The Common Ground model was originally developed by Roseanne Heggarty in New York in 1990 and is a model of housing that aims to successfully end long-term, chronic homelessness by providing housing with on-site wrap around supports.

Common Ground is not a temporary or transitional service or shelter, rather it is a permanent supportive housing option for people who have experienced long-term homelessness and it mixes accommodation with personalised support. The Common Ground model also includes affordable housing for people who are on low incomes.

Yes, the first Common Ground Canberra opened in July 2015. The six-storey development, located in the Gungahlin town centre, was designed and constructed to support a vibrant, inclusive and diverse community of tenants.

Tenants of Common Ground Gungahlin are part of the Gungahlin community. Of the 40 units in the development, 20 are dedicated to people who have lived experience of chronic homelessness, and the other 20 are affordable rental units, dedicated to individuals and couples on a low income (for example, students or apprentices on low wages).

Common Ground is not public housing. Common Ground is a community housing model and a valuable alternative to public housing in the ACT. Similar to the existing Common Ground Gungahlin, the model will be developed in partnership between government, community and the private sector. The ACT Government will fund construction, retaining the asset, and will contribute to and subsidise the model to enable ongoing funding of staff positions and payment of land rates.

Supporting the development of a second Common Ground will increase the supply of affordable housing and free up crisis accommodation, leading to improved long term sustainable housing outcomes for Canberrans.

The Common Ground model is based on ‘Housing First’ principles which is a proven approach that connects people experiencing homelessness with safe, permanent and affordable housing as quickly as possible and without pre-conditions. It is designed to accommodate a mix of people who are homeless or at risk of homelessness, often with high and complex support needs, and low-income tenants. In addition to single people and couples, the second Common Ground in Dickson will support older women, single parents and families with children.

A key element of the ACT Housing Strategy is to address gaps in our services system and respond to new and emerging groups vulnerable to homelessness. Service delivery gaps were identified during the Housing and Homelessness Summit and the wider consultation process held in 2017. Older women in financial crisis are one of the fastest growing cohorts among the homeless population in the ACT according to the census.

Since 2011 homelessness among women over 55 has risen by 24%. Older women often do not contact homelessness services. Often referred to as ‘the hidden homeless’ women over 55 are more likely to couch surf or stay with relatives. Around 33% of people who seek help from homelessness services are couples and families with children.

Providers in the homelessness sector often have difficulty housing couples together due to the congregate living arrangements of many of our crisis accommodation places. This expanded cohort also aligns with the priority cohorts the ACT Government committed to focus support to under the National Housing and Homelessness Agreement (NHHA), including women in financial crisis and women who have experienced domestic and family violence.

The existing Common Ground Gungahlin is a permanent supportive housing model which supports single people and couples, and includes the provision of case management and in-house support. The new Common Ground Dickson will include services specific for older women and families in addition to the standard Common Ground model of case management support with tenancy management.

Meeting the housing needs of a cohort including families with children will be an important design requirement. Family-oriented support and recreation will be included in the service design, including support to assist with access to childcare, after school programs, and family focussed health and counselling services.

For older women, services may also include linkages to primary and specialist health services for ageing; financial or superannuation counselling; employment and upskilling opportunities; and participation and inclusion activities.

Like Gungahlin, Common Ground Dickson will have a mix of 20 units dedicated to people who have lived experiences of chronic homelessness and the other 20 will dedicated as affordable rental properties.

The Common Ground model separates tenancy and property management. In Gungahlin, Argyle Community Housing provides property management support and Northside Community Service provides support to tenants by collaborating with a wide range of external support agencies, government agencies and community organisations to deliver clinical services, training, employment and education support, as well as life skills and recreational activities and events. Common Ground Dickson will likely have the same support model in place; however, at this early stage, the community organisations responsible for tenancy and property management have not yet been selected. A separate tender process for the procurement of these services is expected to take place in late 2020.

On 7 October 2016, ACT Labor released its ‘Labor’s plan for social housing’ media statement outlining its commitment to continue to build on the renewal of public housing with a series of investments to improve social housing in the ACT. In the media release, ACT Labor outlined that it would “build a second ‘Common Ground’ in Dickson, close to services, job opportunities and the Northbourne Avenue corridor” which was reported by local media. The project is also included in Appendix 2 to the Parliamentary Agreement between ACT Labor and the ACT Greens.

On 23 October 2017, the Minister for Planning and Land Management, and the Minister for Housing and Suburban Development, jointly confirmed that the new Common Ground would be developed within Dickson Section 72. The media release for the announcement is here.

