VHC_00- The high rise at a glance by ChrisMarkMP

THE HIGH RISE AT A GLANCE

A Summary Paper Profiling Ministry of Housing and Construction High Rise Accommodation.

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December 1990

CONTENTS Slum Reclamation and the High Rise o

An Historical Perspective

General Overview of the MHC High Rise Estates o

The Construction of the High Rise Blocks o

7 7

High Rise Living and Image Difficulties Emerge in the 15 year Construction Period

The High Rise Today- Their Condition and Physical Improvements

• The System Used to Allocate People to the Flats o

• The Precast Concrete Panel System and the Basics of How It Works o

The Housing Commission Emerges in the Field of Concrete High Rise Construction

Rental Assistance Available to Public Housing Tenants

• The Number of Estates and High Rise Blocks in Melbourne

High Rise Estates • Aggregate Tables Section

17 17 21

Acknowledgements The information gathering exercise contained within 'The High Rise' document has been far reaching. This is to be be expected in a document which looks in detail at a significant proportion of Victoria's public housing stock- 13 per cent There have been many people involved in the production of 'The High Rise' paper. The .document has been co-ordinated and written by Karen Vella of Planning Group in the Policy & Programs Division, under the direction ofTony Cahir. Special thanks to the high rise residents who agreed to provide generous amounts of time to provide us with their views and experiences of high rise living. The interviews were conducted by Craig Home of Community Relations branch, who also was the researcher/writer for the historical perspective. Consultant editors to the paper were Rosaleen Stewart and Sara White. Layout and presentation was largely undertaken by David Williams of Community Relations branch. Much of the raw data was gathered by utilising the ISIP system under the management of Paul Doherty. Nicky Dadd provided assistance in the collation and analysis of data. The gathering of technical information and advice was accomplished through the Estate Improvement and Technical Services group by Matthew Petherick, GeoffHauser, Jeff Carstensen, Steven Sullivan, and Robyn Zakharov. Area Managers who have day-to-day responsibility for the management of high rise estates have played an important role in discussing the content of the report . This paper is important background material for informed discussion and debate on the Ministry's high rise accommodation. I am sure that many people will be interested to obtain copies of the more detailed estate-based profiles. How do you obtain copies of estate-based profiles?

Personal copies of the summary and specific estate profiles may be obtained by writing to the Manager, Community Relations Branch, Ministry of Housing and Construction, Myer House, 250 Elizabeth Street, Melbourne, 3000. Copies of the full report will be located in the Ministry's library which is on the 11th floor of Myer House, 250 Elizabeth Street, Melbourne. The librarian can be contacted on 669 1802.

ALAN THOMPSON, Director-General

Some Basics About the High Rise ••• Where are the high rise estates, and how many blocks of flats are there? There are 21 estates containing high rise blocks located around the Inner Urban 'ring' of Melbourne and also within the 10 kilometre 'ring'. There are a total of 45 individual high rise blocks located within these estates. A high rise block is defined as 8 storeys or higher and serviced by a lift. On some estates there is only one block and on others there may be up to five. (See Table 2 on page 18 and Map 1 on page 20 for location of blocks.)

How many high rise flats are there? Altogether there are 7834 high rise flats located in the 45 high rise blocks. (See Table 2, page 18 for details about the flats.)

How many households live in the Ministry's high rise flats? As at 31 May 1990 the Ministry's records indicated that 7576 households occupied the Ministry's high rise flats. (See Table 3, Aggregate Tables Section for details about population.)

How long do people stay in the high rise flats? Nearly 60 per cent of households that currently live in the high rise have stayed for over 3 years, with almost 20 per cent staying over 10 years. (See Table 5, Aggregate Tables Section for length of tenancy details.)

What do people who live there think about MHC high rise housing? Opinions of what the high rise are like to live in vary. (See individual Estate Profiles or 'Transcripts of Interviews With Tenants Section", in the full document.

How big are the flats inside and what are they like? The flats range in size from about 27 square metres for a bedsitter flat to 96 square metres for a 3 bedroom flat. (See the floor plans given for each flat type in each block contained in the individual Estate Profiles.)

Slum Reclamation and the High Rise An Historical Perspective In 1955 the then Premier of Victoria, Henry Bolte, publicly released a slum-reclamation plan aimed at cleaning up "the decadent areas of Melbourne." By this he meant that his Government was "not (mounting) a drive against prostitution in St Kilda or cocJrtail parties in Toorak, ... their targets were bad houses in Melbourne's inner citybecause .. bad houses made bad people, and the Bolte Government was firmly against both." The Premier was expressing a commonly held belief that the tumbledown houses of Melbourne's inner city bred moral and physical degradation and family breakdown, and held families in the grip of poverty. This view stretched as far back as the early 1930s. In the late 1920s and early 1930s, F. Oswald Barnett was a public crusader against the ravages and corrupting influence of slum life. His aim was to demolish the "bad housing" of the inner city and rehouse the residents in government housing provided by a central, statewide authority.

Who decided to build high rise blocks? They seem so unlike anything else in the inner suburbs of Melbourne. The Victorian Government, led by Henry Bolte, made the decision to build high rise flats to replace older housing that was CO'!fSidered to be slum-like and unsuitable for decent living. At the time, the Government was supported in this view by the community sector, churches and business groups. F. Oswald Bamettwas a member of the Housing Investigation and Slum Abolition Board (HISAB), which was set up by the Dunstan Country Party Government in 1936, to advise on housing problems in Melbourne. In a submission to Government, Barnett wrote: "If slum reclamation by and through the state achieves no more than the physical and moral salvation of the children in these areas, it will have more than justified any sacrifice involved."1

Renate Howe, New Houses for Old- Fi/fy Years of Public Housing in Victoria 1938 -1988, Ministry of Housing and Construction p. 33.

This view that the physical environment in which a family or individual lived determined their social "well being" (bad housing breeds bad people) has become known as physical determinism. It was this principle that underpinned the work of the Housing Commission from its formation in 1937 up to the cessation of the high rise experiment in the early 1970s.

"Central to the Commission's objectives in its early years, ... was the rescue of families from the slums spotted throughout the older suburbs of Melbourne...... The rescue of families and their deliverance into a new environment, was a social mission that was constantly emphasised ...."2 In the 1950s slum reclamation fever gripped the Victorian Government. The Brotherhood of St Laurence, church groups and other community based organisations backed a public campaign for social welfare and social justice for those living in the inner city. Private enterprise building firms pressed Government to abandon the outer suburban building campaign it had mounted after the war, which was in direct competition with private building companies, and turn its attention back to its traditional concern with redeveloping the inner city. "... slow progress has been made in clearing slums. If its (the Commission's) energies were concentrated on this socially useful work, private enterprise could be offered greater incentives to tackle the larger task of building the 30,000 houses still needed to accommodate the population of Victoria "3 The scene was set for the Housing Commission to fully initiate its slum reclamation strategy.

Henry Bolte (Premier) and Horace Petty (Minister for Housing) May 1956.

ibid p. 125. H. Spooner, Federal Minister for National Development in the Menzies Government, ibid p.138.

By 1959 the Commission was demolishing significant areas of inner city Melbourne and erecting two and three storey blocks of flats using load-bearing concrete panels. This construction technique was pioneered by the Commission's prefabricated housing factory at Holmesglen.

Following the success of this technique, it was decided to explore the possibility of building multi-storey flats to replace demolished inner city housing. The Commission's Deputy Director Ray Burkitt and Jack Gaskin, the Chief Technical Officer, were sent to Europe in 1958 to investigate three principal matters: the construction and management of multistorey flats; slum clearance and redevelopment; and the use of lightweight and pre-stressed concrete in house and flat construction. A,mong their recommendations was one proposing "A combination of high rise and low l~vel flats in slum reclamation areas to make better use of costly land (up to $50,000 an acre), available essential services and proximity to transport and employment."4 This recommendation was welcomed not only by Government but private industry, including the Master Builders Association and the Royal Victorian Institute of Architects. The Institute advocated increased density in the inner city through the building of the high rise as a means of containing the costly suburban sprawl. But the loudest applause for the Gaskin-Burkitt recommendation came from the City Development Association (CDA). The CDA was made up of central business district retailing interests ..... "concerned that the population of the inner city was falling and that their investment in retailing was in jeopardy if the numbers of local consumers continued to decline. A slum reclamation and redevelopment scheme (based on high density, high rise flat development) would supply the much needed customers" .5 With support from the Federal Government, the community sector, churches and business, the Bolte Government wasted little time in implementing Gaskin-Burkitt's high rise development option for the inner city. In July 1960, work began on the 15-storey block of flats at Emerald Hill Estate, South Melbourne. The 20storey block at 76 Canning Street (North Melbourne/Hotham Hill Estate) was started in 1961, then the Debney Park Estate, F1emington was begun during 1962. 'Howe, op.cit, p. 144. 5

ibid p. 189.

When were the high rise blocks actually built? The 45 high rise blocks were built over a 15 year period- from 1960 to 1975.

