Canberra's old, leaky buildings costly to keep: HIA's Neil Evans

I was pleased to see the redevelopment of the Northbourne Avenue public housing precinct started this week with the demolition of two towers of flats.

To get to this point has taken a considerable amount of time given this project will enhance the entry to the city, create jobs in this area and get rid of those old, leaking, dangerous, run down, unhealthy and ugly buildings.

HIA agrees with the ACT Government these buildings should not stop the redevelopment of Northbourne Avenue and all but a few should be kept. With the remaining few, if repairs and maintenance are undertaken, we will see repair costs go through the roof.

There are many reasons why we will see cost blowouts on these old buildings but I will focus on a few. Regulations require the entire building to be compliant with the current National Construction Code (formerly referred to as the Building Code of Australia) if you are repairing or carrying out work on more than  50 per cent of a building.

Technical shortcomings will need to be verified by consultants and engineers and rebuilt to comply with the latest version of the code. 

Firstly the structural provisions of the footings and the building would have to be assessed against various Australian standards. Suitable fire resistant systems would be needed and walls separating flats require the right level of fire resistance.

Escape paths and exits along with stairs and balustrades may also need upgrading as would access for people with disabilities. Firefighting equipment, smoke alarms, emergency lighting and exit signs might need to be added. Proofing against the damp and weather might have to be undertaken and ceiling heights, light and ventilation will need to be assessed against current regulations while sound insulation between flats may have to be installed.

Then all the energy efficiency rules must be incorporated. Insulation is needed in ceilings and walls to make them compliant, with windows and doors to be installed that feature energy efficient glazing.   All the sewage and plumbing would have to be checked and made compliant, where required. All the electrical fittings, wiring and circuit boards would need replacing. New roofing and gutters would also need replacing.

The cost to upgrade these buildings is going to be very expensive. I do recall a survey conducted by the The Canberra Times a little while ago and, if my memory is correct, I think nearly 90 per cent of people surveyed were in favour of the demolition proceeding. I hope when these high rebuild costs come in it won’t just be left to the ratepayers to cover the bills.  It would be good if the ACT National Trust branch and the Heritage Council cough up some money towards it too.     

* Neil Evans is the Housing Industry Association’s ACT and southern NSW executive director