Brisbane Common Ground (BCG) delivers long term affordable housing with integrated and voluntary support services for individuals and families who are at risk of, or experiencing, homelessness or who suffer from a disability, including mental health and addiction. Located on the site of a former seafood market in South Brisbane, the multi-story, mixed-use building combines supportive and affordable housing with retail/commercial and community spaces within close proximity to public transport, community services, employment opportunities and cultural precincts. This housing first project was Queensland’s first housing-led initiative for people who have experienced long-term homelessness.
BCG involves a collaborative public, private and community partnership consisting of Common Ground Queensland, Micah Projects, Grocon, Queensland Government and the Commonwealth Government. The housing model was developed on the New York-based Housing First program Breaking Ground (formerly Common Ground).
Common Ground Queensland managed the construction phase of BCG and continues to operate the tenancy management component of the Housing First program. Micah Projects is responsible for providing a range of support and advocacy services to BCG tenants.
Built Form
The 14-story congregate housing model includes 146 residential units, three ground-floor retail/commercial tenancies as well as on-site offices for tenancy management and support services.
The multi-unit building includes 135 studio apartments and 11 one-bedroom apartments. Each unit is self-contained, fully furnished with a private balcony and meets the Queensland Government’s universal design principles. The entire complex is wheelchair accessible, and 33 units meet the Australian barrier-free, adaptable design standards (AS4299).
BCG meets a 6-star Building Energy Rating Scheme (BERS), with units ranging between 6 and 8.5 out of a possible 10 BERS rating. The building is equipped with solar panels and motion sensor lighting to maximise energy efficiency. A 130,000-litre rainwater tank is stored in the basement, providing additional environmental and cost-saving benefits.
All residents have access to communal spaces such as a tenant lounge, billiards room, reading room as well as a rooftop function room with an adjoining roof terrace equipped with a barbeque, vegetable gardens and views of the city skyline. There is also a function room where weekly dinners are hosted. Tenants also have exclusive access to special training and creative spaces, including an art studio and computer room.
Financial details
Funding for the development of BCG was provided by the Commonwealth and Queensland government. Under the 2008 Building Economic Stimulus Plan, the Commonwealth Government committed funding for land purchase, building design and construction. Additional capital grants for the building and sustainability features were delivered by the Queensland Government.
The construction of BCG was delivered at cost by Grocon Constructors. The final cost of the project was $47,062,997, including land of $9,500,000. Grocon has also completed the Common Ground complexes located in Melbourne and Sydney. The approximate build cost for each self-contained unit is $250,000.
Three components constitute the ongoing funding model for Brisbane Common Ground. Ownership costs are managed by the Queensland Government, which include maintenance, servicing and upkeep of the building. Common Ground Queensland manage the property and tenancy management costs (including lease costs). The state government also fund the on-site support services through the National Homelessness Agreement (formerly National Partnership Agreement on Homelessness) which are managed by the Micah Project. The support operation does not have an income source other than grant funding from government and in-kind donations.
According to an independent 2013 evaluation, Brisbane Common Ground’s Housing First model saved the community $13,100 annually per tenant compared to the ‘treatment first’ approach. Importantly, the findings show that BCG tenants experienced fewer mental health episodes, visits to the emergency department, interactions with the police (both as a victim and offender), and nights spent in custody. In this respect, the reduced pressure on acute services frees funds that could be used to scale up effective Housing First programs such as Brisbane Common Ground.
Nonetheless, the evaluation also suggested that BCG will not be sustainable over the longterm without either additional grants or another source of income.
Property and tenancy management
Approximately 50 per cent of BCG housing have been allocated to tenants who have experienced homelessness. The remaining units are offered as social and affordable housing, with rents set at less than 30 per cent of income. BCG housing is permanent and not conditional in support service engagement. All tenants have the stability of a General Tenancy Agreement in their name. As of May 2021, BCG is home to 390 tenants.
On-site support services offer a holistic, person-centric service to tenants who require support to remain housed and achieve their goals and aspirations. Working collaboratively, Common Ground Queensland and Micah Projects aim to strive to create the greatest degree of empowerment and independence for BCG tenants.
A concierge service is provided 24 hours a day, seven days a week, to ensure welcoming but controlled access to BCG — offering an additional layer of tenant security.
To date, the average tenancy length at BCG ranges between 2 to 5 years. In most cases, clients have transitioned from the housing program to the private rental sector or to live with family.
Further information:
Building on the success of BCG, Common Ground Queensland is in the process of launching the Supportive Housing 4 Families (SH4F) pilot program. SH4F. Herein, Common Ground Queensland head lease housing from private rental landlords to provide scatter-site supportive housing to families experiencing or at risk of homelessness.
For further information about Brisbane Common Ground and the SH4F pilot program, please visit: https://www.commongroundqld.org.au/
Additional resources for this profile
BCG profile — Grocon Construction: https://www.grocon.com/project/common-ground-brisbane/
BCG Architecture profile video: https://vimeo.com/242172600
‘Two Lives’ BCG Documentary — Common Ground Queensland and Micah Projects:
BCG – Micah Projects video:
