Department of Housing Feasibility Study by grace.e.thompson1

BENTHAM STREET feasibility study PREPARED BY grace thompson

EXECUTIVE SUMMARY

01 OBJECTIVES

This report will investigate the feasibility of a development for the Department of Housing, which explores increasing density on a property which is in a low density neighbourhood of Brisbane. The Department of Housing has commissioned several architects to consider different sites of a block within a typical ownership pattern. This report will consider the feasibility of a development on 5-7 Bentham Street, Mount Gravatt. Other sites being analysed by other architects have also been indicated below.

RE RN

BU ST ET

OR ITF

M AM

E TR

N BE

02 CONTEXT 09 Urban context 10 Demographics & Character 11 Regulatory context

03 DESIGN 13 Terrace Houses 14 Twin Apartments

D NS

R ST

04 Refining Objectives 05 Research 06 Project Criteria

04 ANALYSIS 16 Local planning requirements 17 Response to local character 18 Response to local climate 19 Liveability 20 Accessibility 21 Privacy & Safety 22 Construction 23 Cost & Yield

5-7 Bentham Street, Mount Gravatt

05 Next Steps

Sites being studied by other architects who have been commissioned for the same feasibility study.

26 Recommendations 27 Return brief

06 References Feasibility Study| Grace Thompson

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Feasibility Study| Grace Thompson

CLIENT OBJECTIVES

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1.1 REFINING OBJECTIVES PROJECT BRIEF

RESEARCH OBJECTIVES

DEFINE OBJECTIVES

KEY ELEMENTS OF BRIEF

DEPARTMENT OF HOUSING

STATE & LOCAL GOVERNMENT

DETAILED OBJECTIVES DEFINED

The below items are a breakdown of the project brief and indicate the critical requirements that all options must fulfill. However, in order to propose a meaningful option it is essential to gain a greater understanding of the clients objectives & how that fits within broader plans of the local and state government. The following research will inform the schematic design & feasibility of any potential project.

Research the Department of Public Housing publications to gain a more detailed understanding of their objectives and priorities. These objectives will inform the design, analysis and feasibility of this project.

Research Queensland government and Brisbane City Council planning requirements to gain a greater understanding of the context this project will belong in. Complying with this will improve the ease of planning approval and community approval.

In order to successfully design and analyse the feasibility of this project, it is essential to develop a framework which aligns with the clients objectives. This research is the culmination of project requirements, detailed understanding of the department of housing priorities and the local and state government housing objectives.

#01

#02

#03

INCREASE THE DENSITY accommodates two (dual occupancy) or more dwellings which meet the Department of Housing design requirements. CODE PERMISSIBLE - sits within code permissible building envelope prescribed for low density planning guidelines

REPLICATE - sits on one lot with the potential to be replicated across similar sites and adjoining sites while maintaining positive contribution to community & neighbourhood

Feasibility Study| Grace Thompson

HOUSING ACTION PLAN

1.2 - Strategy to respond to increasing house prices and corresponding reliance of government support for housing

DEPT. HOUSING DESIGN GUIDE.

1.3 - Championing safer, more comfortable and easier to access home for all people. Standard accessibility requirements for housing projects.

LIVEABLE HOUSING DESIGN GUIDE.

1.4 - Principles of design and particular requirements for department of housing projects.

Q DESIGN MANUAL

1.5 - Queensland design principals for crafting successful streets, places and building.

BUILDINGS THAT BREATHE

1.6 - Responsive subtropical design strategies that demonstrates the best elements of living in Brisbane

BRISBANE CITY COUNCIL

1.7 - Intentions of the multiple dwelling code and how that can sit comfortably within a low density neighbourhood

SITE & CONTEXT

Understanding and working with local climate, existing place and community values

QUALITY & AMENITY

Creating great places that people enjoy living in and are happy to live next to.

COST & YIELD

Provide increased density, quality, sustainability and affodability requirements of the department of housing

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These design principles are ordered to assist the design process. They begin with a general residential diagram illustrating the design approach, followed by design principles and finally, address more detailed matters.

1.2 QLD HOUSING &

The order does not imply relative priorities. There are many points of overlap and interconnection. All design issues are important.

