Possible appeal for North Hobart social housing after Hobart City Council rejection, despite advice it was suitable

There’s still hope a social housing project in North Hobart will be able to go ahead, after the Hobart City Council went against the advice of planning experts and rejected it. Latest.

Judy Augustine

@JudyAugustine

5 min read

May 10, 2024 - 11:45AM

Artist's impression of a social housing building on Argyle St. Image: Maguire + Devine Architects.

Tasmania

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The developer behind rejected plans for social housing in North Hobart say they’ll likely have to take the council to the tribunal.

The plans for 38 new studio apartments at 210-218 Argyle Street were refused on Wednesday, despite advice from planning experts it was suitable.

St Vincent de Paul Society (Tas) CEO Heather Kent said the decision was a disappointing one, especially for the women who would have been housed.

“I walked out of the council chambers last night onto Macquarie Street … it was a cold, damp night,” Ms Kent said.

“I said to those around me, I feel for those women that are in tents up on the Domain tonight that are going to hear the decision of council and what it means for them and their future.

“There are many other women remaining in unsafe circumstances in their homes, simply because there is no where else to go.”

Heather Ken CEO Vinnies Tasmania with Siobhan Fernantzen project director Faction Consulting at the Argyle Street Vinnies in Hobart. Hobart City Council have knocked back a proposed development at the site by Vinnies Tasmania with the store already in the process of moving locations. Picture: Nikki Davis-Jones

Ms Kent said the charity was now considering its options.

“Going through that as an appeal for the next stage, we’re just getting advice on that,” Ms Kent said

“We don’t want to have to go down the appeal path, it’s lengthy, it’s costly for everyone involved and fundamentally it delays the outcome for the women who need it.”

If the tribunal process is too long, it could put the funding for the project at risk.

“There are timeline parameters associated with this,” Ms Kent said.

“The funding that’s available is something that’s precarious to us, we know we were lucky to achieve that, it’s a competitive process.”

“We lobbied hard, we knew that there was need and we knew that our proposal was strong.”

Ms Kent said there had been a great deal of consultation on the project, including the council’s urban design advisory panel.

“It was really important we listen, whether it’s the nature of right of way, looking at parking, colours, these were all thingswe took on board and many of these things were featured in the conditions,” Ms Kent said.

“This isn’t something that’s just been conceived on the fly, there’s been a lot of thought and consultation.”

Tenants Union of Tasmania principal solicitor Ben Bartl said inner city social housing was desperately needed.

“The Council’s decision to reject housing for disadvantaged older women is a disgrace when you consider the housing affordability crisis being faced by many Tasmanians,” he said.

Ben Bartl principal solicitor Tenants Union of Tasmania. Picture: Nikki Davis-Jones

“Over the last six years there have been more women listing family violence as the reason for their homelessness and yet overthe same period less housing has been made available.

“With the national spotlight on family violence, the Council had the ability to be a part of the solution by approving thedevelopment of housing for older women including those who are escaping family violence.

Council crushes crucial housing project in favour of North Hobart neighbours

May 9, 11:45am

The Hobart City Council has voted against a major social housing project, for women over the age of 50, despite recommendation from its own planning experts the development was suitable – and its refusal likely means government funding for the project will be lost.

At 210-218 Argyle Street, North Hobart, a five storey building, with 38 new studio apartments across four levels, was proposed.

The project was a joint proposal by the St Vincent de Paul Society and Amelie Housing.

Amelie Housing manager Jonathon Armstrong said the development would provide much needed housing for a vulnerable cohort.

“Across Australia we look to restore the hope and there’s no disputing the fact that women over the age of 55 are the biggest at risk cohort at the moment for homelessness, and what we’re doing is creating a safe space,” he told the committee on Wednesday.

Artist's impression of a social housing building on Argyle St. Image: Maguire + Devine Architects.

The project had secured funding from Housing Tasmania, but it was contingent on timing.

“The timing of development approval, because it is attached to the Housing Affordability Future Fund, is quite critical,” Faction consultant Siobhan Fernantzen told the planning committee on Wednesday.

A number of residents from North Hobart made deputations to the committee, raising concerns about height, bulk, overshadowing and privacy.

There was suggestion the development be reduced by at least one level.

But the application was recommended for approval by the council’s planning experts, who proposed more than 20 conditions be attached to the permit.

Artist's impression of a social housing building on Argyle St. Image: Maguire + Devine Architects.

Despite the project being deemed suitable for the area, and potential issues considered to be mitigated by conditions, five elected members, Marti Zucco, Louise Elliot, Ben Lohberger, John Kelly and Louise Bloomfield, voted it down.

Mr Kelly said he was concerned about privacy and overshadowing

“I’m all for development, I’m a developer, but to me this is just so deficient in so many areas,” he said.

“We’ve got neighbours, they’ve been here for over 30 years … they’ve said reduce the height by two levels

“In the spirit of what they want, in the spirit of what we need with social housing, I think really we could do much better than this.”

City of Hobart Councillors, John Kelly. Picture: Chris Kidd

Ms Elliot said she also would not support the social housing development.

“From my perspective I find there’s too many things that are awkward and could be improved,” she said.

“Overall I think there’s so much scope to rework the design.

“It is glaring and the bulk does stand out and I do feel for the amenity of neighbours”

Hobart Lord Mayor Anna Reynolds said concerns raised by the urban design advisory panel (UDAP) were minor.

“Compared to some of the other proposals that people have supported recently, this UDAP report is not scathing and I think most of the concerns UDAP’s raised can be addressed through conditions,” she said.

Hobart Lord Mayor Anna Reynolds at Town Hall. Picture: Chris Kidd

“This is such important development for housing and for homelessness. We have a housing crisis.

“This sends the wrong message to developers, to housing funders, to the social sector, to people who are experiencing homelessness.

“It really is a flimsy reason for refusal just on basis of three metres over the current limits.”

Mr Zucco suggested deferring the item to encourage the developer to make changes, but given the time constraints, which would affect funding, the applicant could not agree to this.

A council officer also pointed out there was little which could be changed without the need to start from scratch.

“The changes that could be made if it is deferred would be relatively minor, if there were going to be significant changes, that would be a new application,” she said.

“There’s not much you can do to tweak an application … they would need to start again.”

The developer now has the option of challenging the decision in the tribunal, which could leave the council liable to pay for legal costs.