Elizabeth Street, Redfern Redevelopment Q&As

1. INTRODUCTION

Why is the Department of Housing redeveloping this housing at Redfern?

Funding

The Department of Housing faces the challenge of providing suitable accommodation to tenants and prospective tenants with increasing costs and demands for its services and reduced levels of Commonwealth funding. There are significantly reduced funds available under the Commonwealth State Housing Agreement to build additional Public Housing as most of the money received under the Agreement is spent maintaining existing properties and tackling the maintenance backlog.

Accommodation

The Department has a long waiting list for its accommodation. Many of the homes the Department owns don’t meet the requirements of the people on the waiting list. For example, elderly or disabled people who need level access, not flats with stairs. There is also a need for larger three-bedroom homes in the inner city for families.

Many of the existing homes are in old apartment buildings which need a lot of maintenance, and some of these buildings are on large blocks of land. The Department therefore wishes to find better ways to match its available accommodation to the needs of those waiting for housing and make the best use of its land. Redevelopment can help us to do this.

The Department has consulted with residents in the Redfern area about the redevelopment from an early stage.

The project will enable you to share in the benefits brought about by redevelopment and move into more suitable accommodation, or relocate closer to family and friends.

2. PLANNING & DEVELOPMENT

Why does the Department of Housing wish to redevelop this part of Redfern?

Redevelopment Projects are about improving the quality of public housing for current and future public housing tenants, and the quality of the environment for all residents. The aim is for existing tenants to be better housed once the renewal project is complete and for the new public housing to better match current need for more family homes and aged person’s accommodation. We hope there will also be opportunities for training and employment throughout the project and that these will result in an ongoing economic benefit to tenants.

How will the new project be planned?

Large projects like this need to go through a Masterplanning process before the Development Application stage. The Masterplan for Elizabeth Street, Redfern was developed by Peddle Thorp and Walker Architects, and approved by South Sydney Council at a meeting in December 2002. The approval is operational from February 2003. A copy of the plan is available on the Department of Housing web site at www.housing.nsw.gov.au  and click on “news and publications”. You can also view the Masterplan at South Sydney Council.

We do not yet know whether the project will be done in stages. The state of the economy and the housing market will influence how quickly development proceeds.

What is the status of the Masterplan?

In general a Masterplan identifies the location of parks and open space, roads, housing and community facilities and any other services. In our plan it also sets out the height and density of the proposed development, number of dwellings, parking arrangements and how far the buildings are set-back from the road.

Is the Elizabeth Street Redevelopment part of the RED Strategy?

No, the Department's proposals for redevelopment of housing in Elizabeth St are not part of the RED Strategy.

The RED (Redfern Everleigh Darlington) Strategy Planning Framework is an initiative of the NSW Premier’s Department under the banner of the Redfern-Waterloo Partnership Project.

In addition the Department’s plans are not related to any proposals to redevelop Redfern Oval.

What is the mix of Department of Housing/Private housing envisaged after redevelopment?

The approved Masterplan allows for 88 Department of Housing dwellings on the Walker Street/Morehead Street site, and 158 private dwellings on the Elizabeth Street site.

Will there be less Department of Housing accommodation after the redevelopment?

No. While there is a reduction in the number of buildings, there will be more accommodation for residents because the new homes will better reflect the requirements of tenants. There will actually be an increase in the number of bedrooms over the site.

What percentage of public housing will be for rent and what for tenant purchase?

All new public housing will be for rent. During redevelopment there may be opportunities for you to purchase new private housing from the private sector partner. Those sales will be at market values.

What will the new Department of Housing homes look like?

It is intended that the new homes won’t be distinguishable as public housing. They will generally be of the same type as the private housing currently being developed in the area

3. CONSULTATIONS & MEETINGS

How will my questions be answered?

Senior staff from the Department and the redevelopment team will continue to attend public consultations and meetings. Generally the provision of information will be co-ordinated by the Project Director and the local Area Manager of the Department (refer to page 4 for contact details). Information will be provided in local newsletters and there will be personal contact from time to time.

How will I be informed of the process of change? Who will organise these meetings?

A communications plan has been developed and it will include regular newsletters, public displays, meetings and individual interviews. Meetings will be arranged by the Department. We will make sure that anyone with specific language or communication needs is catered for. We will also post relevant information on the Department’s website.

Will the Department keep up maintenance of houses for residents awaiting re-location?

Yes – essential maintenance and repairs will continue to be done.

What will happen to other homes on the Estate being kept in the long term?

They will be brought up to current standards as resources allow.

What provision will there be for building homes with modifications for people with disabilities?