1.3 DEPARTMENT OF HOUSING

PURPOSE OF ACTION PLAN With booming house prices and increasing rent prices, there is also increasing reliance on the state government for housing support. This document provides an action plan to deliver safe, appropriate and sustainable housing outcomes for Queenslanders. This diagram below illustrates the key values of the report.

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Sometimes, the pursuit of one principle may compromise another. Site responsive dwelling design In such cases, a shared consideration with the State is required to Access to the front door versus private space determine the desired priorities in that particular case as laid out in Individual dwelling designs must respond to and work well in their On a corner site, housing must present well to both street frontages. the Project Agreement, or project initiation brief. Visitors individual site situation taking into account climate as well as must have direct access to the front door without movin Back to back relationships, which context. do not 'expose' backyards, may through private outdoor space or the back yard first. The visua neighbourhood

HOMELESSNESS ACTION PLAN (1)

DESIGN GUIDELINES

Enhance local streetscape

Contribute to local amenity

SAFE, APPROPRIATE, & SUSTAINABLE HOUSING OUTCOMES

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BUILDINGA STRONG AND DIVERSE HOUSING SECTOR

Better designed for local climate and reduce reliance on mechanical heating and cooling

PERSON CENTERED

street or clearly signalled by the design of the dwelling. It should not be easy or likely that a visitor or resident will get confused or lost.

Legibility is an important contribution to more secure housing. As an element of universal design, the way into a group scheme must be This diagram represents the provision(3)of spaces or zones Interpreting the diagram: Space A represents the road, public access. Design (3) must bePrinciples obvious, sight lines clear along paths, and the front doors changing degrees of privacy and control, illustrating the tran Space B typically represents the front garden and driveway. Space C of other dwellings must be visible or clearly signalled from shared from the public realm (usually a street) to the private territory o These design principles are ordered to assist the design process. represents the dwelling, and Space D the back yard. dwelling and its to spaces. Apartments may achieve the intent ( pathways by both the built form and its detailing. Legibility may Equitable design create the feeling They begin with a general residential diagram illustrating the design the literal interpretation) of this diagram by successfully consid improve community acceptance of denser group housing. responsive dwelling both followed by design design, principles and finally, address more (2)(3) Siteapproach, 7 each household ‘got a fair go’ orbyis unwelcom Inthat apartment or cluster developments, access the relationship and transition between public, communal detailedand matters. climatic contextual outsiders through the site must be prevented or the path must b ‘a littleinternal special’ spaces. Fitting intointo the Neighbourhood The order does not imply relative priorities. There are many points formalised a public street relationship.

Dwelling faces the street or public realm of overlap and interconnection. All design issues are important. Allow for household personalisation Housing must ‘fit in' to the neighbourhood not then unduly If access becomes formalised into a publicand street, thedraw housin to encourage neighbourhood watch Sometimes, the pursuit of one principle may compromise another. Climate responsive design - orientation, attention to itself. must face and overlook it. The access has become a 'frontage' t Site responsive dwelling design In such cases, a shared consideration with the State is required to internal layouts, materials, ventilation, which the design must respond. The design must achieve this through form, scale, variety, attention Legible entry whichpriorities doesinnot determine the desired that compromise particular case as laid out in Individual dwelling designs respond to and work well in landscaping, screening. to detail, appearance, setbacks and must general relationship to the the Project Agreement, or project initiation brief. private outdoor spaces

Promote rights, choice, control, accessibility and inclusion

Unambiguous territory

Support, strengthen and empower people Provide stable, sustainable, affordable, long-term housing to help people stay in their homes and achieve better life outcomes

public realm.individual site situation taking into account climate as we

Indoor/outdoor neighbourhoodconnection context.

This principle does not require stylistic imitation of adjoining houses, repeated ofhealthy a single design (unrelated to site condit and protect significant nor Retain does it The require an 'inuse your face' assertion of a different style, neighbourhood context, orientation, group layout, etc. particularly trees if it is just for the sake of difference.