As slum reclamation continued during the 1960s more estates were created, initially combining high rise with four storey walk-ups on stilts, and then estates of high rise only. But increasingly the reclamation and rebuilding movement began to experience resistance from affected communities. Following the announcement of the Dight Street reclamation scheme, the Collingwood Council and local residents mounted spirited opposition to the Commission, accusing it of terrorising the people of Coilingwood. More than 500 people attended a meeting to oppose the Commission's declaration of a 5 acre (2 hectare) Boundary Road site in North Melbourne as a slum reclamation area. Richmond, Fitzroy and Carlton residents all "attacked the inhuman actions" of the commission in forcing residents out of their homes. "... reclamation went ahead under the force of law, clearing both residents and houses from inner areas, and supported by the daily press insistent on placing an amorphic public good before that of individual rights and well being."6 A Herald editorial of November, 1957 is instructive. Following protests from· Carlton residents about the Ministry compulsorily acquiring their ~perties for the Reeves Street/ Lygon Street Carlton high rise estate it wrote: "Announcement of an early start on the slum clearance project at Reeves Street, Carlton, has brought understandable protests from some families living in the small houses which are to be demolished. But it is essential that sub-standard housing in Melbourne should go, and that land in the inner suburbs should be quickly developed to give full value to the community." 7 Protests at slum reclamation and high rise development continued throughout the 1960s from residents of the areas, and became more vehement "I do not want to leave North Melbourne..... The Housing Commission was herding people like cattle." "lltey are proud of their houses ... and like me they don't want to move anywhere." "We will not leave our houses and go into these concentration camps."8 The Commission's zeal to rid the inner city of its so called slums and replace them with high rise towers, was resulting in massive social dislocation on a scale unprecedented in Melbourne's history. Traditional inner city residents and young European families were forced to relocate to Melbourne's outer suburban fringe. As a result, family and friendship networks were being demolished and a way of life effectively destroyed. 6

ibid p. 156. 7ibid p. 154. 8 ibid p. 156.

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Local inner city residents were joined in their opposition to the activities of the Housing Commission by a

new ally. The distinctive architectural character of the inner city began to be appreciated by an articulate middle class. Academic and professional commentators began to criticise the clearance and high rise program of the Housing Commission on not only social justice but on aesthetic grounds, so that the Commission was increasingly branded as a cultural vandal. "By 1970 each of the suburbs directly affected by big clearance schemes had an action group ... (the Carlton Association and the Fitzroy Residents Association) were the most active groups in developing an intellectual critique of renewal and the high rise program" .9 In the end, however, it was the weight of protests and criticism of the slum reclamation program from community groups and professional commentators coupled with an understanding of the high cost of high rise development that finally stilled the wrecker's ball. Up to mid 1973, when slum clearance ceased, $31.7 million was spent on acquisition and clearance, while the cost of redevelopment was over $107.6 million. "Not only were the high rise estates widely criticised in VIctoria by welfare professionals and occupants alike, but the Commission undertook the program despite economic analyses demonstrating a significant preponderence of costs over benefits." 10 Much of the criticism and objections to the slum reclamation program had been vigorously raised by specifically affected communities at the time it was first discussed, in the 1930s. It is extraordinary to think that it took some 35 years for those protests to finally be heard. As George Tibbits states in New Houses for Old, "Community protests channelled through the Press and television, critical residents' associations' reports and the publication of research had the cumulative effect of undermining the ratio hale for slum clearance developed in the 1930s and reinforced in the 1950s. The high cost of building the high rise flats, the social dislocation of reclamation, the extent to which old houses were being renovated, all were targeted. The protest, at its base, was a moral protest against an idea of social welfare and city planning that placed generalised community interest above the particular well-being and rights of individuals." 11

ibid p. 160. ibid p. 164. 11 ibid p. 162. 10

General Overview of the MHC High Rise Estates The Construction of the High Rise Blocks During the 1960s the Housing Commission of Victoria established an international reputation as the foremost construction authority in Australia in the field of slum reclamation and high rise public housing. The Commission's initiatives in this area made it a prominent player in Australia's concrete industry. The industry emerged through the 1960s and 1970s as a world leader, and it was proudly reported that architects and builders from other countries would come to Australia to see what was being dane. (1)

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Figure 1. Concrete Panels at Holmesglen factory The concept of load bearing wall construction for large buildings was not new. Natural stone and clay bricks had been used for this purpose for centuries. However, in the 20th century the framed method became the conventional form of construction for most multi~storeyed buildings. There was to be a reversion to the principle of load bearing wall construction by the mid-20th century. The devetopment of modern concrete technology, particularly since the late 1940s, was largely driven by the shortage of materials and civilian labour caused by World War II. Another significant factor was the ever growing need for low cost housing of a reasonable standard for large sections of communities in all parts of the world.

The Housing Commission Emerges in the Field of Concrete High Rise Construction

The Housing Commission of Victoria had operated a large and well equipped concrete housing factory (Holmesglen) since 1946. At first, precast concrete houses were all single storey. But in 1954 the techniques were adapted to two storey construction, then to three and four storeys. In the late 1950s the Gaskin-Burkitt study tour and report produced a 1eap' to high rise construction using the precast concrete panel system. In the Commission's haste to implement the findings of the Gaskin-Burkitt study (1958-59) and to apply the economies of large scale multi-storey concrete development, the first two high rise blocks built by the Commission were not built by the precast concrete panel system as the design and construction techniques had not yet been perfected. For the Emerald Hill Estate high rise at 200 Dorcas Street South Melbourne, the first high rise which was completed in 1962, the most economical type of construction immediately available was the slip-form method where concrete was poured in-situ rather than using precast concrete panels erected on site. The next high rise block was the North Melbourne/Hotham Hill Estate high rise at 76 Canning Street, a 20-storey building constructed of steel frame with concrete block infill.

The only other exceptions to the precast concrete panel method are the two high rise blocks at the Elgin & Nicholson Street Estate. These are two 16-storey blocks that are faced in red brick. This was an experiment aimed at exploring a different architectural image to that of the high rise blocks built with load-bearing panels from Holmesglen. Beyond these two blocks, fl?.is 'image' was not repeated.

How are the high rise blocks constructed? Most of the high rise blocks were constructed from precast concrete wall and floor panels, Produced at Holmesglen (concrete housing factory) and transPorted to the site. The panels are erected on site, and held together by steel rods and bolted connections. In 1964 the construction of high rise blocks using precast concrete panels produced at Holmesglen commenced, and all further high rise were built in this way, starting with Debney Park Estate (Flemington) high rise. The consulting engineers for the precast concrete panel high tise were W. P. Brown & Partners Pty. Ud. of Hawthorn, Victoria.

Figure 2. Road transportation vehicles unloading pre-cast concrete panels on site.

A total of 41 blocks were constructed in this manner:- 19 x 12-storey blocks, 18 x 20-storey blocks, 2 x 13storey blocks, 1 x 30-storey block and 1 x 22-storey block (see Table 2).

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Figure3. Broom texture finishing of concrete panel in Holmesglen factory The Commission's initiatives in the area of concrete panel high rise reached a pinnacle in 1969 with the completion of Park Towers, South Melbourne. This block is 30-storeys high, and at the time it was believed to be the tallest precast concrete load-bearing-wall panel building in the world. In October 1969 the building was opened to the public, and thousands of people visited the site and were shown the new flats and the spectacular views. The Comission received an architectural award for building on account of its excellence. The Precast Concrete Panel System and the Basics of How It Works The building techniques utilised by the Housing Commission, based on the use of precast concrete load bearing wall panels manufactured at Holmesglen, were sophisticated for the time and highly regarded in the industry. Commentators acclaimed the high quality and dimensional accuracy of the concrete components, the detailed design of joints and connections, and the devices designed to aid accurate and speedy erection of components on site. (2) In speed of erection and overall economy the precast concrete panel system had advantages over conventional building methods. In the case of Park Towers, the average time taken to erect and grout the 10 flats on each floor was 7.5 working days. (3) The high rise block at-480 Lygon Street (Reeves Street/ Lygon Street Estate) was erected at the rate of one floor (9 flats) per 7 working days. (4) In the precast concrete panel system, the entire structure above nominal first floor level is of precast concrete with the exception of grout and mortar joints between the precast wall and floor panels.

A complete wall section, with door and window openings, electriCal conduits and water pipes as needed, was cast on an elevated flat metal table. Once 'set' it was lifted into a vertical position and left to 'cure' in the factory (see Figure 1), until it was ready for transportation to the construction site by road transport vehicles. (See Figure 2.) The sections were virtually self-finished except for painting in the case of internal surfaces.

Figure4. Placing a load bearing wall. Note steel rod connectors at top of panel, and minimum scaffold. As for walls, floor slabs (12.5 centimetres thick) were produced on an elevated flat metal table. In this way the surface of the slab, that was cast off the steel surfaces of the table, was suitable for the direct application of floor tiles. The other side was 'broom finished', and then formed a. textured ceiling which only required painting once in place. (See Figure 3.)

