LAHC responds to our Community Questions

In early October we asked Land and Housing Corporation (LAHC) to respond to a number of questions from the community about the Waterloo redevelopment.

Here are LAHCs responses. While we process them, we thought we’d share them with you. If you have comments, queries, or suggestions, please get in touch by leaving a comment here or on our Facebook Page. If you’d prefer to contact us privately, you can send us an email wphag.nsw@hotmail.com or a private message on Facebook.

Responses received on 10th November 2016

Redevelopment

1. How dense is dense? How many people will there be per km sq?

2. How will green space be accounted for in proposed densities?

3. How much green space will there be?

4. How much green space will be lost?

The master planning process will assist in determining the number of new homes and the mix of social, affordable and private housing. The NSW Government’s objective is to build more social housing to meet the needs of current and future residents. The detail about how this will be designed is to be determined as part of the master planning process. Designing for parks, green spaces, community facilities and services will be part of the redevelopment.

5. What new services will be put in place? E.g. Schools, hospitals, banks etc?

Community facilities such as childcare, community centres, retail and recreational facilities will be available for the community to access. Place management, community engagement and good quality urban design will also assist in supporting community interaction.

6. How will Urban Growth NSW ensure that the same number of public housing units will remain after redevelopment? Should that number increase?

The NSW Government’s objective is to deliver more social housing. The master planning process will assist in determining the number of new homes and the mix of social, affordable and private housing.

7. How will Urban Growth NSW ensure that the area remains affordable for low income residents after redevelopment?

The NSW Government is currently developing its affordable housing strategy. There is an objective to provide affordable housing for key workers and low income earners as part of the private dwelling component of the redevelopment. The number and location of affordable housing will be considered as part of the master planning process.

8. How will the redevelopment be sensitive to the culture, legacy and heritage of Waterloo?

As part of the master planning process, there will be studies and research into the history and culture of Waterloo community. These studies will be taken into account in the design and development of artwork, streetscapes, community facilities and services for the redevelopment.

9. How are Aboriginal land rights and housing needs addressed in the redevelopment plan?

The recognition of Waterloo’s cultural history, and in particular the role and needs of the Aboriginal community, will be listened to and included as part of the master planning process. There will be specific engagement and communication with Aboriginal representatives to ensure this happens. FACS will continue to work with the WPHAG on the best way to engage with the Aboriginal community.

10. How are human rights impacted by the estate redevelopment? E.g. right to age in place, right to belong in the city?

The NSW Government has stated that all Waterloo residents who have to temporarily relocate will have the right to return to a new home in Waterloo. Throughout the staged program of redevelopment, the majority of residents will be able to ‘leap-frog’ from their old home to a new home within the estate.

11. How is accessibility being taken into account in the redevelopment plans?

The redevelopment of the Waterloo Estate provides the opportunity to better plan and provide support to social housing residents. This will assist in determining what services and additional supports are required. Engagement with residents, community organisations and service providers has already commenced and the need for an integrated human services plan that includes accessibility issues is recognised.

12. What community consultation has been going on since the announcement?

13. How has tenant feedback been incorporated into the plan?

Over the past few months, FACS has held close to 40 engagement events involving about 2000 residents and community organisations including through forums, information sessions and morning teas. This includes nearly 400 face to face visits which have been conducted through the Waterloo Connect office. Home visits have also been undertaken with social housing residents in the Waterloo Estate. FACS is committed to consulting and working closely with residents, local services providers, peak organisations, businesses and the community as plans are prepared for the redevelopment of the estate.

14. What best practice guidance are Urban Growth drawing upon to inform their plan?

15. What research evidence are Urban Growth drawing upon to inform their plan?

There are various models and examples of urban redevelopment projects in Sydney (Minto and Riverwood), other states of Australia and the United Kingdom. The Waterloo Estate is unique, and through the master planning process the objective will be to ensure we incorporate all the elements of good place management, community development and urban design.

16. How will the redevelopment process be independently monitored and evaluated to ensure the wellbeing of tenants?

Before and throughout the redevelopment process, each resident will have a dedicated FACS Relocation Officer managing their needs and ensuring their well-being. Each tenant will have a relocation plan which will be monitored and reviewed closely with each resident to ensure there needs are being met.

17. What steps will be taken to ensure a democratic consultation process?

The community will be invited to participate in the master planning process. FACS is preparing a community engagement strategy, based on community feedback and workshops over the past six months. This engagement strategy will assist in determining how the community would like to be included in master planning. Everyone who wants to make a contribution will have the opportunity to do so through the master planning process.

The redevelopment at the Waterloo Estate will include specific programs to better support social housing residents with high needs. FACS has been consulting with local non-government organisations over the past 10 months and it is acknowledged that housing redevelopment needs to be accompanied by programs to support social housing residents with high needs.

18. How long will the redevelopment take?

The redevelopment of Waterloo estate will be staged over a 15 to 20 year timeframe.

19. How much effort will be made to ensure residents can remain in place during redevelopment?

The objective of the redevelopment staging plan is that the majority of residents move directly from their old home to new home on the estate. The staging plan is part of the master planning process.

 

New tenancy terms

20. Will rents remain the same? If not, how will rents be controlled?

21. What is considered an affordable rent?

22. Will tenures/leases remain the same?

23. Will eviction policies remain the same?

Social housing tenancy agreements and obligations will continue to be maintained.

24. Will security management of the buildings and estate remain the same?

Safety and security are important priorities and part of the master planning process. This will assist in determining the type of security required in the redeveloped Waterloo estate. It is an aim that all residents, be it social, private or affordable, feel safe and are passively involved in its safety through good design, community meeting places and, where necessary, estate security services.

25. Will residents get like for like? E.g. two-bedroom unit for a two-bedroom unit. Will tenants with carers be provided with the necessary extra bedrooms?

There will be no loss of social housing at the Waterloo estate. In fact, the NSW Government’s objective is to deliver more social housing. The master plan will determine the type of social housing, with a preference for two-bedroom units recognising the requirements for carers for the elderly and those with special needs.

26. Will there be financial assistance with storage of belongings and purchase of new furnishings if needed?

The NSW Government has committed to provide financial assistance to all Waterloo residents for relocation costs. Any additional costs that a resident requires assistance with will be determined through their individual assessment by a dedicated FACS Relocation Officer.

 

Re-blocking

27. Is re-blocking/renovating the high rise buildings a viable economic option?

28. Are the buildings structurally sound?

29. Have building surveys been carried out to investigate the structural integrity of the buildings and their economic longevity?

30. How much would it cost to renovate each existing unit versus cost to build a new unit?

31. Is a cost-benefit analysis of renovation versus demolition available?

32. If the high rise buildings are renovated, will all the units remain as social housing?

33. If the high rise buildings are renovated, how would the state government’s target ration of 30% affordable housing to 70% private housing be achieved?

The high rise units have aged infrastructure and facilities. The redevelopment of the Waterloo Estate provides the opportunity to provide new, modern social housing dwellings better suited to the needs of social housing residents. The approach to the redevelopment program will be considered as part of the process for preparing the master plan.

 

Community Housing Provider

34. If the public housing is transferred to a Community Housing Provider, who would that be?

35. How will the community housing provider be appointed?

36. How will the government ensure a reputable provider gets the lease?

The details about how community housing providers will be involved in the Waterloo redevelopment will be determined as part of the planning process. This will involve consultation with tenants and the community housing sector about opportunities for tenancy management and the provision of support services. There are no specific details or plans at present.

37. How will tenants be involved in the tendering process?

38. Will reputable NSW non-profit community housing providers be supported to take

on the lease?

39. Will for-profit organisations be given the lease?

40. How long will the lease be for?

The details about how community housing providers will be involved in the Waterloo redevelopment will be determined as part of the planning process. This will involve consultation with tenants and the community housing sector about opportunities for tenancy management and the provision of support services. There are no specific details or plans at present.

 

Demographic information

41. Who lives in Waterloo public housing?

42. How long have they lived there? Number of generations.

43. How are the redevelopment plans tailored to the current demographic profile of public housing residents in Waterloo? In other words, for whom is this urban redevelopment designed?

44. How will different community groups be consulted? E.g. where English is a second language.

FACS has information about residents within the Waterloo social housing estate and this will be considered in the planning process. The current and future social housing demand of the Waterloo area will be a crucial consideration in determining the unit mix needed in the redevelopment.This information will inform the unit sizes needed and the requirement of other facilities and services within the whole Waterloo area.The relocation program will need to be managed individually to best meet the specific housing needs of families with unique circumstances.Consultation around the master planning process for the Waterloo redevelopment is being held in a number of community languages.

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