Crime Prevention Basic approach through Environmental Design - facilitate casual surveillance, unacceptable. All housing must be consistent with the central principle, expressed It does require that and the project avoid doing things that stands it apart housing not hidden from the public realm Innovation normality - seek in the following diagram: fromadvancement everyone else in ways associated quality outcomes. but only towith belower better, (3) not purely different or to Facing the street or be parkattention seeking In all projects, housing adjacent to the street or public realm Individuality, variety and scale ‘face' it, both functionally and visually. Facing the public r

Enhance well being of residents

Seek opportunities to improve housing

Indoor/Outdoor Connection

A direct connection to outdoor living is important for the Queensland climate.

encourages and allows 'neighbourhood watch'. It is norma

Housing must not be expressed externally in a standardised way. houses to face the street. (3) be Artful and affordable variations in form, colour and detailing must used to avoid a 'one design repeated many times' impression.

For example, dwellings which are much smaller than existing There must be both a direct visual and a direct physical access neighbours might be designed into groups that are neither too large relationship between the dwelling’s living/dining area and the private nor too small. This should fit more comfortably in the neighbourhood the diagram: A occupants represents the public access. into the Space neighbourhood without outdoor Dwelling livingInterpreting space.fits It is not acceptable for androad, visitors context. Variations within a street or group development may aid in Space B typically the front garden and such driveway. C to only access outdoor living represents space through service areas as Space its legibility. drawing undue attention to itself. Similar represents the dwelling, and Space D the back yard. or kitchens. 1. Department of Communities, Housing and Digital Economy. (2021) laundries scale, variety, appearance, setbacks and 2. 3.

Feasibility Study| Grace Thompson

Respond to the characteristics of the site

within the complex and beyond. every Queenslander has access to a safe, Facing the street or park secure, affordable and livable home In all projects, housing adjacent to the street or public realm must that meets their and ‘face' it, both needs functionally andenables visually. Facing the public realm Legibility encourages 'neighbourhood watch'. It is normal for participation in and theallows social and economic houses to face the street. The front doors of houses facing streets must be visible from the life of our prosperous state.”

SERVICES & SUPPORT TO MEET PEOPLES NEEDS

well designed and constructed

Growth, sustainability and innovation in community housing

Create for each with must not b privacy privacy of the private outdoorapartment space and backyard

liveability to ensure the design neighbourhood of the dwelling must respond appropriately.

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Greater availability, diversity and quality of housing

Stable, sustainable, affordable, longer-term housing

PURPOSE OF GUIDELINES improve security while improving privacy.

The repeated use of a single design (unrelated to site conditions, careful consideration of location, design compromised. (3) “This guide supports theside aim to create It is usually less attractive to presentcontext, the or back of agroup dwelling EMPOWER COMMUNITIES Basic approach neighbourhood orientation, layout, etc.) is to the street. Only in unacceptable. extreme circumstances should housing present and ensure no neightbours greater housing choice and diversity, TO DEVELOP LOCAL It isscreen importantto that private external space be as private as possible All housing must be consistent with the central principle, expressed its side or back on the public realm, and then only as little as privacy is impaired. Both neighbours This can also improve security. respond to local needs and improve SOLUTIONS in the following diagram: possible. These circumstances must be agreed with the State and

PLACE BASED

STRONG PARTNERSHIP

from the public realm (usually a street) to the private territory of the dwelling and its spaces. Apartments may achieve the intent (if not the literal interpretation) of this diagram by successfully considering the relationship and transition between public, communal and internal spaces.

Queensland Housing and Homelessness Action Plan 2021-2025. Queensland Government. Capital and Assets, Housing Services. (2015). Design Standards for New Construction (Social Housing: Houses and Apartments). Queensland Government. Building and Asset Services, Department of Housing and Public Works. (2017). Social Housing Design Guide (Minimum Standards and Requirements). Queensland Government.

relationship to public realm

Express individuality, variety and scale Street design not to be dominated by car parking

Planting and turf Trees and plants: -

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Contribute to the microclimate of the site and/the locality5 page Improve the appearance of front gardens Provide definition and amenity to private spaces

1.4 LIVEABLE HOUSING

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1.5 QDESIGN

DESIGN GUIDELINES PURPOSE OF GUIDELINES

Championing safer, more comfortable, and easier to access homes for everybody, everyday, at all stages of life. A liveable home is designed to: o be easy to enter o be easy to navigate in and around o be capable of easy and cost-effective adaptation o be responsive to the changing needs of home occupants CORE DESIGN FEATURES / ELEMENTS #01

A safe continuous and step free path of travel from the street entrance and / or parking area to a dwelling entrance that is level

#02

At least one, level (step-free) entrance into the dwelling.