Wall panels are connected together by steel dowels at their base, and two or three bolted connections at each vertical edge (see Figure 4). Floor slabs are connected together by steel tie bars that are welded together (see Figure 5). All joints between precast panels are filled-with either cement, mortar or grout. This method of panel connection is only varied in the case of Park Towers, South Melbourne. Due to the additional height of this block (30-storeys), the exterior load bearing walls are held in position by post tensioned cables using external anchorages at the top and anchored at the lower end by the cable being cast into the substructure. ·These cables or 'tendons' were lifted by crane and threaded through ducts in the panels. The stair and liftwells are constructed of 17.5 centimetres thick precast concrete panels, making the stair and lift towers act as monolithic units.

How do you do your laundry in a high rise flat? On each floor ofevery high rise block there is a communal laundry containing washing machines and dryers. Drying rooms are also provided in most blocks. Some flats have Private laundries but this is not common. Building amenities offered in the precast concrete panel high rise are quite consistent. Fully automatic boilers (gas-fired, hot water boilers) provide hot water for central heating radiators and domestic use. Garbage is disposed into vertical chutes which discharge at the bottom of the building into steel hoppers. Hot and cold water is reticulated through pipes cast into the concrete components. Telephone and television connection points are also provided. Car parking is also available on all of the high rise estates. Letter boxes are located in the entrance foyers of the blocks. There are fire alarms, sprinkling systems, fire escapes, and fire hoses throughout the building.

Various plan shapes were used for the precast concrete panel blocks, eg. 'Y'-shaped, 'T'-shaped etc. However, balcony access, a services core of lifts and communal laundries, and construction using loadbearing walls and floor slabs cast at Hohnesglen remained common features. In the earlier high rise, exterior walls were finished with an exposed aggregate of white quartz set in a matrix of white cement mortar (see Figure 6). The external appearance of later blocks was changed by the introduction of coloured aggregates for the surface of the wall panels. All precast concrete elements in the high rise are of lightweight concrete, consisting of cement, hard sand and expanded shale aggregate. As an example of the number of concrete components required, the largest high rise- Park Towers- contains 9100 individual concrete components containing 11 500 cubic metres of concrete and estimated to weigh 21 340 tonnes. The maximum concrete panel size was determined by crane capacity and road transport requirements, always in keeping with the aim of minimising the number of joints to be made and waterproofed on the site. Considerable economies were achieved using this system. Further cost savings were gained from the following aspects: the need for floor screeding was eliminated; electrical conduits and other fittings were cast into the panels further reducing site work; and external joints were designed so that waterproofing could be carried out without the need for external scaffolding. Precast reinforced concrete offered structural strength and fire-proofing. Precast concrete wall and floor panels were made and assembled to close tolerances to form the structural skeleton of the building, as well as performing their usual architectural functions. The need for a conventional structural frame was therefore eliminated. Again taking the example of Park Towers, the specified tolerances for erection were that the maximum lean of any wall panel would be 1.25 millimetres in the floor to ceiling height with the actual wall centreline not to depart more than 2.5 millimetres from its theoretical position. Construction in fact bettered these values, with the entire building being virtually dead plumb over its full height of 30 storeys. A fundamental requirement for the stability of the precast concrete panel system high rise is that the tops and bottoms of bearing walls are securely held in position by the floor system (see Figure 7). Considerable care was taken in determining those walls which carry load, to ensure that the structure was not subjected to the effects of differential vertical creep and the tendency for horizontal displacement. Bearing walls are largely supported on in-situ concrete prestressed two-column portal frames. These columns are supported on reinforced concrete piles which are approximately 18 metres deep. Some are large diameter piles while others are groups of smaller diameter driven piles.

Figure 5. Stitch welding ofsteel tie bars to form secure floor joints. Note cast-in electn'cal conduits.

Thickness of load bearing walls varies at different heights in the structure. Main transverse load bearing walls (spine walls) are of 17.5 centimetre thickness for floors 1 to 5 inclusive, 15 centimetre thickness for floors 6 to 12 inclusive and 10 centimetre thickness for floors 13 to 20 inclusive. Bracing walls, other external walls, internal partition walls etc., are all10 centimetres thick Internal non-load bearing walls, which divide the flats into individual rooms or which enclose duct spaces, are all10 centimetres thick and are carried on the floor slabs. They were continuously mortar packed at the bottom and were 'pointed up' on the top edges only after the floor slab above had been erected and grouted in place. The floor slabs thus carry their own weight, unsupported by internal partitions. Floor slabs are arranged so that floor joints are 'staggered' with respect to wall joints thus creating a 'bonding' effect which provides, in itself, a complete tie through the building. The continuous floor plates act in conjunction with those bearing walls adjacent to the access balconies in establishing a force resistingsystem. The stability of panels forming the lift and stairwells is achieved by the use of rigid joints made by welding together steel plates cast into the wall.

High Rise living and Image Difficulties Emerge in the 15 year Construction Period The advantages of load-bearing-wall structures rather than framed structure for the high rise blocks was therefore speed of erection and overall economy. The main disadvantages were not acknowledged until later. The high rise blocks have limited flexibility of planning. That is, the walls cannot be totally removed or repositioned to enable new floor plans and spatial arrangements to be created as circumstances change.

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Pre cast exposed aggregate for external finish ofpanels. Note slotted walls to drying rooms.

The high rise blocks seem to 'stick out' on the landscape. How tall are they? For each storey ofthe high rise you can calculate 2.6 metres. Therefore a 12-storey block is approximately 31 metres high, while a 20-storey block is approximately 52 metres high.

Eventually a need was recognised to explore a different architectural image to that of the blocks built within the precast concrete panel system at Holmesglen. However, only the high rise at the Elgin & Nicholson Street Estate Carlton, which are faced with red brick, have a distinctly different appearance. Other limitations emerged during the 15 years of construction of the high rise blocks. There was realisation that having a large number of flats on one floor with balcony access raised problems of privacy and security. The Commission explored the possibility of reducing the number of flats per floor arid reducing the height of blocks. However, although designs were drawn up for lower density blocks, the scheme did not proceed.

The Ministry seems to call the flats 'Ministry high-rise' blocks but everyone calls them the 'Commission flats'· what's the right name? The right name is Ministry ofHousing and Construction high-rise flats. They are part of the Ministry's public housing stock along with walk-ups, broad acre villa estates, spot purchase homes and rooming houses. The label 'Commission flats' does not apply anymore as the Housing Commission no longer exists. This label refers back to the days when a group of Commissioners made decisions and controlled public housing stock in Victoria. Public housing has been managed by the Ministry since 1978.

Figure 7. Rod placement of wall panel on steel rods projecting through floor into wall.

The High Rise Today Their Condition and Physical Improvements The high rise blocks today stand as a testament to the engineering feats of the Housing Commission and the Holmesglen factory. ·

Are the towers structurally sound or did the Ministry always expect that they would only last a ·certain number of years? They are regarded to be structurally sound buildings that currently have a projected life well into the 21st century. As with any surface, the concrete walls require maintenance to keep them in good condition. The Ministry has a full-time technical team that regularly monitors and maintains the exterior of the buildings eg. to specifically monitor concrete spalling.

There is also a system of programmed estate improvement works that have been carried out in the high rise since the early 1980s. Over $40 million has been spent on upgrading the Ministry high rise blocks over this period. High rise estate improvement works have included the upgrading of building services such as lifts, garbage chutes and boilers, and of communal areas and facilities such as entry foyers, community rooms and communal laundries. Upgrading works on high rise blocks have also had a strong security focus, with the enclosing of balcony walkways, provision of security lighting and security doors, and estate perimeter fencing. Most of the security works are now complete. The Ministry has also commenced a program of internal upgrading of the elderly persons high rise flats, including upgrading of foyers, provision of community rooms and upgrading of individual flats, including new kitchen and bathroom facilities. Estate improvement projects are developed with a high degree of consultation with estate residents, tenants' associations, and local Ministry Area Offices. A maintenance service, conducted through the Ministry's Area Works Offices, is available to the tenants. After hours and emergency maintenance services are available through a private contractor, contactable through a 'hotline' telephone number.

· High Rise Profile

Because of the graffiti on some of the blocks and the stories in the media they seem such dangerous places. Is this true? Are they really violent places to live in? There is no evidence to suggest that there is a greater incidence of crime on high rise estates than elsewhere in Melbourne. However it is recognised that there is a 'fear of crime' experienced by many residents, and the Ministry is currently undertaking a Security Review to explore these and related issues. From 1987 to 1989 a joint Ministry of Housing and Construction/Public Tenants Union Steering Committee met to consider public housing security issues. The Committee's final report and recommendations were released in Februazy 1990. Work is now underway to assess existing security installations and guard services, including those utilised on high rise estates. The next stage is expected to be complete by end of 1991.

