[North Eveleigh] Waterloo South - New Targets / Homes NSW / Next REDWatch meeting / North Eveleigh Update

[Geoff Turnbull (REDWatch Spokesperson)]

Dear REDWatch members, supporters and agencies,


Waterloo South to proceed with new targets

REDWatch 7 September Meeting on Waterloo and Homes NSW

What Should Homes NSW keep, change or add?

Transport for NSW Redfern North Eveleigh Update
Please note - this email contains hyperlinks. This means that if you see a blue underlined word or phrase that you can click on it and go directly to a document or to get more information.
Waterloo South to proceed with new targets
In a letter distributed to Waterloo Estate tenants on Saturday 19 August, Housing Minister Rose Jackson advised tenants that the Waterloo South LAHC redevelopment would now see 30% social and 20% affordable housing delivered. In addition a minimum of 15% of these kinds of housing would be dedicated to Aboriginal people. The relocations process has been delayed until mid-2024 with six months' notice still being given for those initially required to move. The letter provided no details of how the government will fund the changes.
It is welcomed that the Minister has shown respect for the public housing community by letter boxing tenants prior to the media announcement on Monday 21 August 2023. This is a major change in how tenants are treated as previously tenants often learnt of announcements from the media.
In effect, the new Government has forced the delivery of the 30% social housing units that has been part of LAHC's long running target. LAHC said it could not meet this in Waterloo as it was also having to fund affordable housing from the redevelopment. This increase however only delivers an extra 53 public housing units over the earlier proposal. A further 59 units could have been added if the 30% target was based on the Gross Floor Area (GFA) rather than the number of front doors / units. This is because social housing units are proposed to be smaller than the private units.
While the increase proposed is a minimum and welcome, this minimal increase in social housing will do little to impact the huge shortage of public and social housing and will not speed up waiting times for those on the waiting list. The opportunity for government to directly fund increased public / social housing has been missed and they still need to come up with a policy that will deliver more social housing units from such redevelopments.
The problem of sticking rigidly to the 30% for social housing becomes more apparent if the figure is applied to the Waterloo high-rises where LAHC has said it expects a further 3,000 units when that area is rezoned. This would provide only 900 social housing homes where there are currently 1,263, i.e. a loss of 363 social housing units as opposed to an increase in Waterloo South of 151. To achieve 30% in the Waterloo Central and North Precincts density would have to be 40% higher than in Waterloo South or the model has to change with extra funding for the additional social housing or a lower cost refurbishment option. It will be several years before we see how the government address this problem.
The big win is in affordable housing where there is an increase from the initial 227 units (7% of GFA)  to 600 units (20% of units). Worryingly at the media conference Minister Jackson could not confirm that the affordable housing would be in perpetuity. This remains to be finalised with the prospective developer. This appears to be a step backwards and raises the possibility that some stock may be a percentage off market prices and may be only affordable housing for a limited period rather than affordable based on income and remaining affordable in perpetuity. This is a work in progress.
Affordable housing is either based on a percentage off market or based on % of income within government defined tiers, so it is a much cheaper form of housing to fund and run because it has better rent income. It is unlikely many on the social housing waiting list will qualify for affordable housing which is normally aimed at what is described as "key workers".
Aboriginal Housing is winner with the Government committing to 15% of both social and affordable housing being for Aboriginal people. The current Aboriginal occupancy of Waterloo was said to be 12-13% and the rezoning said that the level should not fall below the levels of occupancy on 1 January 2021. Aboriginal Affordable Housing was earlier set at 10% of the affordable housing and only delivered 23 units. The increase to 15% of an increased base now sees an extra 67 units delivered - which is about the size of another Pemulwuy project.