Department of Housing and South Sydney Council guidelines will be adhered to. The Department is very experienced in providing modified and adaptable homes for people with disabilities. It will work closely with tenants who need modifications or other aids in their homes because of disability or medical conditions

4. THE RELOCATION PROCESS

What if there are not enough vacant Department of Housing homes to re-house residents during the process?

While the Department is confident that all affected residents’ rehousing needs can be met from existing public housing homes, we have the ability to ‘head lease’ property (rent a home from a private owner and subsidise the rent for a public housing tenant) if necessary and will work closely with you to explore all possible options to ensure your needs are met.

Where can I move to, temporarily, or permanently?

Where people move to is individually negotiated during personal interviews. This allows for your preferences to be taken into consideration. It also allows Department of Housing staff to discuss with you what type of housing is available. For example, if you want to move to another suburb or closer to family members and support, we can advise on availability and discuss options.

Options will depend on the availability of alternative accommodation and your needs. If there are genuine needs to relocate out of the local area, these can be considered. It is expected that many people may wish to remain in the same area for continuity of schools, social and support needs.

How many choices of alternate housing am I entitled to?

The Department’s policy is that people are given two offers. However, there is some flexibility in the case of redevelopments such as this. We will work with you to try and ensure the offers we make meet your needs and expectations.

How much notice will I get before having to move?

Relocations will be negotiated with you. An absolute minimum of three months notice will be given in all cases. The Department will be appointing a Relocation Officer who will work through this process with all residents. It is anticipated that relocations will not commence until late 2004.

What happens to people already on the Department’s waiting list?

The Department provides housing for the people who most need it, and people with priority needs will still be accommodated.

Will I have to pay for removal costs when moving and returning?

No, the Department of Housing covers costs of removal and re-establishment expenses for temporary or permanent moves.

Will I be compensated for any improvements that I have done to my property?

If Council and the Department of Housing approved the improvement in your existing home, we will ensure that you receive similar amenity in your new property. Security alarms, ceiling fans, water filters etc will be relocated where possible.

How does the Department of Housing conduct interviews?

Every affected resident will be interviewed in his or her own home. During the discussion, any special needs and expenses to be covered by the Department will be noted.

Discussions will be confirmed in writing to ensure that you have time to think about what has been agreed to, and to discuss anything further if necessary. We hope this will avoid any future misunderstandings between residents and the Department of Housing.

What happens to people already on the transfer lists? Will they get the same help as those who have to move later?

Once the Department has made the decision that we are going to demolish a site within a fairly short time frame, we will begin priority relocations. Transfers which are approved prior to this will be negotiable depending on the circumstances.

Who determines who goes permanently and who returns?

You will be asked whether you wish to return to the site. Decisions about when it will be possible to return will depend on the availability of suitable housing and on the number of ex-residents wishing to return at any given time. The aim will be to move you to a permanent home where you will be happy, and to ensure continuity of schooling and services, if required.

How will the Department of Housing decide which residents will move back?

If you are interested in moving back, you will be allocated housing according to the Department’s policy, so you would have to be eligible for the types of property available. The type of development that takes place on the site may affect the availability of particular types of housing.

If I have raised a family in my home, but my children have grown up and left, will I have to move to a smaller unit?

This will be negotiable. The Department of Housing wishes to avoid under-occupancy to ensure scarce housing resources are used by those that need them the most.

What provision can be made for extra rubbish generated by the need to move?

The Department of Housing will discuss this with Council. Some additional provision for rubbish collection may be necessary.

Will market rents be higher for the new properties?

Yes, your local Department of Housing office can provide estimates. Residents who already receive a subsidy will pay the same rent.

5. SALE OF HOUSING

Will I be able to purchase any of the new public housing?

The Department does not sell new housing stock. We envisage the new private dwellings in any redevelopment will be sold on the open market, so existing residents could purchase in that way if they are able. The variety of housing types in the new plans will mean that property will vary in terms of size and cost.

Does the Department have ways of helping me buy my own home?

When surplus property is sold by the Department we can provide stamp duty relief, and you can elect to use the Department’s solicitors, which provides a saving. Otherwise housing is sold at market value.

6. INFORMATION

Will future information be available on a website?

We will post information at the following web address: http://www.housing.nsw.gov.au Click on “News and Publications” then “Elizabeth Street, Redfern Redevelopment”

Who is the contact person for this project?

The Area Manager is John Becker 9268 3451 The Project Director is Helen Wood 8753 8431

E-Mail

Your comments can also be sent to: Elizabethinfo@housing.nsw.gov.au

[This text is taken from a PDF file the original can be downloaded from the DoH web site from the following link Redfern Redevelopment Q & A ]