Central to Eveliegh: urban transformation strategy released

UrbanGrowth NSW has released a strategy document outlining a vision for the Central to Eveleigh corridor:

UrbanGrowth NSW has developed an Urban Transformation Strategy for around 50 hectares of government-owned land in and around the rail corridor from Central to Erskineville Stations. 

After two years of studies, assessments and conversations with the community, we’ve finalised the Strategy as an important reference document to help guide development over the next 20 to 30 years. 

The Strategy contains an ambition, vision and the ten key moves that set the framework for the future delivery of more homes alongside better public transport, new parks and community facilities. 

During the development of the Strategy, a number of major NSW Government policy and infrastructure announcements have been made, including new Sydney Metro stations at Waterloo and Central, the new Communities Plus initiative to renew social housing and the establishment of the Greater Sydney Commission to lead district planning across Sydney. 

The purpose of the Strategy has changed, from 2014 to now, in response to these announcements. It now informs the Greater Sydney Commission’s draft Central Sydney District Plan and will also be used as an important reference document for future planning in the area. 

It will not be a statutory document, or a re-zoning proposal. The Strategy takes a smart city thinking approach to sustainable growth for Sydney’s future and outlines the contribution that government-owned land can play in this future.

The strategy countenances 10 key moves:

We have developed 10 key moves, shaped by consultation with the community and our partners, that we think can help us achieve the vision for the area. Together they will contribute to the long term success of the city and improve the way people live, work and enjoy life, as well as create new homes and jobs.

1. Renew Redfern Station and connect Redfern to Wilson Street
This key move will see Redfern Station Precinct as more than just a place to catch a train. Redfern Station will better connect the University of Sydney with Australian Technology Park to drive economic development.
2. Create a green network
Under this key move, a green network in a busy area of Sydney will encourage people to get active and enjoy an abundance of public open space, all networked around green, leafy and more attractive streets.
3. Create walking and cycling connections across the railway corridor
Under this key move, the rail corridor will be less of a barrier for pedestrians and cyclists – it will be easier to connect across neighbourhoods. Community and education facilities will become more accessible to all the communities.
4. Connect the city with surrounding places
This key move is about the design and layout of the local road network, which can better balance the need for local activity and regional movements.
5. Deliver a new metro station at Waterloo
This key move reflects the NSW Government’s announcement that Waterloo will be the location of a new Sydney Metro station. This will provide a high-frequency public transport service that directly links to jobs at Barangaroo, Martin Place and north-west Sydney.
6. Create centres of activity around stations
This key move will give the local community access day-to-day and community services and employment right near the stations – with shops, services, cultural places and work environments promoting activity in public areas that are safe day and night.
7. Create a centre for Sydney's growing economies
This key move will better connect the University of Sydney, Australian Technology Park, University of Technology, Sydney, Ultimo, Redfern and Surry Hills. It aims to establish an exciting centre, with a cluster of new, innovative and creative jobs that will benefit from links with education and medical facilities, easy connections to the CBD, and dynamic new workplaces in adaptively re-used heritage spaces.
8. Strengthen arts, culture and heritage
This key move will bring the area’s unique culture and heritage to life, often in beautifully restored, older buildings that will attract visitors to an exciting, revitalised arts and cultural hub that also emphasises the area’s Aboriginal history.
9. Integrate new high-density mixed use buildings with existing neighbourhoods and places
Transformed neighbourhoods will set a benchmark for integrating different types of buildings and structures, old and new, and will promote a variety of uses. Excellence in design quality, density done well principles including sensible transitions from taller buildings around stations and key locations along the rail line, down to existing one or two storey buildings, will respect everything that is great about the traditional character of surrounding neighbourhoods.
10. Deliver a diversity of housing choice, tenure and price points
This key move will provide more options for different people who want to live in this area. This will help retain its unique diversity, attracting different types of people and enabling long-term residents to stay in their local communities.

Find the full strategy document here.

Affordable Housing at 'Lachlan's line', Macquarie Park

NSW Government developer UrbanGrowth has released details of its plans for Affordable Housing at 'Lachlan's line' - a major residential development in Macquarie Park, Northwest Sydney. Measuring 9 hectares, Lachlan's line sits between Epping Road and the M2 motorway, and adjacent North Ryde train station. The brownfield site was most recently owned by NSW Government agency RailCorp, and used to assist construction of the Epping to Chatswood train line. Once complete, the site is expected to house approximately 5000 residents in 2700 apartments, across 10 'super lots'. 