Finally the Minister confirmed at the media conference that the 50% social and affordable were a minimum and left open the door for further change depending on the developer and other initiatives. She also indicated that the private residential part of the site would be sold to the developer consortium.  Also at the media conference Ron Hoenig argued that the estate needed to be redeveloped to provide appropriate standard housing for public housing tenants.
The figures used in this post are based on an analysis of the numbers for different tenure types in Waterloo South. The figures used are the minimum figures from the rezoning, and ministerial announcements on 4 November 2022 and 21 August 2023. While all care has been taken it is possible the spreadsheet contains errors so please check yourself and advise if any errors are found. At the media conference today the Housing Minister dismissed the suggestion that there would only be a 53 unit increase in social housing. These figures substantiate the basis for that calculation - here you can see the REDWatch calculations based on August 2023 increase in social and affordable housing<http://www.redwatch.org.au/RWA/Waterloo/lahc22-23/230821redwc/view>.
You can see the Waterloo Redevelopment letter to tenants 19 Aug 2023<http://www.redwatch.org.au/RWA/Waterloo/lahc22-23/230819rj/view> on the REDWatch website and the subsequent media release is at Waterloo South social and affordable housing boosted to 50%<https://www.nsw.gov.au/media-releases/waterloo-affordable-housing-boost>.
You can see the initial media article from SMH at Waterloo estate plan rejigged to accommodate more social housing<https://www.smh.com.au/national/nsw/waterloo-estate-plan-rejigged-to-accommodate-more-social-housing-20230818-p5dxm9.html> and ABC's Hundreds of extra public, affordable homes close to Sydney CBD proposed under revised Waterloo Estate redevelopment plan - ABC News<https://shelternsw.us12.list-manage.com/track/click?u=40560058b01899e30b1294fd8&id=294d750758&e=f343549bb9>.
You can also see a media releases by Shelter NSW - Waterloo South - good, but still time for a better deal for social housing and to raise the bar on what Government can deliver<http://www.redwatch.org.au/RWA/Waterloo/lahc22-23/230821shelter> , Counterpoint Community Services on the Waterloo Increase<http://www.redwatch.org.au/RWA/Waterloo/lahc22-23/230821ccs>  and why Action for Public Housing condemns Waterloo decision<http://www.redwatch.org.au/RWA/Waterloo/lahc22-23/230821a4ph>
REDWatch 7 September Meeting on Waterloo and Homes NSW
With the Waterloo South announcement REDWatch has asked LAHC to attend and discuss the new proposal. We would also welcome the Minister if she was available. Also in play at the moment the future shape of Homes NSW which will combine LAHC, Aboriginal Housing Office and parts of DCJ (see next item for details). All this will come together at the next REDWatch meeting.
The meeting will be held at 6pm at the Factory Community Centre, 67 Raglan Street, Waterloo. It will also be on Zoom via https://tinyurl.com/RedwatchZoomMeeting<https://tinyurl.com/RedwatchZoomMeeting?fbclid=IwAR0wbWKGpZEyQFnX41X03ypR3cZ5EYRRoHocTP-Bl9d03ExHrUu7aLvqAKo>. Everyone with a potential interest in this topic is welcome to attend.
More information will follow closer to the event.
What Should Homes NSW keep, change or add?
On 20 July 2023, the Housing Minister held a consultation with invited organisations to get feedback on principles for the formation of Homes NSW. Homes NSW will bring together the Land and Housing Corporation (LAHC), Aboriginal Housing Office (AHO), and relevant social and affordable housing and homelessness functions within Department of Communities and Justice (DCJ) to create a new agency.
Material distributed to the consultation said the primary purpose of Homes NSW is to deliver better outcomes for public housing tenants, deliver more affordable and social housing, and reduce the number of homeless people in NSW. There is a range of options to be considered for the creation of Homes NSW and detailed design work is currently underway.
Below are the some draft key principles in establishing Homes NSW presented for feedback:

*         Leadership across government in the provision of social and affordable housing

*         A sustainable budget model that delivers an increasing number of well-maintained social and affordable homes in places that people need to live and reduces homelessness

*         Ensuring a customer focus whereby tenancy services, including maintenance, support, allocations and transfers are straightforward and effective to improve outcomes for tenants and the tenant experience

*         Collaboration is key and Homes NSW must be able to work effectively with all relevant Government and non-Government stakeholders

*         A commitment to design excellence and sustainability in the provision of social and affordable housing

*         Retaining a strong link between homelessness and other service delivery for vulnerable cohorts, especially domestic and family violence, out of home care, child protection, youth justice, corrections and disability
In addition feedback was requested on what Homes NSW may be responsible for. Options include:

*         Social and affordable housing and homelessness policy development

*         Delivering public housing including asset management, tenancy management and property maintenance

*         Community housing regulation

*         Homelessness services provision
The workshop also discussed what should be stopped, what should be started and what should be continued. You can see the information sheet for the consultation at Homes NSW Consultation<http://www.redwatch.org.au/RWA/Waterloo/lahc22-23/230720hnsw>.
REDWatch is of the view that Redfern Waterloo public housing tenants will have suggestions as to what should change and that these may be different from the agencies invited to the initial consultation. Some of the issues being looked at in the Waterloo Human Services Action Plan point to areas in need of improvement that could be considered.
Maintenance is a major issue for tenants and there has been a lot of work done since the LAHC consultations last year about how the maintenance system can be improved when the new contract comes into force in mid-2024. Consideration is being given to LAHC running the call centre with improved maintenance expertise and job tracking.
So put your thinking caps on as to what you would like to see changed in the way that LAHC, AHO, DCJ Housing and Homelessness services operate and bring your ideas to the September 7 REDWatch meeting.
Further consultation is proposed with public housing tenants and those on the waiting list.
Transport for NSW Redfern North Eveleigh Update
REDWatch has followed up with Transport for NSW regarding North Eveleigh and have received an update which we have detailed below.
Since the last community update, following the Paint Shop Rezoning Determination, there has been a change of State Government. Transport for NSW (TfNSW) has no indication this will change the plan for the site, but will update the community when it has a clearer sense of the new Government's priorities and direction for the renewal after the state budget. In any case, the renewal of Redfern North Eveleigh will occur in stages over several years. Each stage will involve detailed planning and ongoing opportunities for community engagement.
Below is an update on each of the projects. The timeframes described for each sub-precinct are indicative only and subject to change during the planning process, however it provides an indication of where TfNSW is heading in the next 12 months.
Chief Mechanical Engineer's Building: TfNSW and TAHE propose to renew and refurbish the Chief Mechanical Engineer's building to create more than 1,000 square metres of commercial space. The proposed changes to the building were placed on public exhibition in early 2023, with the Response to Submissions for the development application available via the Department of Planning and Environment. DPE is assessing the proposal and will make a recommendation to the Minister for Planning, who will decide whether to approve the proposal. TfNSW will keep us updated when it has a government decision.
Clothing Store Sub-Precinct: Following the design charrette that was held in October last year, the team commenced a market engagement process, releasing an open Expressions of Interest (EOI) to industry to jointly own, redevelop and operate the Clothing Store Sub-Precinct. Each response to the EOI campaign was assessed by an Evaluation Review Panel, which included representatives from TfNSW, TAHE and an independent Probity Advisor. Following that process, a shortlist of potential development partners was identified, with each proponent to be invited to respond to a Request for Proposal (RFP). At this stage the RFP process is expected to commence in late 2023, with further progress conditional on further government approvals.
Paint Shop sub-precinct: The rezoning of the Paint Shop sub-precinct was approved in February 2023, following public exhibition in mid-2022. Since then, TfNSW and TAHE have continued to consult and negotiate with City of Sydney in the development of a Voluntary Planning Agreement (VPA). All buildings will be subject to independent design excellence standards, each with their own planning and approval processes. However, staged construction works are not envisaged to start until 2026.
Additional Active Transport Link: Transport has completed a number of additional investigations into the feasibility and constraints of an additional active transport link to connect to South Eveleigh. These investigations have failed to find an active transport link that is financially feasible, provide a meaningful impact to reduced travel times and able to appropriately address the complex constraints of the site, including the topography as well as the width, height, and depth of the existing rail infrastructure. Given the high community and stakeholder interest in an additional crossing, the project team will have more to say on the options assessments once the feasibility studies have been concluded.
Southern Concourse: Importantly, the current upgrade of Redfern Station, which is expected to be complete in the coming months, includes a new southern concourse which will provide a barrier-free option for the local community.
Regards,

Geoff
Geoffrey Turnbull
REDWatch Co-Spokesperson
Ph Wk: (02) 8004 1490  Mob: 0418 457 392
email: spokesperson at redwatch.org.au<mailto:spokesperson at redwatch.org.au>
web: www.redwatch.org.au<http://www.redwatch.org.au/>
FB: www.facebook.com/RedfernEveleighDarlingtonWaterlooWatch/<http://www.facebook.com/RedfernEveleighDarlingtonWaterlooWatch/>

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