The System Used to Allocate People to the Flats How does the Ministry decide who lives in high rise flats? The Ministry matches applicants for public housing to high rise stock in the same way as it matches applicants to other types ofstock ie. detached housing, villa units etc. The Ministry uses its current Allocation Policy Guidelines. There are no differences in allocation policies that relate to obtaining housing in a MHC high rise block or in another type of MHC accommodation. To gain a place on the waiting list for the high rise blocks that contain bedsitter accommodation, local council sponsorship is required in some instances. This pre-condition not only applies to some high rise stock but also to some of the Ministry's villa units and medium density stock. There are examples where the local council maintains the waiting list, in conjunction with the MHC, for certain bedsitter blocks. However council sponsorship can take the form of a letter of support from the council workers that is submitted by the prospective tenant with his/her application for housing.

What sort of people stay in high rise flats the longest? The elderly people that occupy the high rise bedsitter flats tend to stay longer with over a quarter being residents for 10 years or more. (See Table 5, Aggregate Tables Section for more infonnation on length of tenancy.) The following table (fable 1) shows the major household-type/accommodation type matches. Zones may vazy from these guidelines in circumstances of special need or stock shortage. Table 1 is presented as a general indication only of MHC allocation policy.

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Table 1:

Accommodation Type Matched to Household Type under MHC Allocation Policy

Accommodation Type Household Type Bedsitter or 1 bedroom unit _ _ _ _ _ _ _ _ _ _ _ _ Single pers<>n or couple 2 bedroom unit - - - - - - - - - - - - - - - 1 or 2 parent family with 1 child

Couple with specific medical grounds 2 adults Applicants with regular access to appropriate numbers of children 3 bedroom unit - - - - - - - - - - - - - - - 1 or 2 parent family with 2, 3 or 4 children 3 adults Extended families Applicants with regular access to appropriate numbers of children 4 bedroom unit - - - - - - - - - - - - - - - - 1 or 2 parent family with 5 or more children 1 or 2 parent families with 4 children where 3 are of the same sex Extended families 4 adults. Note: Families with 2 children may elect to be placed on either the 2 or 3 bedroom waiting list if both 2 and 3 bedroom stock is applicable to their situation as per the above. The Mmistry's high rise accommodation includes most of the above categories- bedsitters through to 3 bedroom flats. Applicants on the waiting list nominate locational and stock preferences at the time of the initial application interview. They are able to amend their choice of preferences along the way without affecting the initial date of their application. An applicant who reaches the top of the waiting list is eligible for three offers of accommodation. These

offers are generally made within a month of reaching the top of the list. Where the first offer is rejected, the details of the rejection are recorded so that the second offer attempts to meet the needs that were not met by the first offer. The third offer is treated similarly. · Applicants who accept allocation to accommodation not in any of their preferred areas (1st, 2nd or 3rd choice) are advised that a transfer application to one of the preferred areas should be completed. The effective date for any such transfer application is at the date of lodgement of the transfer application. Applications for priority approval are also not treated differently in relation to high rise. It is again a matter of matching the applicant to the available stock for which they have been assessed.

What sort of people live in MHC high rise flats? As a group ofpeople, there are some general statements that can be made based on data currendy available on MHC high

rise residents: • Over 60 per cent of the households are indicated as 2 person households or larger; • About 69 per cent ofhouseholds are in receipt ofa government pension or benefit; • Over half ofthe households allocated between June 1989 and May 1990 did not speak English at home. (See the "Aggregate Tables" section, and the individual Estate Profiles.

Rental Assistance Available to Public Housing Tenants A system of rental rebates relates housing costs to public housing tenants capacity to pay. This system is available to all public housing tenants, including tenants of the high rise. , There are no differences in policies that relate to rental assistance for people occupying high rise flats. Rebated rent is based on the income of people resident in the unit and is calculated by assessing: • 20 per cent of the 'base income' of the tenant and spouse if the amount is lower or equal to an income threshold (this amount alters yearly)._ Where 'base income' is above the income threshold, a sliding scale assessment of between 20 per cent and 25 per cent will apply to the total 'base income'. (This does not necessarily apply to rents for tenants aged under 18 years.) • plus 15 per cent of either Additional Pension/Benefit or Family Allowance Supplement for the first five children. (Families receiving the Family Allowance Supplement will have 15 per cent · assessment phased in over a number of years.) • plus 10 per cent of the income of all other household members aged 18 and over tip to the income threshold, provided the total rent payable does not the cost rent charged for the dwelling. Application forms for rental rebates (with required additional documentation) are lodged at the local MHC Area Offices.

The Number of Estates and High Rise Blocks in Melbourne There are 21 estates containing high rise blocks located around the Inner Urban 'ring' of Melbourne and also within the 10 kilometre 'ring' (see Map 1). There are a total of 45 individual high rise blocks located within these estates. -A high rise block is defined as higher than 8 storeys and serviced by a lift. · On some estates there is only one high rise block (Park Towers, South Melbourne) and on others there may be anything up to five (Langdon Park, Richmond). In total, there are 9 estates that are comprised of high rise blocks only i.e. no surrounding walkup units. Seven of these estates are single block estates. These single block estates are: Crown Street Estate, Flemington

Floyd Lodge, Williamstown

Frank Wtlkes Court, Northcote

Gaskin Gardens, Footscray Nelson Heights, Williamstown

Layfield Court, Albert Park Park Towers, South Melbourne.

Most blocks are situated in estates which contain walk-up units also. In fact, high rise flats can comprise as little as 50 per cent of an estate (Kensington Estate, Kensington) and as much as 100 per cent of an estate (Atherton Gardens, Fitzroy).

The High Rise estates are located in the areas of Albert Park, Brunswick, Carlton, Collingwood, F1emington, Fitzroy, Footscray, Kensington, North Melbourne, Northcote, Prahran, Richmond, South Metbourne, South Yarra, East St. Kilda, Williamstown and Wmdsor (see Map 1). Altogether there are 7834 flats located in the 45 high rise blocks. This forms about 13 per cent of the Minisby's total public rental stock in Victoria. Table 2 provides a profile of all high rise blocks indicating bedroom type in each tower. AB can be seen, 13 blocks contain mainly bedsitter accommodation- approximately 30 per cent of MH C high rise flats. Table 2:

MHC High Rise Blocks by Accommodation Type

Estate Name and High Rise Block Address

Number of Storeys

Bedroom Type Bedsit

1b/room 2b/room 3+b/room

Total

Number of Flats Atherton Gardens, Fitzroy 90 Brunswick Street 140 Brunswick Street 95 Napier Street 125 Napier Street

20 20 20 20

Barkly Street Estate, Brunswick 351 Barkly Street

Collingwood Estate, Collingwood 229 Hoddle Street 253 Hoddle Street 240 Wellington Street

20 20 20

Crown Street Estate, Flemington 29 Crown Street

Debney Park Estate, Flemington 12 Holland Court 120 Racecourse Road 126 Racecourse Road 130 Racecourse Road

20 20 20 20

120 120 120 120

40 60 60 60

180 180 180 180

Elgin & Nicholson Street Estate, Carlton 20 Elgin Street 141 Nicholson Street

16 16

32 32

34 34

32 32

98 98

Emerald Hill, South Melbourne 200 Dorcas Street

Floyd Lodge, Williamstown · 63 Hanmer Street

144

145

Frank Wilkes Court, Northcote 1 Holmes Street

216

217

Gaskin Gardens, Footscray 127 Gordon Street

204

205

Horace Petty, South Yarra 259 Malvern Road 2 Simmons Street 1 Surrey Road

12 12 12

120 120 120 120

80 80 80 80

216

216 20

144

200 200 200 200

120 120 120

40 60 80

145

180 180 200

12 12 72

120

132 132 24

144 144 108

Inkerman Heights, East St. Kilda 150 Inkerman Street

200

Kensington Estate, Kensington 56 Derby Street 72 Derby Street 94 Onnond Street

12 12 12

132

108 108 144

King Street Estate, Prahran 25 King Street 27 King Street

12 12

180 180

1 1

181 181

Langdon Park, Richmond 106 Elizabeth Street 108 Elizabeth Street 110 Elizabeth Street 112 Elizabeth Street 139 Highett Street

20 20 20 20 22

Layfield Co\1l"4 South Melbourne 150 Victoria Avenue

132

Loxton Lodge, Wmdsor 49 Union Street

212

Nelson Heights, Williamstown 235 Nelson Place

North Melbourne/Hotham Hill Estate, North Melbourne 33 Alfred Street 76 Canning Street 159 Melrose Street 12 Sutton Street

13 20 12 20

Park Towers, South Melbourne 332 Park Street Reeves Street/Lygon Street Estate, Carlton 480 Lygon Street 510 Lygon Street 530 Lygon Street 140 Neill Street

72 72

36 36

120 120 120 120 132

80 80 80 80 88

200 200 200 200 220 144

212 72

108

13 160

139

120

152 160 204 180

179

299

20 13 12 20

120 13

40 139

1 20

120

180 152 201 180

310

3126

2034

7834

Total Percentage

204

200

2364 30.2

4.0

39.9

25.9

100.0

Source: Planning Database and MHC Area Offices Notes: 1. "A one storey house or a high rise tower: Australia makes it in pre-cast concrete", The Australian Trader, December 1974, pp. 7-11, p. 11. 2.

ibid., p. 7. and W. P. Brown, "Multi-storey flat schemes and Industrialised Precast Load Bearing Wall Construction", Australian Civil Engineering and Construction, 5 February 1965, pp 17-20, p. 19.