#03

Internal doors and corridors that facilitate comfortable and unimpeded movement between spaces.

#04

A toilet on the ground (or entry) level that provides easy access.

#05

A bathroom that contains a hobless shower recess.

#06

Reinforced walls around the toilet, shower and bath to support the safe installation of grabrails at a later date.

#07

Stairways are designed to reduce the likelihood of injury and also enable future adaptation.

Feasibility Study| Grace Thompson

1.7 BRISBANE CITY

GENERAL

9.3.14.2 Multiple Dwelling Code Purpose

Be inspired by local place, character, form and culture Map the valued assets Work with natural topography Interpret locally distinct building traditions Create contributory community value

No mobility features / with stairs

LHDG GOLD

Work with & enhance natural systems, landscape character & biodiversity Work with established eco & hydro systems Apply best practice water sensitive design Conserve and protect Ensure there is adequate space for vegetation

- Minimum standard - Located entirely on accessible level ground - Accessible doors & clearances as per LHDG Gold - Wall reinforcements for future retro fit - Step free shower

Create well defined, legible & connected streets and spaces Part of a well connected network A range of street and space scales Fit for purpose Provide shade and shelter

LHDG PLATINUM

Create great places for people to live Offer choice, diversity, and mix Make mixed use viable Easily accessible Create ‘life on the street’ Prioritise the needs of children and elderly Crime prevention through environmental design (cpted)

- 30% of all dwellings - Located entirely on accessible level ground - Increased circulation as per LHDG Platinum - AS1428.1 compliant internal - Fully accessible kitchen and bathroom

Queensland Government Architect, Department of Housing and Public Works. (2018). QDesign (Principles for good urban design in Queensland).

a - Development has a site area and frontage width that is sufficient for the scale and form of a multiple dwelling development, to deliver a comfortable living environment with minimal impacts on neighbours. b - Development is orientated and designed to contribute to a safe, attractive and walkable neighbourhood. d - Development does not isolate or negatively impact on the development potential or future residential amenity of adjoining sites. e - Development has a bulk, scale, form and intensity that is consistent with the existing and intended neighbourhood structure for the area as expressed by zone, zone precinct and neighbourhood plan outcomes, i - Development provides setbacks and separation of buildings that contribute to the amenity of residents within and adjoining the site and to Brisbane’s high-quality subtropical streetscapes and public spaces. j - Development in or adjoining lower density residential areas uses side boundary setbacks and built form height transitions to manage the interface with those areas and reflect the amenity, form and character and subtropical landscape of those areas. k - Development positively contributes to the amenity of the immediate streetscape and pedestrian environment with highly articulated building facades, varied roof form elements, high quality landscaping at the front of the site and direct pedestrian access from the development to the street. m - Development of adaptable housing meets the needs of the community now and into the future.

Deliver diverse development forms and density Respond to human scale Vary development diversity Create buildings that contribute to the quality and character of the street Work well with neighbours Prioritise occupant amenity

Please note that these dwellings are also required to comply with NCC, BCA, and relevant Australian Standards. This preliminary research is to gain an understanding of the qualitative requirements of the project.

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COUNCIL PLANNING

Be climate responsive Take advantage of the local climate Maximise natural light Reduce the extremes of temperature Use moveable elements to maximise comfort

3 levels of mobility features:

Liveable Housing Australia. (2017). Livable Housing Design Guidelines. Livable Housing Australia.

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p - Development provides vehicle parking and manoeuvring areas which are located and designed to integrate into the site and building q - Development manages its interface with adjoining residential uses to mitigate amenity impacts including protecting visual privacy through appropriate separation of buildings and screening 3.

