird told the Herald that there will be no loss in the number of social housing dwellings in the suburb from current numbers. The Premier did not speak on whether the social housing dwellings built to replace current stock will also contain the same number of bedrooms. 

On the subject of relocations, the Premier said, "Every single [affected] tenant will have the right to come back". This comment was echoed by Social Housing Minister Brad Hazzard. A letter sent to public housing tenants in Waterloo from the Minister, dated 16 December 2015, states, "I want to assure you that tenants who live at Waterloo can remain in Waterloo after the redevelopment. While some tenants may need to relocate on an interim basis into other housing in the local area, many will be able to move directly into the new social housing as the site is redeveloped."

The Telegraph states that relocations from public housing blocks marked for demolition are expected to commence in 2017, with construction to begin in 2018. 

According to a Transport for NSW statement, the precise location of the centrepiece railway station has not yet been determined. The station is not due to open until 2036. 

Our concerns

On the information available, the Waterloo redevelopment appears to be of substantially similar form to the Macquarie Park UAP, the smaller 'Communities Plus' developments, and the development on Cowper Street, Glebe. All involve the demolition of tenanted public housing blocks for larger mixed residential apartments, and thus the relocation of many households. 

Relocations are inherently painful experiences for those affected. FACS claims its staff are experienced in assisting tenants through relocation processes, having learnt much from earlier renewal projects. But testimonial from places such as Millers Point, Claymore, and Bonnyrigg give a different perspective. Independent research into the impact of relocation - and what specifically helped long-term tenants adjust to new homes, neighbourhoods and communities - should be commissioned and considered before proceeding with any projects involving the renewal or disposal of currently tenanted stock. We support the Minister's claim that tenants will be able to remain in the Waterloo area and believe it is important that this is adhered to. In this regard, we believe it is important that FACS formalises clear policies and processes concerning management of relocations. This did not happen in the aforementioned relocations. 

The stated timeframe for the project is also extremely tight; the Government intends to commence construction in just over two years. This is concerning as it indicates that tenants may be compelled to relocate to unsuitable properties to facilitate construction.

Finally, given this development will be incorporated into the Communities Plus program, we also maintain the same concerns regarding loss of independence for social housing tenants as for other Communities Plus sites. Concepts such as 'mutual obligation', and burdensome tenancy management, further enmesh social housing tenants in the welfare system. Support services should of course be available to social housing tenants - not least in a period of relocations - but not mandated as a condition of tenure. Furthermore, the expectation that tenants eligible for social housing should promptly resolve their need for assistance and exit into an expensive and insecure private rental market is both unrealistic and cruel. 

New details about Communities Plus

New details have emerged regarding the NSW Government's residential development project, Communities Plus.

Locations

Previously, the Department of Family and Community Services had announced that seven locations would be utilised, but had only disclosed the precise location of the Macquarie Park site. The Communities Plus website now includes details of the locations of the other sites: Gosford, Liverpool, Newcastle, Seven Hills, Telopea, & Tweed Heads.

Communities Plus site in Gosford, from Google Maps

The Gosford site is a 4500m² block at 209-309 Mann Street, adjacent the Pacific Highway and close to Gosford station. Google Maps suggests it is a disused commercial property - consisting mostly of a closed down hardware store and its parking area. 

The 'Liverpool' site is actually a 1700m² block at 4-6 Bigge Street in neighbouring Warwick Farm, close to the Hume Highway. Google Maps suggests it is currently a vacant lot. It was previously the site of single-storey one bedroom and studio apartments. 

The 'Newcastle' site is actually a 2800m² block at the corner of Lake Road and Main Road, Glendale - part of the Lake Macquarie LGA. Google Maps suggests it too is a vacant lot.   

The Seven Hills site is a series of eight connected blocks, totalling 4400m², at 93-95 Best Road and 1-11 Second Avenue - a short distance from Seven Hills station. Google Maps suggests the blocks at 5, 7, 9 and 11 Best Road are vacant. Single story, freestanding houses sit on each of 93 and 95 Best Road, and 1 and 3 Second Avenue. 

The Telopea site is by far the biggest of the six; a series of three connected blocks, totalling 7200m², at 6-8 Moffats Drive and 13 Sturt Street, close to Kissing Point Road. According to Google Maps, 6 and 8 Moffats Drive both contain three-story apartment blocks; seeming to consist of 6 and 12 small apartments respectively. 13 Sturt Street contains two three-story apartment blocks, seeming to consist of 6 apartments each. 

The Tweed Heads site is a 1800m² block at 33-35 Boyd Street, close to the Queensland border. Google Maps suggests that 33 Boyd Street is a vacant lot, and 35 Boyd Street contains a single-story house. 

Project timeline

In October and November 2015, NSW Land and Housing Corporation, in conjunction with Ernst & Young, conducted industry briefings and 'market sounding' meetings with potential construction and operations partners. 

The Communities Plus website includes a basic timeline for further progression of the project into the second quarter of 2016:

"- 27 November 2015: Ivanhoe Estate at Macquarie Park Registrations of Interest (RoI) open
- 4 December: First Six Sites under the Communities Plus program Expressions of Interest (EoI) open
- 17 December 2015: Ivanhoe RoI closes
- 16 Feb 2016: Other Sites EoI close
- March 2016: Ivanhoe Industry Briefing & start of Procurement
- March/April 2016: Other Sites Request for Proposal"

Allocation requirements

The front page of the website includes this statement from Social Housing Minister Brad Hazzard MP: "Communities Plus will be at the forefront of encouraging people in social housing to be aspirational, not generational. Many of the new social housing units will be used to trial innovative programs that link housing assistance to participation in education, training and local employment opportunities to promote independence". 

The presentation that accompanied the industry briefings also includes the following quotes:

"What's Different About Communities Plus...
- Social housing tenants benefit from engagement, learning and employment
- Tenancy management that links supports to tenants who can benefit
- Return on investment includes social and economic outcomes"

"What Will This Mean For Social Housing Tenants?
- Targeted allocations
- Tenancy management with additional support
- Social housing, a platform for independence"

This represents a novel approach. Current FACS Housing policy provides that allocation of public housing is not dependent on tenant participation in education, training, employment, or other support initiatives. 

Our concerns

These projects will involve the demolition of dwellings that are currently tenanted, and many households will need to be relocated. FACS claims its staff are experienced in assisting tenants through these types of process, having learnt much from earlier renewal projects. But testimonial from places such as Millers Point, Claymore and Bonnyrigg give a different perspective - such as this article in today's "Sydney Central" local paper. Independent research into the impact of relocation - and what specifically helped long-term tenants adjust to new homes, neighbourhoods and communities - should be commissioned and considered before proceeding with any projects involving the renewal or disposal of currently tenanted stock.

And the idea that a social housing tenancy is at odds with 'independence' is starting to pervade the policy landscape - and social housing tenancies are becoming further enmeshed in our welfare systems alongside concepts like "mutual obligation". But expecting tenants who are eligible for social housing to promptly resolve their need for assistance and exit into an expensive and insecure private rental market is both cruel and unrealistic.

Cowper Street sale, development announced

On 9 December 2015, NSW Social Housing Minister Brad Hazzard announced the sale of a lot on Cowper Street, Glebe, to developer Roxy Gordon Pty Ltd. 

According to a media release issued by Mr. Hazzard, a mixed use development will be constructed on the site. The project will consist of 497 new dwellings - 247 private dwellings (49.7%), 159 social housing dwellings (32%), and 91 affordable housing dwellings (18.3%). The affordable housing component will be provided to "key workers". The Government intends to submit a development application for the project prior to Christmas 2015, and expects works will be completed by the end of 2018. 

Artist's impression of the Cowper Street redevelopment

The sale price for the site was $67 million. The Minister's press release says this will be reinvested to cover the social and affordable housing component of the new development. It is unclear how much construction of the social and affordable dwellings is expected to cost. 

According to a Family and Community Services media release dated 17 June 2015, Bridge Housing will manage the social housing component of the development, and City West Housing will manage the affordable housing component. According to an article in The Sydney Morning Herald dated June 13 2015, NSW Treasury has also provided title to this land to the community housing providers. 

The Cowper Street site has been vacant since the demolition of fifteen public housing apartment blocks in 2011. Hansard states that the former site contained 134 public housing units, and 208 tenants were relocated prior to demolition.

A separate development application for the site was lodged by the Government in 2011, but was contested by community groups. According to a Sydney Morning Herald article dated 14 May 2011, this development application was for a mixed use residential site of 493 dwellings - consisting of 250 private units (50.7%), 153 public housing units (31%), and 90 affordable housing units (18.3%). 

The project has not been listed as part of the Department of Family and Community Services' 'Communities Plus' program. The relationship between the Cowper Street redevelopment and the '$1 billion Social and Affordable Housing Fund' is not clear. 

Please comment below if you've seen or heard anything about the Cowper Street redevelopment not included in this story.