Above: Concept art of a completed Lachlan's line

On June 27 2016, UrbanGrowth announced that it is seeking expressions of interest from Community Housing providers - potentially in partnership with private developers - to purchase and develop one super lot as Affordable Housing for key workers. According to the associated information memorandum, this 2507 square metre lot is zoned R4 (high density residential), and has a concept design for 96 apartments, including the floor space bonus available under the NSW planning policy for Affordable Housing. Expressions of interest for CHPs and developers close on 29 July 2016, and UrbanGrowth will issue invitations to tender later this year. No timeline for the development of the Affordable Housing lot specifically is available. However, construction of residential towers at Lachlan's line generally is expected to commence in 2017, with residents moving in by 2019. 

Also announced on June 27 was an EOI and tender process for private developers concerning a further two super lots - of 6883 and 6745 square metres, also zoned for high density residential. Collectively, these are expected to house approximately 172 apartments. UrbanGrowth sold an additional super lot - the largest of the 10 - in late 2014. Shanghai developer Greenland purchased the 1.2-hectare site, zoned B4 (mixed use). According to The Australian Financial Review, Greenland intends to build up to 900 apartments on this land. There is nothing to suggest that any of these lots will include an Affordable or Social Housing component. 

Above: The Lachlan's line build site

Lachlan's line is the second major residential project in Macquarie Park being undertaken by UrbanGrowth - together with the redevelopment of the Ivanhoe Public Housing estate under the 'Communities Plus' program. TUNSW Clearing House has recorded details of the Ivanhoe project here, with an update here. The NSW Government has designated Macquarie Park and its surrounds a 'priority growth area'. 

Our response

Despite the flurry of news this week, Lachlan's line is not an especially new initiative. It was announced way back in September 2013, and the Government's vision for the site as a major residential development can be traced back at least as far as the sale of the mixed use lot in 2014. Until now, all evidence suggested the project would deliver its mammoth 2700 apartments for 5000 residents with a Social and Affordable Housing component of precisely zero; In other words, a rare and valuable opportunity spurned. According to National Shelter, rental housing in Macquarie Park and neighbouring suburbs is 'severely unaffordable' for low income households - meaning they pay over 38% of their income in rent on average. NSW Land and Housing Corporation's own initiatives and decade-long wait times in Northwest Sydney also reflect an urgent need for more Social Housing.

The news that one of the ten super lots comprising Lachlan's line has been set aside for the construction of Affordable Housing is therefore a considerable surprise, but certainly welcome. But it must be noted that the Affordable Housing lot is the smallest of the four to be put to market thus far. It is approximately 20% of the size of the Greenland lot, and one fifth smaller than the other two designated for private housing. In turn, the 96 Affordable Housing apartments will make up around 8% of the 1170 dwellings to be constructed across these four lots. Which is not insignificant in itself; But if the remaining lots are given to private development, that will mean that just 3.5% of all housing at Lachlan's line is Affordable. Moreover, there is still no indication that the project will include any Social Housing at all.

We therefore call on the Government to build on its good work. It should ensure that the remaining six lots at Lachlan's Line include a substantial Social and Affordable Housing component - thereby delivering a true mixed tenure development for the benefit of all of Northwest Sydney. 

Finally, the words of Planning Minister Rob Stokes, speaking to 7 news about Lachlan's line, have also given us pause for thought. He acknowledged there is "plenty of demand" for Affordable Housing throughout NSW, and noted, "We'll earmark a certain percentage in new developments such as this one for key workers - people like emergency service workers, nurses, and teachers". Again, we approve of the principle of including an Affordable Housing component in all major residential developments. We just hope the percentage the Minister has in mind is significantly higher than 3.5. 

The Bays Precinct: housing update

Our February 2016 analysis of NSW Government developer UrbanGrowth's plans for Sydney's Bays Precinct, and the dearth of Social and Affordable Housing options therein, noted the following regarding the Sydney Fish Market site:

"An article in The Australian dated 21 January 2016 provides that UrbanGrowth has requested submissions from commercial property agents for the sale and redevelopment of fish market site. The site is being renewed with reference to a private memorandum of understanding between its owners and UrbanGrowth. It states that the request for redevelopment is "aimed at turning the block into a world-class food market, with the winning party to also build apartments on the site." It is not provided that these apartments will include any Affordable and/or Social housing component."