Brisbane City Council City Plan 2014, Part 9 Development Codes, 9.3.14 Multiple Dwelling Code

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1.8 PROJECT CRITERIA & CLIENT OBJECTIVES

SITE & CONTEXT

QUALITY & AMENITY

COST & YIELD

Feasibility Study| Grace Thompson

1.1

LOCAL PLANNING REQUIREMENTS

1.2

o Building envelope o Site coverage o Deemed to satisfy provisions for site area & frontage

2.1

3.1

LIVEABILITY o o o o o

Indoor-outdoor connection Human scale Flexible living Delightful Personalization

CONSTRUCTION o Materiality o Repetition o Ease of construction

LOCAL CLIMATE o o o o o

2.2

3.2

1.3

Orientation Views Ventilation Shading & protection Landscaping

ACCESSIBILITY o o o o

Universal design strategies Diversity & choice Entry Legibility Car / bicycle access and parking o Connection to public transport

COST & YIELD o Cost & yield o Department of Housing dwelling type requirements o Local market comparison

LOCAL CHARACTER o Inspired by place & locally distinctive buildings o Domestic scale, doesn’t dominate street o Contribute to community value and quality of street

2.3

3.3

PRIVACY & SAFETY o Passive surveillance o Private outdoor space o Privacy between dwellings & neighbours o Privacy in apartments

REPLICATE o Option to replicate across the same lot o Option to replicate across differing lots

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Feasibility Study| Grace Thompson

SITE & CONTEXT

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2.1 URBAN CONTEXT

2.2 SUBURBAN CONTEXT Modern medium density dwellings

KEY

Location : 5-7 Bentham Street, Mount Gravatt, Brisbane, Queensland, Australia

KEY Proposed Site

1 University Campus

Climate: Subtropical, comfortable 70% of the year, clean & healthy air

Community Facilities

2 Toohey Forest Park

Neighbouring Suburbs

3 Garden City

Brisbane River

4 Whites Hill Reserve

Existing bus stop

20min drive

5 Hospital / Medical

Logan Road

Urban Context: 20 min drive or 30min bus trip to brisbane CBD. Close access to Griffith University campuses , garden city sopping centre and Toohey Forest Park

Proposed Site Community Facilities

Typical low density neighborhood character

Local subregions

6 Sporting complex 7 South Bank Mount Gravatt Central, Logan Road

WEST END

INDOO ROO PILLY

MORNING SIDE

CBD

MILTON

MT GRAVATT STATE SCHOOL

INDUSTRIAL / CAR YARDS

LOW DENSITY RESIDENTIAL

WOOL LOON GABBA

TINGALPA INDUSTRIAL / CAR YARDS

COOR PAROO

MT GRAVATT STATE HIGH SCHOOL

5 ANN ERLEY

HOLLAND PARK

TARRA GINIDI MOO ROOKA SALIS BURY

Feasibility Study| Grace Thompson

LOW DENSITY RESIDENTIAL

MOUNT GRAVATT

1 1

MOUNT GRAVATT EAST

UPPER MOUNT GRAVATT 8 MILE PLAAINS

MT GRAVATT OUTLOOK

MEDIUM DENSITY RESIDENTIAL

CAFES, TAKE AWAY, CHEMISTS, REAL ESTATE

CENTRAL FAIR SHOPPING CENTRE

Mt GRAVATT PLAZA

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2.3 DEMOGRAPHICS

2.4 RENTAL MARKET

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DESIGN / FEASIBILITY IMPLICATIONS 60% drive to work and only 12% use public transport, carpark per dwelling is essential. Market is already flooded with detached dwellings, to provide greater choice & diversity, consider terrace houses and apartments Market is primarily 3 bedrooms dwellings so to provide greater choice & diversity, 1-2 bedroom houses. This is in line with the Departments data suggesting increasing popularity for 1 bedroom apartments

Feasibility Study| Grace Thompson

41.6% of the population are renting which is high than the QLD and AUS average, so there is demand for renting market. 15.4% of the population are spending 30% or more of their income on rent. Also higher than QLD Average, more affordable is required

Australian Bureau of Statistics. (2016). Mount Gravatt.

This is a snapshot of the current rental market in Mount Gravatt, which is mostly 3 bedroom houses and a smaller selection of 2 bedroom apartments, neither of which appear to be accessible. Although the 2016 census shows a median rental price of $350, the current market seems to have increased to aproximately $400. There are very few 1 bedroom option, so for the department to provide greater choice, accessible 1-2 bedroom apartments are recommended.