"30 storey precast concrete flats, Park Street, South Melbourne", D. C. Taylor, Constructional Review, Vol. 42 No. 2., pp 42-51, p. 51

op. cit. W. P. Brown, p. 20

, !

I I

Map: Location of Melbourne High Rise Estates

I \

Carlton

FOOTSCRAY

MELBOURNE

Key to Map 1:

1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11.

Floyd Lodge, Williamstown Nelson Heights, Williamstown Gaskin Gardens, Footscray Kensington Estate, Kensington Crown Street Estate, Flemington Debney Park, Flemington North Melbourn~/Hotham Hill Estate, North Melbourne Reeves Street/Lygon Street Estate, Carlton Elgin & Nicholson Street Estate, Carlton Atherton Gardens, Fitzroy Collingwood Estate, Collingwood

12. 13. 14. 15. 16. 17. 18. 19. 20. 21.

Emerald Hill, South Melbourne Park Towers, South Melbourne Layfi.eld Court, South Melbourne Horace Petty, South Yarra King Street Estate, Prahran Loxton Lodge, Windsor Inkerman Heights, East St. Kilda Barkly Street Estate, Brunswick Frank WJJ.kes Court, Northcote Langdon Park, Richmond

HIGH RISE ESTATES AGGREGATE TABLES SECTION

AGGREGATE TABLES SECTION Table 1:

Number of High Rise blocks with number of flats indicated

Estate Name and High Rise Block Address

Number of Blocks on Estate

Atherton Gardens, Fitzroy 90 Brunswick Street 140 Brunswick Street 95 Napier Street 125 Napier Street

Barkly Street Estate, Brunswick 351 Barkly Street

Collingwood Estate, Collingwood 229 Hoddle Street 253 Hoddle Street 240 Wellington Street

Crown Street Estate, Flemington 29 Crown Street

Debney Park, Flemington 12 Holland Court 120 Racecourse Road 126 Racecourse Road 130 Racecourse Road

Number of BedsiHer Flats in Blocks Accommodation (BS) 200 200 200 200 216

180 180 200 145

180 180 180 180

Elgin & Nicholson Street Estate, Carlton 2 20 Elgin Street 141 Nicholson Street Emerald Hill, South Melbourne 200 Dorcas Street

Floyd Lodge, Wtlliamstown 63 Hanmer Street

Frank Wilkes Court, Northcote 1 Hohnes Street

Gaskin Gardens, Footscray 127 Gordon Street

Horace Petty, South Yarra 259 Malvern Road 2 Simmons Street 1 Surrey Road

Inkerman Heights, East St. Kilda 150 Inkerman Street

Kensington Estate, Kensington 56 Derby Street 72 Derby Street 94 Ormond Street

King Street Estate, Prahran 25 King Street 27 King Street

98 98 120 145

217

205

144 144 108 200

108 108 144

181 181

BS BS

langdon Park, Richmond 106 Elizabeth Street 108 Elizabeth Street 110 Elizabeth Street 112 Elizabeth Street 139 Highett Street

Layfield Court, South Melbourne 150 Victoria Avenue

Loxton Lodge, Wmdsor 49 Union Street

Nelson Heights, Williamstown 235 Nelson Place

North Melbourne/Hotham Hill Estate, North Melbourne 33 Alfred Street 76 Canning Street 159 Melrose Street 12 Sutton Street

Park Towers, South Melbourne 332 Park Street Reeves Street/Lygon Street Estate, Carlton 480 Lygon Street 510 Lygon Street 530 Lygon Street 140 Neill Street Total

200 200 200 200 220 144

212

108 4 152 160 204 180

1 299 4 180 152 201 180

7834

Source: !SIP, MHC (A total of 13 MHC high rise blocks contain bedsitter accommodation i.e. approximately 30 per cent of flats.)

Table 2:

Estimated Population of High Rise blocks

Estate Name and High Rise Block Address

Population

Atherton Gardens, Fitzroy 90 Brunswick Street 140 Brunswick Street 95 Napier Street 125 Napier Street

545 542 550 550

(2187)

Barkly Street Estate, Brunswick 351 Barkly Street

167

(167)

Collingwood Estate, Collingwood 229 Hoddle Street 253 Hoddle Street 240 Wellington Street

544

(1479)

Crown Street Estate, Flemington 29 Crown Street

142

(142)

Debney Par~ Ftemington 12 Holland Court 120 Racecourse Road 126 Racecourse Road 130 Racecourse Road

443 495 467 501

(1906)

Elgin & Nicholson Street Estate, Carlton 20 Elgin Street 141 Nicholson Street

183 180

(363)

Emerald ~ South Melbourne 200 Dorcas Street

189

(189)

Floyd Lodge, Williamstown 63 Hanmer Street

125

(125)

Frank Wilkes Co~ Northcote 1 Holmes Street

181

(181)

Gaskin Gardens, Footscray 127 Gordon Street

187

(187)

Horace Petty, South Yarra 259 Malvern Road 2 Sirnmons Street 1 Surrey Road

366 400 209

(975)

Inkennan Heights, East St. Kilda 150 Inkennan Street

197

(197)

Kensington Estate, Kensington 56 Derby Street 72 Derby Street 94 Onnond Street

264 292 136

(692)

King Street Estate, Prahran 25 King Street 27 King Street

177 173

(350)

Langdon Par~ Richmond 106 Elizabeth Street 108 Elizabeth Street 110 Elizabeth Street 112 Elizabeth Street 139 Highett Street

551 604 559 565 601

(2880)

435 500

l.ayfield Court, South Melbourne 150 Victoria Avenue

149

(149)

Lox:ton Lodge, Wmdsor 49 Union Street

210

(210)

Nelson Heights, Williamstown 235 Nelson Place

228

(228)

North Melboume/Hotham Hill Estate, North Melbourne 33 Alfred Street 76 Canning Street 159 Melrose Street 12 Sutton Street

435 344 200 409

(1388)

Park Towers, South Melbourne 332 Park Street

557

(557)

Reeves Street/Lygon Street Estate, Carlton 480 Lygon Street 510 Lygon Street 530 Lygon Street 140 Neill Street

375 488 195 397

(1455)

16 007

(16 007)

Total

Source: !SIP, MHC

This table represents an estimate ofhousehold population based on available data

Table 3:

Estimated Number of persons in household -All High Rise blocks as at 31/5/90

Estate Name and High Rise Block Address

Number in Household 1

3-4

5-6

Total

Number of Households Blocks with 1 to 3 bedroom accommodation Atherton Gardens, Fitzroy 90 Brunswick Street 140 Brunswick Street 95 Napier Street 125 Napier Street

17 18 18 16

65 71

Collingwood Estate, Collingwood 229 Hoddle Street 253 Hoddle Street 240 Wellington Street

105 92 99 95

10 14 9 14

1 2 3 1

198 197 197 197

41 19 20

64 73 69

64 67 95

9 14 13

1 0 1

179 173 198

Debney Park, F1emington 12 Holland Court 120 Racecourse Road 126 Racecourse Road 130 Racecourse Road

32 7 16 9

65 74 56 58

75 87 95 93

7 11 8 11

1 0 2 0

180 179 177 174

Elgin/Nicholson Streets Estate, Carlton 20 Elgin Street 141 Nicholson Street

44 48

30 24

19 21

3 32

0 1

96 96

Emerald Hill, South Melbourne 200 Dorcas Street

119

Horace Petty, South Yarra 259 Malvern Road 2 Simmons Street 1 Surrey Road

28 17 40

27 32 38

76 81 28

7 12 1

1 0 0

139 142 107

9 8

49 41

42 48

4 8

-0 0

104 105

I..angdon Park Estate, Richmond 106 Elizabeth Street 108 Elizabeth Street 110 Elizabeth Street 112 Elizabeth Street 139 Highett Street

15 7 12 14 22

82 69 80 70 81

87 97 91 95 93

14 21 17 19 22

2 4 0 1 0

200 198 200 199 218

Nelson Heights, Williamstown 235 Nelson Place

100

North Melbourne/Hotham Hill Estate, North Melbourne 33 Alfred Street 76 Canning Street 12 Sutton Street

14 31 47

37 79 57

88 42 66

11 5 8

0 0 0

150 157 178

Park Towers, South Melbourne 332 Park Street

117

100

288

Kensington Estate, Kensington 56 Derby Street 72 Derby Street

Reeves Street'Lygon Street Estate, Carlton 480 Lygon Street 51 510 Lygon Street 14 140 Neill Street 37 Sub Total ( 1 to 3 br) Percentage

73 28 76

50 87 59

871 1897 2244 16.3 35.5 42.0

3 15 2

307 5.7

26 0.5

177 148 175 5345 100%

Blocks with bedsit accommodation Barldy Street Estate, Brunswick 351 Barkly Street 167

167

Crown Street Estate, Flemington 29 Crown Street 142

142

Floyd Lodge, Williamstown 63 Hanmer Street

125

Frank Wilkes Court, Northcote 1 Holmes Street

181

Gaskin Gardens, Footscray 127 Gordon Street

185

186

Inkerman Heights, East St. Kilda 150 Inkerman Street 197

197

Kensington Estate, Kensington 94 Ormond Street

134

136

King Street Estate, Prahran 25 King Street 27 King Street

176 173

1 0

0 0

177 173

Lay:field Court, South Melbourne 150 Victoria Avenue 134

142

Loxton Lodge, Wmdsor 49 Union Street

210

North Melbourne/Hotham Hill Estate, North Melbourne 159 Melrose Street

200

Reeves Street'Lygon Street Estate, Carlton 530 Lygon Street

195

Sub Total (Bedsit) Percentage

2219 99.5

12 0.5

0 0

2231 100%

GRAND TOTAL Percentage

3090 1909 2244 25.2 29.6 40.8

307 4.1

26 0.34

(Source: !SIP, MHC)

This table rePresents an estimate ofhousehold population based on available data

7576 100%

o.......