Above: The current Sydney Fish Market

Singaporean property development giant Oxley Holdings has announced an intention to develop the Fish Market site. In a statement to the Singapore Stock Exchange dated May 14 2016, CEO Ching Chiat Kwong provided that "The Board of Directors of Oxley Holdings Limited wishes to announce that the group plans to enter the Australian market and is currently looking at Sydney's Bays Precinct as the location for a flagship commercial and residential project to add to its project portfolio. The Fish Market site at Pyrmont is one of several sites considered by the group as a potential redevelopment site. In line with its business strategy, the Group will collaborate with a local partner and has identified Brookfield Multiplex as a potential partner. Further information will be announced when there are material developments." 

Reporting on the announcement, The Australian newspaper noted, "The [Fish Market] site is tipped to attract a bevy of other developers, with Lend Lease, Grocon and Malaysia's UEM Sunrise Berhad among potential runners."

The announcement was not covered by UrbanGrowth's own 'Bays Precinct newsroom'. 

Our response

Though the Oxley Holdings announcement is far from definitive, it appears to signal that the wheels of Government action are very much turning on the redevelopment of the large package of land comprising the Fish Market and neighbouring waterfront. Given The Australian's previous reporting, and the top-tier status of the developers set to compete for the contract, it is also reasonable to conclude that the residential component of the project will deliver a substantial quantity of new dwellings. 

Yet Social and Affordable Housing remains, as far as we can tell, entirely off the table. We can therefore only repeat our previous concern that such an approach to redevelopment will constitute a unique opportunity lost - for the huge number awaiting Social and Affordable Housing in inner Sydney, and for the area's social mix. 

We'd also refer to the recent musings of the State MP for most of the Bays Precinct site, Jamie Parker, on the direction of the project. Mr. Parker stressed the need to provide, "sustainable, integrated, democratic, vibrant infill development that provides continuous public access to the harbour front, includes social and - importantly - affordable housing, recreation and community facilities." He is concerned that a prioritisation of commercial and private residential developments, and a shortfall in community consultation, will see the Bays Precinct end up as "Barangaroo on steroids".

No new Social, Affordable housing for North Eveleigh

NSW Government developer UrbanGrowth has announced plans for new housing in the 'Central to Eveleigh precinct' of inner Sydney. The project concerns the redevelopment of disused and vacant State land around the railway tracks to the southwest of Central Station - though it also takes in the larger Waterloo station redevelopment, and anticipates future works in Redfern. 

UrbanGrowth has announced that the renewal of the 'North Eveleigh' sub-precinct will primarily deliver "buildings between three and 20 storeys providing 600-700 new apartments with a total floor area of around 57,000 square metres providing homes for between 1,150 and 1,350 people"  - in addition to amenities such as a small park. 

But the project will deliver no Social or Affordable Housing.

Above: The 'Platform Apartments' development in North Eveleigh

The North Eveleigh sub-precinct is a 3.3 hectare site situated to the southwest of Redfern Station, between the Carriageworks site and Iverys Lane Newtown. Though comprised mostly of disused RailCorp land, it includes the 'Platform Apartments' development - consisting of 88 Affordable Housing units owned and managed by community housing provider City West housing. That development predates the Central to Eveleigh program, though a Sydney Morning Herald article provides that the NSW Government contributed the land and the cost of civil works. 

An UrbanGrowth spokesman told the Herald that, including The Platform, the North Eveleigh site will include 11-13% Affordable Housing once works are complete. A spokesman told ABC News that other Central to Eveleigh sub-precincts may deliver Social and Affordable Housing. 

Stakeholder responses

City West Housing CEO Janelle Goulding told the Herald the provider is "surprised to hear" the North Eveleight sub-precinct development will not deliver Affordable Housing. Ms. Goulding also said, "At the end of the day affordable housing is so needed it shouldn't even be a discussion point".