Addressing housing affordability and homelessness has been a long-term commitment of the ACT Government. The ACT Government has committed to establishing a second Common Ground and has identified Block 25 Section 72 Dickson as the site.

The inner north is rapidly changing, and the Dickson Group Centre is an important part of the area. The site for Common Ground is in close proximity to amenities and essential services such as transport, education, employment, retail, health and community services. This location in Dickson will support people from diverse backgrounds who want to access services, play, learn, live and enjoy the area like every other local resident.

The ACT Government has identified Section 72 Dickson as an important urban renewal site, due to its proximity to the Dickson Group Centre, accessibility to public transport, schools, and community facilities. Much of the civil infrastructure and landscaping around the site is also reaching the end of its operational life. The site offers opportunities to support development with economic and social benefits.

The site is currently vacant.

The site is currently zoned CZ6: Commercial and Leisure which does not allow for residential development on the block. Development of Common Ground Dickson on Block 25 Section 72 Dickson requires a variation to the Territory Plan. DV367 seeks to rezone Block 25 Section 72, Dickson to CFZ Community Facilities zone to facilitate development of the Common Ground housing model. Any variations to the Territory Plan are subject to a separate, statutory consultation process, with members of the public able to provide comment. For more information, visit the Environment, Planning and Sustainable Development Directorate’s Draft Variations web page.

Engagement through 2018 identified that the community valued improved connections through Section 72 Dickson. Two new roads have been incorporated into the design of Common Ground Dickson, to the north and south of Block 25. These roads will serve as access roads to the Common Ground building and, in the future, can be extended as through-roads.

Block 25 Section 72, Dickson is not recorded on the Environment Protection Authority’s contaminated sites management database or geographic information system. Nor is the site recorded on the Register of Contaminated Sites under section 21(A) of the Environment Protection Act 1997.

In 2010 the Canberra Space Dome and Observatory was destroyed by fire. The buildings contained asbestos but the records held by the Environment Protection Authority (EPA) show no record of receipt of a clearance certificate following demolition and clean-up of the site.

A Phase 2 environmental assessment of the site was carried out in 2014 which concluded that the site would be suitable for land uses permitted under CZ6: Leisure and Accommodation on the condition that an asbestos management plan and unexpected finds protocol were implemented prior to any earthworks on the site.

Based on a 2019 preliminary site investigation it is considered that the site is still suitable for the existing zoning (CZ6). Based on the 2014 environmental assessment and the absence of any significant changes, the site is also considered suitable for standard residential and other sensitive land uses such as childcare centres. This was conditional on a Construction Environmental Management Plan be prepared detailing that an asbestos management plan and unexpected finds protocol were implemented.

There is one Regulated tree on Block 25 Section 72 Dickson. The proposed roads shown to the north and south of the Common Ground building are wholly located within the Block 25 boundary. The proposed stub roads (no through roads) do not impact on the Regulated tree within the block, nor any trees outside the block boundary. A tree management plan will be prepared as part of the development application to ensure any impact from construction works on trees outside the block boundary are considered.

Common Ground Dickson has been designed to retain the many valuable trees surrounding Block 25, including the Quercus Suber (Cork Oak) and Eucalyptus Maidenii (Maiden’s Gum) trees to the south, and optimise access and views between the development and these surrounding landscape areas. The established landscape setting of Section 72 Dickson also provides a visual buffer between the proposed development, the Dickson channel and nearby residents along Dumaresq Street.

Feedback from the community on Section 72 clearly identified the importance of the green spaces. Urban renewal planning will maintain and enhance the established landscape character of the area, including the more than 800 trees within and surrounding the site. Significant trees, including the Cork Oaks to the south of Block 25, are protected.

Future road and shared space connections beyond Block 25 will be subject to further community engagement, planning and design to be undertaken as part of the future Section 72 Dickson urban renewal. A landscape plan will be developed as part of the Estate Development Plan. This plan will look at opportunities for enhanced green spaces, active nature play, further pool forecourt improvements and an additional pedestrian bridge over Sullivan’s Creek.

In instances where it is necessary for trees to be removed replacement plantings will be proposed in the landscape plan to maintain and enhance the existing landscape character, as well as maintain canopy cover, species suitability, public safety and enjoyment.

The total area of the block is 6,968m². Once allowances were made for future roads, retention of trees and easements, the developable area of the block was reduced by 40% to 4,234m². During the 2018 community engagement, it was discussed that Block 25 may be used for a mix of developments, to include Common Ground Dickson and potentially other types of residential uses. Due to the reduced block size, the decision was made to keep Block 25 for the sole purpose of providing a thoughtful design for Common Ground Dickson, addressing as many of the community’s comments as possible.