.....

Household Type

lt'J

....... Elderly Couple

"'0 "'

~ ::Q Cl»

ii"' .c

; ·oc 0

Cl» 1-

...c

... Cl)

:::»

Cl» Q.

t:' "'0

"'0:::»

::z::

lilt

Elderly Single

Small Family

Medium Family

Estate Name and High Rise BIO<k Address

Large family

Single

Youth

Group

Unkn-n

Number of Households

Total

BIO<ks with 1 to 3 bedroom accommodation AlluRa G.rdeu,

H~~~roy

90 BrunawickStn« 95 Napier Street 125 N..,;.r Slnoet

5 7 9 5

9 11 8 6

CoiiiDpoociF..Ioi.e, ~ 229 Hoddle Sin« 253 Hoddle Sin« 240 Wellin&too Street

8 0 2

9 5 8 11

21 4 9 5

50 58 42

14 15

BnmlnrickS!n«

21 19 25 32

5 7 7 5

8 6 10 10

4 9 3 3

24 24

5 2 5

12 8

4 2 8

3 3 2 3

11 3 7 3

2 1 4 3

32 46 31 31

12 21 34 33

180 179 177 174

12 4

7 6

1 0

16 15

1 0

11 12

6 11

96 96

119

4 6 20

19 11

18 25 5

10 18 4

3 3 0

9 5 5

0 3 0

33 27

139 142 107

6 1

4 3

9 17

1 3

5 5

5 1

31 30

16 17

104 105

10 6 6 6 6

8 6 9 10 7

73 54 66 68 60

18 36 30

7 1 3 4 15

2 7 3 3 3

39 32 38

200

9 11 6 4 4

199 218

lOO

11 9

52 50 51 46 58

55 46 49 46

198 197 197 197

31 42

25 25

179 173 198

.jO

I>el-,. Pork,~ 12 Hollmd Court 120 Rocecoune Rood 126 Rocecoune Rood 130 Rocecoune Rood

"Nlcbaleoa--.

20 Elain Sin« 141 Nicholoon Sin«

35 ~

Emerald Hill, South Meiboarne 200 Dorcu Sin«

Ea-, South Yorra

H..-..,.. P<117 258 Malvom Rood 2SimmonaStn« 1 Surn:y Rood

~-. ~1116

56 Derby Street 72 Derby Street

I..qdon PoD, Rldunond 106 Elizabeth Stnoet 108 Elizabeth Sin« 110 Elizabeth Sin« 112 Elizabeth Stnoet 139 HiebettSireet

45 39 32 54

198 200

Neloon H.qbta, Wllllam.town 235 Nelaon Place

North Melboume, Hotham Inn Eotue, North Melbourne 33 Alfn:d Street 76 Canning Street 12 Sul!on Street

7 6 11

5 21 27

28 9 14

2 0 1

9 9 19

1 5 2

25 29 21

60 52

18 31

150 157 178

Pork T.,....., South Melboume 332 Pork Street

288

42 34

14 36 14

0 10 1

13 4 19

1 1 8

41 31 38

16 17 12

177 148 175

1412 26.4

621 11.7

108 2.2

300 5.7

96 1.8

1066 19.9

H-... Slreot/411-- Eatote, Corlton

u ::Q

460 l¥11011 Street 510 i.fJIOil Street

{!.

Sub Total (I to 3 br) Pet-ca!.t.Qe

1~NeillStn«

13 6

9 15

254 4.8

551 10.3

933 17.4

6345 100%

Elderly Couple

Elderly Single

Small Family

Medium Family

Large Family

Single

Youth

Group

Unknown

Blocks with Bedsit accommodation Borldy Street, llrwmolclt 351 Barldy Stn:et

Total

I:U

167

126

142

109

125

er..., Street, Flemlngton 29 Crown Street Floyd

LKI9e. wnn..m..,.,

63 HIIIDiler Street Fr.mk

wm.... Court, Northcote

I Holmea Stn:et

159

181

Gooldn Gord..,., Footoc:roy 127 Gonion Street

157

186

J'.nUmum Helghta, Eut St. Kilda ISO lnkennan Stn:et

168

197

Kou.lngton Eetate, Kenolngton 9( Onnond Stn:et

136

l!lng Sire« Eotat.., Probran 25 King Street 27 King Street

0 0

143 135

0 0

26 23

177 173

~d Court, South Melbourne 150 Victoria A\'enue

125

142

164

210

166

200

2 0.08

1 0.12

224 10.0

2231 100%

1157 15.3

7576 100%

l.aJrtDn LKI9e. Wlndaor2 49 Union Street

North Melboume,Hotbam HW Eotat.., North Melbourne 0 159 Melrooe Stn:et

.. Street/J.nlon Str...t Eetate, Carlton

530 Lygon Street

Sub Total (Bedolt)

9 0.40

P..-cmhlge GRAND10TAL

P..-.:ent..ge

263 3.5

161

1837 82.3

0 0

158 7.1

621 8.2

108 1.4

464 6.1

2388 31.5

1412 18.6

(Source: !SIP, MHCJ

1. 2. 3.

This table represents an estimate ofhousehold population based on available data. Group includes jam ilies with financially independent children and shared households. Unknown includes those households where information is insufficient to readily classifl household type.

97 1.3

1066 14.1

195

Table 5:

Length of Tenancy- Continuing Tenancies -All High Rise blocks as at 31/5/90 Length of Tenancy

Estate Name' and High Rise Block Address Less than 12 months

1 year to 3 years

3 years to 10 years

10 years or more·

Number of Households

Total

Blocks with 1 to 3 bedroom accommodation Atherton Gardens, Fitzroy 90 Brunswick Street 140 Brunswick Street 95 Napier Street 125 Napier Street

27 31 29 32

66 71 67 66

75 67 77 77

30 28 24 22

198 197 197 197

Collingwood Estate, Collingwood 229 Hoddle Street 28 253 Hoddle Street 22 240 Wellington Street 26

54 64

64 64

33 23 27

179 173 198

Debney Park, Flemington 12 Holland Court 120 Racecourse Road 126 Racecourse Road 130 Racecourse Road

23 35 30 28

56 61 50 59

74 68 68 67

27 15 29 20

180 179 177 174

Elgin & Nicholson Street Estate, Carlton 20 Elgin Street 141 Nicholson Street

9 6

14 15

52 45

21 30

96 96

Emerald Hill, South Melbourne 200 Dorcas Street

119

Horace Petty, South Yarra 259 Malvern Road 2 Simmons Street 1 Surrey Road

10 14 10

33 35 8

62 53 46

34 40 43

139 142 107

Kensington Estate, Kensington 56 Derby Street 72 Derby Street

15 16

36 39

38 39

15 11

104 105

langdon Park Estate, Richmond 106 Elizabeth Street 30 108 Elizabeth Street 41 110 Elizabeth Street 19 112 Elizabeth Street 35 139 Highett Street 22

73 61 67 56 62

76 69 83 81 113

21 27 31 27 21

200 198 200 199 218

Nelson Heights, Williamstown 235 Nelson Place

North Melbourne/Hotham Hill Estate, North Melbourne 33 Alfred Street 76 Canning Street 12 Sutton Street

30 44 21

42 46 59

49 43

29 24 34

150 157 178

Park Towers, South Melbourne 332 Park Street

121

288

Reeves Stree1/Lygon Street Estate, Carlton 480 Lygon Street 510 Lygon Street 140 Neill Street