Jenny Leong MP's electoral district of Newtown includes the North Eveleigh site, and much of the wider Central to Eveleigh precinct. On March 26, Ms. Leong posted an update to her Facebook page concerning the announcement. It reads, in part: "...affordable housing is critical to success of urban renewal...Shameful stuff and such a lost opportunity for the NSW Government to follow the lead of other global cities by establishing provisions for ensuring affordable housing is at the heart of urban renewal". Ms. Leong was also co-signatory to a November 2015 submission to UrbanGrowth that calls for 30% Affordable Housing at the North Eveleigh site. Other signatories included local interest groups REDWatch, Friends of Erskineville, Alexandria Residents Action Group, and North Eveleigh Working Group. 

On March 26, Shadow Social Housing Minister Tania Mihailuk MP posted an update to her Facebook page concerning the announcement. It reads, in full: "Another backflip from this Government. Once again developers and investors are the winners and everybody else misses out". Ms. Mihailuk also told ABC News, "Clearly what the Government has already set aside there for its targets is not enough", and, "It's about this Government taking seriously the need to set social and affordable housing targets in each of their own developments". 

Homelessness NSW described the announcement on its Facebook page as "an unbelievable decision that needs reversing". 

Our response

We share much the same concerns regarding North Eveleigh as for The Bays Precinct. The site represents a sizeable package of disused and vacant State land, in a region experiencing an acute shortage of Social and Affordable Housing. The NSW Government has also emphasised the need to increase inner Sydney's 'social mix'. 

Furthermore, North Eveleigh is situated in close proximity to the Waterloo site marked for redevelopment over the next 20 years. Approximately 2000 Public Housing tenants will be relocated over the life of that project. New Social Housing at North Eveleigh could have served as a site for temporary relocation, or a permanent new home, for some of the Waterloo tenants whose homes are marked for demolition.

The decision taken is therefore a missed opportunity in multiple respects. 

The Bays Precinct - social and affordable housing

In October 2015, the UrbanGrowth NSW released a comprehensive transformation plan for the redevelopment of what it refers to as 'The Bays Precinct'. The precinct is so named for its proximity to four harbour bays on the western fringe of the Sydney CBD. It is made of up 95 hectares of land:

i) The port facilities, silo complex, and disused power station at White Bay and Glebe Island;

ii) The industrial area, light rail line, and disused heavy rail lines along Lilyfield Road, Lilyfield;

iii) The Sydney fish market, Pyrmont;

iv) Wentworth Park, Glebe;

v) Path areas connecting these sites. 

Aerial view of 'The Bays Precinct' (White Bay in foreground)

According to the transformation plan, this represents a major redevelopment project to be undertaken over a 25-year period. The plan lists nine overarching project objectives. Objective three is "To deliver housing choices, including affordable housing options, through design, finance and construction excellence". The plan also divides planned works into "immediate" (2015-2019), "medium-term" (2019-2022), and "longer-term" (2022-) priorities. 

Delivery of affordable housing is only referenced with regard to one sector of the precinct to be redeveloped - the Lilyfield road site. It reads, in full, "Future uses could include a mix of different housing choices, including affordable housing, as well as public spaces and employment uses." The Lilyfield site is listed as a 'longer-term' priority. 

The document does not make any reference to the delivery of social housing.

An article in The Australian dated January 21 2016 provides that UrbanGrowth has requested submissions from commercial property agents for the sale and redevelopment of the fish market site.The site is being renewed with reference to a private memorandum of understanding between its owners and UrbanGrowth. It states that the request for redevelopment is "aimed at turning the block into a world-class food market, with the winning party to also build apartments on the site." It is not provided that these apartments will include any Affordable and/or Social housing component. 

The piece also provides that the Government "is taking offers for the development rights to transform the nearby White Bay Power Station into a 100,000 square metre office park". An article the the Inner West Courier dated 4 February says that the University of Sydney, University of NSW, University of Technology Sydney, and Macquarie University are hoping to develop the space into a shared campus for tech students. The request for proposals for the White Bay site closes on 25 February 2016. 

An UrbanGrowth media release dated 9 December 2015 provides that the NSW Federation of Housing Associations, the peak body for community housing in the state, is amongst the 68 organisations granted membership of the 'Bays Precinct Reference Group'. According to the statement, the group "will be an ongoing forum for communication between UrbanGrowth NSW and the community throughout the Bays Precinct Transformation Program". 

Our concerns

The critical need for new social and affordable housing stock in NSW, and especially Sydney, is well-documented. More than 60,000 people are currently awaiting housing assistance on the NSW Housing Register. For most of the state capital - including the Inner Sydney and Inner West allocation zones that include the Bays Precinct - the wait for most types of social housing dwelling is over ten years. The Baird administration has formally acknowledged this need, making the supply of new stock one of its three priorities for social housing over the next decade in its all of government Future Directions strategy. 

