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
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 ]