29 27 43

53 46 66

790 14.8

1650 30.8

2052 38.4

853 16.0

167

Crown Street Estate, Flemington 29 Crown Street 18

142

Floyd Lodge, Williamstown 63 Haruner Street

125

Frank Wilkes Court, Northcote 1 Holmes Street

181

Gaskin Gardens, Footscray 127 Cordon Street

186

Inkerman Heights, East St. Kilda 150 Inkerman Street 26

197

Kensington Estate, Kensington 94 Ormond Street

136

King Street Estate, Prahran 25 King Street 27 King Street

17 23

32 31

76 72

52 47

177 173

layfield Court, South Melbourne 150 Victoria Avenue 15

142

Loxton Lodge, Wmdsor 49 Union Street

210

North Melbourne/Hotham Hill Estate, North Melbourne 159 Melrose Street

200

Reeves Stree1/Lygon Street Estate, Carlton 530 Lygon Street

195

354 15.9

436 19.5

869 39.0

572 25.6

2231 100%

2086 27.5

2921 38.6

1425 18.8

7576 100%

Sub Total (1 to 3 br) Percentage

66 59

29 16 12

177 148 175

5345 100%

Blocks with bedsit accommodation Barkly Street Estate, Brunswick 351 Barkly Street

Sub Total (Bedsit) Percentage GRAND TOTAL Percentage

(Source: !SIP, MHC)

1144

15.1

TABLE 6:

Number of Households on Rebates - All High Rise Blocks as at 31/5/90

Estate Name and High Rise Block Address

Number of households on Rebates

Total Number of households

Percentage of Households on Rebates

Blocks with 1 to 3 bedroom accommodation Atherton Gardens, Fitzroy 90 Brunswick Street 140 Bruhswick Street 95 Napier Street 125 Napier Street

92 103 95 100

198 197 197 197

390

789

103 93 117

179 173 198

313

550

91 85 78 82

180 179 177 174

336

710

82 77

96 96

159

192

83.0

Emerald Hill, South Melbourne 200 Dorcas Street

108

119

90.8

Horace Petty, South Yarra 259 Malvern Road 2 Simmons Street 1 Surrey Road

74 75 80

139 142 107

229

388

60 40

104 105

100

209

89 84 79 97 89

200 198 200 199 218

438

1015

43.2

100

80.0

Collingwood Estate, Collingwood 229 Hoddle Street 253 Hoddle Street 240 Wellington Street

Debney Park, F1emington 12 Holland Court 120 Racecourse Road 126 Racecourse Road 130 Racecourse Road

Elgin & Nicholson Street Estate, Carlton 20 Elgin Street 141 Nicholson Street

Kensington Estate, Kensington 56 Derby Street 72 Derby Street

I...an.gdon Park, Richmond 106 Elizabeth Street 108 Elizabeth Street 110 Elizabeth Street 112 Elizabeth Street 139 Highett Street

Nelson Heights, Williamstown 235 Nelson Place

49.4

56.9

47.3

59.0

47.8

North Melbourne/Hotham Hill Estate, North Melbourne 33 Alfred Street 76 Canning Street 12 Sutton Street

89 102 101

150 157 178

292

485

60.2

Park Towers, South Melbourne 332 Park Street

251

288

87.2

Reeves Street/Lygon Street Estate, Carlton 480 Lygon Street 510 Lygon Street 140 Neill Street

135 114 140

177 148 175

389

500

77.8

3085

5345

57.7%

Barkly Street Estate, Brunswick 351 Barkly Street

161

167

96.4

Crown Street Estate, Flemington 29 Crown Street

135

142

95.0

Floyd Lodge, Williamstown 63 Hanmer Street

119

125

95.2

Frank Wilkes Court, Northcote 1 Holmes Street

167

181

92.2

Gaskin Gardens, Footscray 127 Gordon Street

177

486

95.2

Inkennan Heights, East St. Kilda 150 Inkerman Street

193

197

98.0

Kensington Estate, Kensington 94 Ormond Street

125

136

91.9

King Street Estate, Prahran 25 King Street 27 King Street

174 167

177 173

341

350

97.4

Layfield Court, South Melbourne 150 Victoria Avenue

138

142

97.2

Loxton Lodge, Wmdsor 49 Union Street

200

210

95.2

North Melbourne/Hotham Hill Estate, North Melbourne 159 Melrose Street

187

200

93.5

Reeves Street/Lygon Street Estate, Carlton 530 Lygon Street

189

195

96.9

Sub Total (bedsit)

2132

2231

95.6%

GRAND TOTAL

5217

7576

68.8%

Sub Total (1 to 3 br)

Blocks with bedsit accommodation

Source: !SIP, MHC

Language Total

...:::e

Alhorton G.rde!.o, Flmay 90 Bl'UDO'Irick Street 140 Bnmawick Street 95 Napier Street 125 Nopicr Street

C? "'0

CoDinpood &late,

., ::)

...

Polish Romanian Rus.Jan

Serbian

Spanish

Turkish Vletname.. Yugoslav N.E.I.

Other

Not

Stated

Number of AUocations

32 32

0 0 0

11 6

0 0 0

10 6 10

37 31

0 0 0 0

9 9

3 2 0 0

0 0

I< Nlcholllon Street Eatote, Carltoa 20 E1l!in Street 9 1~1

]c -0~ IU

~ 0 _ll.

-"' IU

lAC)

"''o '0:;,

..cm 1U C "' 0 :;,0 ).,

:X:..c

Lao

0 2 0 0

0 0 0 0

0 0 0

0 0 0 0

0 0

0 0 0 0

0 0 0

0 0 0 0

2 2

0 0

1 0

0 0 0

0 0

1 7

Nid:!oloon Street

4 3

0 0 0

10 11

0 0 0

0 0 0 0

7 5

'0 0

0 0

Emerald Hill, Soulh .Melbourne 200 Don:u Street 15 Nelooa Heljtht., WJJB.motown 235 Neloon Pl.oce

Horace P~, South YJUTa 259 Malvern Road 2 Simmona Street 1 Surrey Road

10 14 10

Eotate, 56 Derby Street 72 Derby Street

Keoudneion

l..mgdon Pork, Richmond 106 Elizabeth Street · 108 Elizabeth Street 110 Elizabeth Street 112 Elizabeth Street 139 Highett Street

12 0 0 0

21 35 24

Reevee Street/J:non Street Eotate, Carlton 480 Lygon Street 30 510 Lygon Street 28 140 Neil!Street 52

Percmtage

23 5

850

100%

• 3

0 0 0

1 0

0 0 0

3 3

3 0 0

0 0 0 0 0

0 0

o 1 0

0 0 0 0

5 6

Pork T.,....,.., Soulh .Melbourne 332 Park Street 24

Sub Total (1 tD 3 be)

Nor1h .Melbourne/Hotbam Hill E.tate, Nor1h .Melboume 33 Alfn:d Street 30 1 76 Clllllling Street 50 0 12 Sutton Street 22 1 ~

12 13 8 12

0 0 0

~ 0 IU..C ..eo

0 0

Deboey Pork, Fl~ 12 Hollimd Court 120 Racecouroe Road 126 Racecouroe Road 130 Racecouroe Road

29 34

30 29

253 Hoddle Street 240 Wellington Street

...

.::0

Italian

Colllnewood

229 Hoddle Street

0 Oo CO Oo

Greek

Blocks with 1 to 3 bedroom accommodation

English

Estat. Name and High Rise Block Address

Arable/ Chine.. CDch Lebane.. Languag.s

5 5 11 5

0 0 0 0

1 0

0 0 0 0

0 0 0 0 0

9 6

12 . 0

10 24

1 12

1.4

8.5

0.1

276

32.5

9 0 0 0

0 0 0

0.4

0.2

0.4

1 6 2 0 0

0.5

16 1.9

6.1

156 18.3

0 0 0

6 0.7

5 20

4 0.5

241 28.3

Total

Arable/ Chine M Czech LebaneM Languages

English

Gr-k

Italian

Lao

Polish Romanian Rusolan

Serbian

Spanish

Turkish VietnameM Yugoslav N.E.I.

OtMr

Not Stated

Blocks with Bedsit accommodation Barldy ~ Bnmmck 71

29 Crown Street

Floyd I.Ddjjo, Wllllam8'-n 63 Hanmer S!<1:et

94 Onnond Stn.et

King Str- E.tate, Prabnm 25 King Stn.et 27 King Street

19 25

0 0

13 17

0 0

i.Ay11eld Court, South Melbourne 150 Victoria Avenue 16

2 0.5

3 0.8

2 0.5

7 1.9

75 19.5

18 1.5

55 4.5

159 12.9

8 0.6

11 0.9

316 25.6

351 Barldy Street

er..... Str- E.tate, Flemlnglon

Froak Wllkeo Court, N orthcote 1 Holmeo Stn.et

Gooldn G.ord..,., Footacroy 127 Gordon S!<1:ct

lnkenn.on Height., East St. Kilda 150 Inkennan S!<1:et

Keo.lngton &t.te, KewdngtDn

I.mrton J..odrie, WIDdaor 33

48UnionS!<1:et

North MelboUI'IU?/Hotbam lDll E.tate, North Melboume 38 0 159 Melrooe Street

Reevea Strect/Inon Str- E.tate, CM!ton 1

Sub Total (Bedolt) Percenbo(le

382 100%

3 0.8

7 1.9

1 0.3

251 66.3

9 2.4

5 0.8

0 0

5 1.3

1 0.3

7 1.6

1 0.3

GRAND1UTAL

1232 100%

15 1.2

79 6.4

2 0.2

527 42.7

12 1.0

7 0.4

2 0.2

8 0.6

1 0.1

11 0.8

0.1

· 530 Lygon Street

Percenbo(le

(Source:

!SI~

MHC)

TABLE 8:

Turnover Rate of Individual High Rise Blocks • July 1986 to June 1989

Estate Name and High Rise Block Address

Average Turnover Rate

Blocks with 1 to 3 bedroom accommodation

Atherton Gardens, Fitzroy 90 Brunswick Street 140 Brunswick Street 95 Napier Street 125 Napier Street

20% 20%

Collingwood Estate, Collingwood 229 Hoddle Street 253 Hoddle Street 240 Wellington Street

17% 22% 25%

Debney Park, Flemington 12 Holland Court 120 Racecourse Road 126 Racecourse Road 130 Racecourse Road

23% 22% 18% 22%

Elgin & Nicholson Street Estate, Carlton 20 Elgin Street 141 Nicholson Street

19% 9%

Emerald Hill, South Melbourne 200 Dorcas Street

19%

Horace Petty, South Yarra 259 Malvern Road 2 Simmons Street ·1 Surrey Road

19% 21%

. 13% 11% 5%

Kensington Estate, Kensington 56 Derby Street 72 Derby Street

22% 21%

langdon Park, Richmond 106 Elizabeth Street 108 Elizabeth Street 110 Elizabeth Street 112 Elizabeth Street 139 Highett Street

18% 16% 17% 16% 14%

Nelson Heights, Williamstown 235 Nelson Place

26%

North Melbourne/Hotham Hill Estate, North Melbourne 33 Alfred Street 76 Canning Street 12 Sutton Street

24% 33% 23%

Park Towers, South Melbourne 332 Park Street

21%

Reeves Street/Lygon Street Estate, Carlton 480 Lygon Street 510 Lygon Street 140 Neill Street

18% 24% 28%

Blocks with bedsit accommodation Barkly Street Estate, Brunswick 351 Barkly Street

14%

Crown Street Estate, Flemington 29 Crown Street

11%

Floyd Lodge, Wtlliamstown 63 Hanmer Street

Frank Wilkes Court, Northcote 1 Holmes Street

13%

Gaskin Gardens, Footscray 127 Gordon Street

13%

Inkerman Heights, East St. Kilda 150 Inkerman Street

12%

Kensington Estate, Kensington 94 Ormond Street

20%

King Street Estate, Prahran 25 King Street 27 King Street

12% 10%

Layfield Court, South Melbourne 150 Victoria Avenue

13%

Loxton Lodge, Wmdsor 49 Union Street

13%

North Melboume/Hotham Hill Estate, North Melbourne 159 Melrose Street

22%

Reeves Street/Lygon Street Estate, Carlton 530 Lygon Street

17%

Source: !SIP, MHC

· High Rise Profile -- .

TABLE 9:

Comparitive Turnover Rate of High Rise Blocks Grouped by Estate July 1986 to May 1990 July 1986 to June 1989

1 June 1989 to 31 May 1990

Atherton Gardens, Fitzroy 90 Brunswick Street 140 Brunswick Street 95 Napier Street 125 Napier Street

20%

14%

Barkly Street Estate, Brunswick 351 Barkly Street

14%

31%

Collingwood Estate, Collingwood 229 Hoddle Street 253 Hoddle Street 240 Wellington Street

21%

16%

Crown Street Estate, Flemington 29 Crown Street

11%

14%

Debney Park, Flemington 12 Holland Court 120 Racecourse Road 126 Racecourse Road 130 Racecourse Road

21%

17%

21%

13%

21%

Frank Wilkes Court, Northcote 1 Holmes Street

13%

19%

Gaskin Gardens, Footscray 127 Gordon Street

13%

12%

Horace Petty, South Yarra 259 Malvern Road 2 Simmons Street 1 Surrey Road

10%

Inkerman Heights, East St. Kilda 150 Inkerman Street

12%

10%

Kensington Estate, Kensington 56 Derby Street 72 Derby Street 94 Ormond Street

21%

19%

King Street Estate, Prahran 25 King Street 27 King Street

11%

14%

l.angdon Park, Richmond 106 Elizabeth Street 108 Elizabeth Street 110 Elizabeth Street 112 Elizabeth Street 139 Highett Street

16%

Estate Name and High Rise Block Address

Elgin & Nicholson Street Estate, Carlton 20 Elgin Street 141 Nicholson Street Emerald Hill, South Melbourne 200 Dorcas Street Floyd Lodge, .Wtlliamstown 63 Hanmer Street

Layfield Court, South Melbourne 150 Victoria Avenue

13%

12%

Loxton Lodge, Wmdsor 49 Union Street

13%

11%

Nelson Heights, Williamstown 235 Nelson Place

26%

•21%

North Melbourne/Hotham Hill Estate, North Melbourne 26% 33 Alfred Street 76 Canning Street 159 Melrose Street 12 Sutton Street

18%

Park Towers, South Melbourne 332 Park Street

21%

11%

Reeves Street/Lygon Street Estate, Carlton 480 Lygon Street 510 Lygon Street 530 Lygon Street 140 Neill Street

22%

21%

Approx. Average turnover rate for all flats:

17%

July 1986 to June 1989:

Total number of allocations: Average number of allocations per year:

4031 1344

1 June 1989 to 31 May 1990:

Number of allocations in the year:

Source: !SIP, MHC

·High Rise Profile -

...

1232

16%

TABLE 10: Length of Tenancy by Vacated Tenancies Between 1/6/89 to 31/5/90 All High Rise Blocks Length of Tenancy

Estate Name and High Rise Block Address Less than 12 months

1 year to 3 years

3 years to 10 years

10 years or more Total

Number of Households Blocks with 1 to 3 bedroom accommodation Atherton Gardens, Fitzroy 90 Brunswick Street 140 Brunswick Street 95 Napier Street 125 Napier Street

6 3 7 2

6 13 5 13

9 10 13 10

2 3 5 3

23 29 30 28

Collingwood Estate, Collingwood 229 Hoddle Street 5 253 Hoddle Street 11 240 Wellington Street 6

12 9 8

9 10 14

3 3 2

29 33 30

Debney Park, Flemington 12 Holland Court 120 Racecourse Road 126 Racecourse Road 130 Racecourse Road

4 4 2 3

8 13 16 12

12 17 15 15

0 1 1 2

24 35 34 32

Elgin & Nicholson Street Estate, Carlton 20 Elgin Street 141 Nicholson Street

0 2

2 2

4 2

1 2

7 8

Emerald Hill, South Melbourne 200 Dorcas Street

Horace Petty, South Yarra 259 Malvern Road 2 Simmons Street 1 Surrey Road

1 1 0

1 2 1

7 3 2

1 4 3

10 10 6

Kensington Estate, Kensington 56 Derby Street 72 Derby Street

2 2

8 13

1 1

20 20

Langdon Park, Richmond 106 Elizabeth Street 108 Elizabeth Street 110 Elizabeth Street 112 Elizabeth Street 139 Highett Street

1 6 6 4 5

9 10 4 8 2

12 21 10 18 10

5 5 1 3 5

27 42 21 33 22

Nelson Heights, Williamstown 235 Nelson Place

North Melbourne/Hotham Hill Estate, North Melbourne 1 33 Alfred Street 13 76 Canning Street 13 14 12 Sutton Street 3 7

13 11 9

1 2 3

28 40 22

Park Towers, South Melbourne 332 Park Street

Reeves Street/.4'gon Street Estate, Carlton 480 Lygon Street 3 510 Lygon Street 5 140 Neill Street 17 Sub Total (1 to 3 br) Percentage

137 16.4

12 19 26

7 7 9

13 1 2

294 35.1

320 38.2

86 10.3

35 32 54

837 100%

Blocks with bedsit accommodation Barkly Street Estate, Brunswick 351 Barkly Street

Crown Street Estate, Flemington 29 Crown Street

Floyd Lodge, Wtlliamstown 63 Hanmer Street

Frank Wilkes Court, Northcote 1 Holmes Street

Gaskin Gardens, Footscray 127 Gordon Street

Inkerman Heights, East St. Kilda 150 Inkennan Street

Kensington Estate, Kensington 94 Onnond Street

King Street Estate, Prahran 25 King Street 27 King Street

3 2

3 5

8 11

8 10

22 28

Layfield Court, South Melbourne 150 Victoria Avenue

Loxton Lodge, Wmdsor 49 Union Street

North Melbourne/Hotham Hill Estate, North Melbourne 159 Melrose Street 8 6

Reeves Street/Lygon Street Estate, Carlton 530 Lygon Street 5

49 12.5

87 22.1

164 41.7

93 23.7

393 100%

186 15.1

381 31.0

484 39.3

179 14.6

1230 .100%

Sub Total (Bedsit) Percentage GRAND TOTAL Percentage

(Source: !SIP, MHCJ