Below: Proposal for 82 Wentworth Park Road and definitions of relevant terminology such as “community housing” and “public housing”.
Context
The property
82 Wentworth Park Road is a 35-year old public housing complex in Glebe. There are currently 17 public housing dwellings (12 one bedroom and 5 three bedroom units) on the site. More than 1500 people have signed an Action for Public Housing petition calling on the government to save 82WPR. More than 370 individuals submitted objections to the development application during the exhibition period.
The existing building is full brick with cavity party walls for better sound attenuation and concrete floors and stairs – it is a robust building that can easily last the 140 years. — John Gregory, original architect
The locality
Glebe is a historic suburb for government housing policy, and was the site of a major expansion of public housing initiated by federal Labor minister Tom Uren in the 1970s. Public housing expansion for the Glebe Estate involved the acquisition of 700 existing dwellings and laid the foundations for continued investment in and development of public housing by the NSW government in subsequent decades.
Need
There are more than 51,000 households on the waiting list for public housing in NSW, or more than 100,000 people according to the minister. This includes more than 1000 in the inner city. Wait times are at least five years in nearly all parts of Sydney and NSW and more than 10 years in many. Long wait times mean the waiting list underestimates need.
Reduction in public homes
Over the past 12 years, the Land and Housing Corporation has sold more $106m worth of public housing in Glebe alone. The proposal for 82WPR is emblematic of the Coalition government’s approach: any new public housing being contingent on the demolition or sale of existing properties. This has led to the sale of more than 7600 homes for $3.5 billion. Only 4500 public homes have been built with this revenue. The Coalition Government’s approach to public housing was a total failure.
Opportunities
82WPR presents an opportunity for the new NSW Government to begin a different approach. The government’s highest priority should be to retain, repair and reinvest in existing public homes. Fixing vacant and neglected homes will provide housing for thousands of people on the waiting list. In addition, it should increase the public housing stock by building on land that isn’t already public housing, and buy existing homes like those currently under the expiring National Rental Affordability Scheme.
Current status Despite an election promise that “If you live in public housing, Labor will protect your home… and you will not be relocated”, committing to maintenance of social housing above an image of 82WPR, thousands of homes remain slated for demolition in redevelopment projects throughout Sydney and NSW, including Waterloo, Arncliffe, Riverwood, South Eveleigh and Coffs Harbour.
At a community forum hosted by REDWatch on 5 June 2023 housing minister Rose Jackson said it was too late to stop the procurement process for the privatisation of Waterloo, and emphasised the government’s commitment to “social and affordable housing”, rather than public housing.
Proposal for 82WPR
Tenants received relocation notices in August 2022 and relocations commenced in late 2022. The Land and Housing Corporation submitted a development application on 24 January 2023 for demolition and redevelopment of the property. It remains under assessment and is likely to come before council for decision on 28 June 2023.
The development application before the City of Sydney council specifies that the redevelopment is for 43 affordable housing dwellings comprising 3 studio, 30 one bedroom and 10 two bedroom units. The lack of three bedroom units effectively renders it impossible for families previously housed in larger dwellings at 82WPR to exercise the promised “right to return”. The proposal would increase the number of bedrooms by 26 at a cost of $22 million, or approximately $846,000 per bedroom, despite the fact that no land purchase is included in this figure as the government already owns the land.
The Land and Housing Corporation website says the new dwellings are intended to be social housing and the LAHC has indicated these homes will be managed by a community housing organisation. LAHC has stated that relocated residents “will have the right to express an interest in returning to the new properties... if they continue to meet the eligibility criteria and a suitable property is available.” This does not constitute a right to return. Based on average development timeframes it is unlikely the redevelopment will be completed before 2027.
Alternatives
Instead of demolishing 82 Wentworth Park Road, Action for Public Housing calls on the government to invest the funds allocated to this development in new public housing on land that isn’t already providing public housing. This could include new homes on the under-utilised parking space located at the rear of 82 Wentworth Park Road site to increase the number of public homes on the site without demolishing the existing dwellings and at a much lower cost. This would also mean all 17 dwellings could be occupied immediately and for the duration of construction, rather than reducing the number of available public homes in a housing crisis.
The NSW Government is redeveloping the Sydney Fish Markets at a cost of $750 million. This site is approximately 500 metres from 82 Wentworth Park Road and will include 1200 new dwellings, none of which are currently planned to be public homes. This presents an opportunity to significantly increase public housing in the area.
Definitions
affordable housing: May be owned by private developers or investors, local governments, charitable organisations or community housing providers. Applications are made to the private property manager, not the Department of Communities and Justice. Households can earn higher income than those eligible for social housing. Rent is set at a discount of at least 20% of market rent, rather than capped based on the tenant’s income.1
community housing: Generally not-for-profit organisations. They manage the properties they own and other properties that are owned by the government, or that are rented from private landlords with government funding. They may also manage properties for various entities on a fee for service basis. Community housing tenants are tenants of the housing provider, not of DCJ. They are often subject to tight restrictions on whether or when visitors are allowed, consumption of alcohol and, in the case of properties run by religious providers, targeted by evangelists. Subsidised rents may be as low as 25–30% of household income plus 100% of any Commonwealth Rent Assistance.2
public housing: Public housing is managed by the Department of Communities and Justice and owned by the NSW government Land and Housing Corporation. Generally tenants pay no more than 25–30% of their household income as rent. The maximum amount a public housing tenant can be charged is the market rent for the property.3
social housing: Social housing includes public, community and Aboriginal housing.4