The Bays Precinct, meanwhile, is one of the largest and most high profile initiatives of the Government's urban renewal arm. 95 hectares is an extremely large package of land in the inner city. Moreover, a large portion of that which has been slated for redevelopment is publicly owned and currently disused or even empty. That this represents a unique opportunity to contribute to the alleviation of the social and affordable housing crisis in Sydney is self-evident. 

However, despite the project objectives proclaiming the importance of 'housing options', the available evidence suggests delivering social and affordable housing in this precinct is not a priority. The immediate priorities for renewal - the power station and fish markets - look set to include no social or affordable housing at all. Only long-term priority Lilyfield "may" include a mix of housing, when developed at an undetermined point in the future. Community Housing interests will have a voice on the project reference group, amongst more than sixty other organisations representing myriad interests.

Completing the Bays Precinct renewal without the inclusion of social and affordable housing will represent a unique opportunity lost - both for the tens of thousands enduring an interminable wait for stable and secure housing, and for our state Government who has recently placed a great deal of emphasis on increasing the city's 'social mix'.

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. 

Redevelopment of Macquarie Park, 2016-2018

The NSW Government has announced an extensive redevelopment of the Sydney suburb of Macquarie Park.

Macquarie Park is situated in northwest Sydney. It is part of the City of Ryde, though borders the North Shore councils of Ku-ring-gai and Willoughby. It is home to the Ivanhoe Estate – a medium density public housing complex consisting of 259 townhouses and apartments, and approximately 460 residents. Ivanhoe was built approximately 25 years ago.  

 

NSW Government plans to build 2500 new apartments in Macquarie Park by 2018, with construction commencing next year. The number of new residences could rise as high as 5800 between 2019 and 2031, though the Government has not actually confirmed what, if any development will take place following the first stage of construction.

Irrespective of the final scope of the redevelopment, it will represent a substantial increase in the population density of Macquarie Park. According to City of Ryde data, current density is 9.10 persons per hectare over 676 hectares. At the 2011 census, its total population was 6149. Indeed, the suburb is presently comprised mostly of university grounds, commercial properties, parklands, and low-density housing.

Effect on public and affordable housing stock

The Ivanhoe Estate will be demolished as part of the redevelopment. However, the first stage of construction will include 556 new public housing dwellings (that is, 22.24% of total new dwellings).

This represents a better net result for the public housing stock than provided for in the Macquarie Park Task Force’s development fact sheet, published in May 2012. This provided that, “If the Ivanhoe estate is redeveloped, the same number of social housing homes will be built. There will be no loss of social housing in the area.”

The 2016-2018 developments will also include an affordable housing component. Media reporting conflicts on precisely how many affordable housing dwellings will be built. The Daily Telegraph’s report, available here, says there will be 128 affordable housing dwellings (5.12%). The Sydney Morning Herald says “about 25 per cent” of total dwellings will be either public or affordable housing. Given the public housing component is confirmed to be 556, this would mean about 69 affordable housing residences (2.76%) will be built.

Effect on current public housing tenants

NSW Family and Community Services Minister Brad Hazzard has said that, from 2016, FACS Housing will assist residents of the Ivanhoe Estate to relocate to available public housing properties in the vicinity of Macquarie Park. The Minister said that FACS Housing will also offer Ivanhoe residents the opportunity to move back into Macquarie Park once redevelopment is complete. 

This is largely consistent with what was provided in the Macquarie Park Task Force’s fact sheet; “Where tenants are moved out of the estate to allow redevelopment to take place, they will have the option of moving back to the estate provided that a new dwelling is available that is also suited to their needs.”

Macquarie Park and all surrounding suburbs are situated in FACS Housing’s Northern Sydney allocation zone. FACS Housing lists current wait times in Northern Sydney for those eligible for public housing as “10+ years” for all types of dwelling. This suggests that public housing availability in the vicinity of Macquarie Park is generally very low.

Nothing announced to date gives credence to the rumour, published in a Daily Telegraph story in 2014, that “Public housing tenants could be forced to pay full rent after five years under a “work for the dole”-type public housing trial in Macquarie Park”.