The indicative gross floor area of the new building is 8,813m². The design includes 40 Class C Adaptable units, with a mix of 1, 2 and 3 bedrooms, and a flexible space on the ground floor, with commercial height ceilings, to enable a range of potential uses including community use (to support a range of possible services on the ground floor) and social enterprise such as a café and other non-retail commercial uses (offices, craft workshop, etc).

Responding to concerns about overshadowing/ overlooking to Sullivan’s Creek and residents of Dumaresq Street, the tallest building element of 6 storeys runs along the north/south axis. The height of the rest of the building varies from two to four-storeys across the block.

The indicative siting and design of the building responds to community engagement feedback received throughout 2018, as well as the draft concept plan prepared for the broader Section 72 Dickson by EPSDD and its consultants, including:

• indicative future roads to the north and south of Block 25 (to facilitate connection from Hawdon Place through to Rosevear Place through two east-west axes)
• predominantly two-storey height limit to the southern boundary (responding to concerns about overlooking from the private residents on Dumaresq Street)
• concentration of height – to a maximum of 6 storeys – along the north/south axis of the block (responding to concerns about overshadowing to Sullivans Creek)
• creation of a public plaza to the northwest of the block (to facilitate a future central ‘heart’ for the section).

The Territory Plan contains provisions to minimise and manage issues associated with overshadowing, overlooking and privacy, wind tunnel effects, noise and lighting. These provisions stipulate minimum distances between balconies and primary windows as well as requirements for screening at the interface with other residential areas to protect access to sunlight. We have developed a Shadow Diagram to show the impact of any potential overshadowing that the built form may cause.

The safety and security of residents is paramount, and this is reflected in the thoughtful design of the new building. The design also enables passive surveillance of the surrounding areas, in response to feedback from the community.

Due to the inclusion of northern and southern boundary roads to ‘future proof’ the site for any future development within Section 72, and in order to keep the existing trees on the block to preserve the green space and natural buffer that the tree line provides, the block size has been reduced by 40% from its original size. This means that there is a six-storey element running along the north-south of the block, with the remainder of the building two to four storeys. The new building has been designed with interfacing to the public realm and links to the rest of the section front of mind. The design of the building is sensitive to the natural and built environment that surrounds it, and reflects the increasingly urban form of the Dickson Town Centre.

The units which are west-facing are exposed to the sun during summer. These units have been designed with deep set balconies which allows the roof to provide some measure of protection and the windows will be double-glazed. Other sustainability measures considered in the design include:

• cross flow natural ventilation to apartments
• northern orientation to the vast majority of apartments
• single loaded corridors to allow natural light and ventilation into shared spaces
• reduced basement car parking with secure bike lock up to promote public/alternative transportation options and active travel routes in the area
• increased building mass to allow for greater green space on the ground floor plane of this site (more garden and trees)
• shared community gardens which may support food production
• a generous and inviting light-filled central stair to promote and encourage tenants who are able to use stairs instead of the lifts
• rainwater harvesting and storage
• double glazing on windows
• maximised insulation

Common Ground Dickson is well serviced by public transport (bus services along Antill Street), is within walking distance of the Dickson Group Centre and all its shops, services and facilities (about 900 metres) and the light rail along Northbourne Avenue is some 1.4km or 15 minute walk away. The bike path on the other side of the stormwater drain connects to the bike path network into the city and there will be bike parking facilities available in the basement.

We are exploring the use of high quality, durable and sustainable materials that enhance the streetscape and complement the identity of the area.

Material options currently under exploration include:

- brick

- pre-cast concrete

- timber (only on soffits or areas of low maintenance)

- prefinished metal cladding

The design includes 40 car spaces located in the basement which will be dedicated resident car parks. The design currently shows 18 on-street parking spaces, but the number will be subject to final road network design. The design allows for less car parks than is required under the Parking and Vehicular Access General Code; this is due to the sites proximity to public transport options available along Antill Street (approx. 200m) and Northbourne Avenue and Cape Street interchange (approx. 1.4km) and walking distance to essential services at the Dickson Group Centre (approx. 900m). There will be bike parking facilities in the basement.

The urban renewal of Section 72 will deliver updated infrastructure to replace ageing assets, demolition of vacant disused buildings and facilitate the construction of some new buildings on vacant Government-owned land. These changes are expected to deliver a range of benefits to the community; is not anticipated there will be any decrease in surrounding property values as a result.