Land acquisition

It is not yet clear whether any privately owned residential properties or commercial land will be compulsorily acquired to facilitate the redevelopment.

However, the Macquarie Park Task Force fact sheet states that, collectively, the State Property Authority and NSW Land and Housing Corporation already own 12.2 hectares of land in Macquarie Park. The Ivanhoe Estate is built on approximately 7 hectares. 

Infrastructure Investment

The Sydney Morning Herald report linked above says the NSW Government will invest $5 million into new infrastructure to accompany the redevelopment. The Daily Telegraph says a new school “could be built” as part of first stage of construction.

It is unclear whether construction of the school would be paid for out of the $5 million infrastructure budget, or by private developers in return for permission to undertake for-profit construction – as occurred, for example, with construction of the Homebush Bay bridge.

Windfall

According to the NSW Government’s Globe program, the land value of the Ivanhoe estate site is approximately $45,000,000. As the Government has not yet announced what, if any additional land will be utilised for construction, it is not possible to calculate additional land values.

Data reflecting projected sales figures for apartments and commercial land to be sold on the private market has not been made publicly available.

Agitated at Claymore

Julie Foreman, Tenants' Union Executive Officer and previously a community worker at Campbelltown, revisits the social housing estate at Claymore.

* 

 

I was at Claymore in southern Sydney  last week. I had worked with the community some five years ago and have remained a friend of many of the active volunteers there.  As I drove into Claymore I passed a building that had housed in succession, at least seven different NGOs over a 14 year period. 

I had reason to reflect on this because I was attending a celebration of the Claymore Community Laundromat and Coffee Shop which had been opened for over 10 years.  The Laundromat is managed and staffed by community members.  It took two years of development work by the community before it even opened but it has stood the test of time.  St Vincent de Paul Society provides a small amount of funds to enable a part-time volunteer coordinator to be employed.

The Laundromat does many things. It provides practical services: washing machines, dryers and a coffee shop.  It also is a gathering place, a place to share community information, social support and training.

I think all of us in government and community organisations have much to learn from Claymore’s Laundromat.  Claymore is also a public housing estate.  When attempting to engage in community building with public or social housing tenants, government and non government organisations think they have the answers and know what processes to follow.  I think the community knows the solution and how to achieve it in a far more practical and sustainable way.  Our job is to listen, really listen and support the local knowledge and skill. If we want to learn how to do this I am sure the women of Claymore would be happy to teach us.

While in Claymore I also caught up with representatives from the local resident group who provided me with an up date on the latest ‘redevelopment’ proposals for the estate.  I have lost count of the number of plans for Claymore that have stopped and started over the last 10 years.

Anyway, the current plan is to sell off land and rebuild private medium density dwellings and reduce the number of social housing dwellings.  The social housing will not be replaced elsewhere. The community were not consulted on this prior to the announcement by the then Minister for Family and Community Service (FACS), Prue Goward.

Urban Growth [previously Landcom] are responsible for the redevelopment and have made a Development Application (DA) to Campbelltown City Council. They and FACS have established a Claymore Information Group (CIG) which residents and community workers attend.  Residents were recruited with the express purpose of being precinct representatives.  The representatives have to promise not to talk to media and are told not to pass all information onto their precinct residents.  In addition the information provided to members is often vague or incorrect and meetings are cancelled at short notice. So questions asked by residents of their representatives go unanswered. This has created much frustration for the representatives and residents, forcing some reps to resign or feel coopted. Other local community groups report feeling excluded from the process.

The residents are not against redevelopment; in fact they believe it is necessary.  It is the process that concerns them and the decisions made as a result.

Currently Urban Growth  is renovating and updating the areas around the precinct that will house private residents, even though other precincts were due for, and indeed more in need of, renovation.  This need had been identified in earlier consultations and plans.

Urban Growth has asked residents involved with the process to sign a submission to Council supporting all aspects of the DA.  In fact they provided a letter for them to sign.  The letter mentioned in detail the community infrastructure to be improved –a  shopping centre upgrade, bus route improvements etc but was silent on issues such as social housing, design or density.  Urban Growth advised residents that signing the submission would expedite the infrastructure that the community wanted.

Of course they also said that anyone could make their own submission.  However I imagine that those who didn’t sign might feel they were letting their community down.  

Such processes do nothing to build community trust or to lead to best outcomes.