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Brisbane City Council City Plan 2014: v22 Brisbane City Council City Plan 2014: v22 Part 9 Development codes \ 9.3 Use codes \ 9.3.14 Multiple dwelling code Part 9 Development codes \ 9.3 Use codes \ 9.3.14 Multiple dwelling code

2.5 BRISBANE CITY PLAN

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CONTEXT OVERLAYS & CONSIDERATIONS (1)

MULTIPLE DWELLING CODE (9.3.14) (1)

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This project will comply with the Multiple Dwelling Code to reduce risk of town planning difficulaties and maintain good relationships with future neighbours. The code outlines these key performance outcomes: o Site area and frontage o Building deisgn & appearance o Safety, privacy & amenity o Subtropical design & landscaping o Private & communical open space o Refuse storage & collection o Car parking, manoeuvring and hardstand areas o Fencing and retaining walls Brisbane City Council City Plan 2014: v22 Part 9 Development codes \ 9.3 Use codes \ 9.3.14 Multiple dwelling code

local schools

Effective Date: 03/09/2021 Status: Current

Note—Development in the 2 or 3 storey mix zone precinct of the Low–medium density residential zone where adjoining a lot containing a dwelling house (where no approval for development other than a dwelling house exists) has a building height within 10m of the common boundary that does not exceed 9.5m and does not exceed 2 storeys.

Lot is low density residential, but bordered by low-medium residential and community, perfect context to increase dwelling density without raising issues with neighbours

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Effective Date: 03/0 Effective Date: Status: Statu

Logan Road has been identified as a noise corridor. From site observations, local schools generate more noise than the road. Consider seeking acoustic advice/ report for DA

2 or 3 storey mix - in all other circumstances

2 storeys and 9.5m 600

Up to 3 storeys

3 storeys and 11.5m

600

Medium density residential

Up to 5 storeys

5 storeys

800

High density residential

Up to 8 storeys

8 storeys

800

Up to 15 storeys

15 storeys

800

Note—Walking distance can be demonstrated on a site context plan.

Editor’s note—section 1.7.7 applies where the maximum building height is specified in storeys and the development includes a space that is situated between one floor level and the floor level next above, or if there is no floor above, the ceiling or roof above, that contains only a bathroom, shower room, laundry, water closet or other sanitary compartment.

Table 9.3.14.3.C—Boundary setbacks for a multiple dwelling Height of proposed wall Minimum boundary setback (m) (other than built to boundary walls) Front (primary)

Front (secondary)

Rear

To balcony To wall

To balcony

To wall

To balcony To wall

1 storey and up to 4.5m

4.5

0.0m built to boundary where permitted (refer to PO7) 1.5m in all other circumstances

2 storeys and up to 9.5m

4.5

1.5m up to 4.5m building height 2.0m up to 7.5m building height then 2.0m plus 0.5m/3m above 7.5m building height

2 storeys and up to 9.5m 4 and where located on a lot with a street frontage 15m or less

4.5

1.5m up to 7.5m building height then 1.5m plus 0.5m/3m above 7.5m building height

3 storeys and up to 11.5m

1.5m up to 4.5m building height 2.0m up to 7.5m building height then 2.0m plus 0.5m/3m above 7.5m building height

Up to 5 storeys

An average of 4m with 5m to balconies or habitable rooms 3m to non-habitable rooms or blank walls

Up to 8 storeys

Up to 15 storeys

Mt Gravatt is quite hilly and water will naturally flow across the sit but will flood further down the street, careful consideration of dwelling levels and water proofing.

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Note—Car parking areas more than 1m above ground level are considered a storey and included in the calculation of height.

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Mt Gravatt State School

View the high resolution of Figure i–Building length and depth articulation View the high resolution of Figure b–An example of the building envelope for a 3 storey multiple dwelling

Mt Gravatt lookout & Toohey Forest Park

Primary school is local heriate, consider referencing design elements (lightweight construction weatherboards, gables, balconies). Close connection to greenspace, benefit for resident amenity.

Side

Brisbane City Council City Plan 2014: v22 Brisbane City Council City\Plan 2014: v22 \ 9.3.14 Multiple dwelling code Part 9 Development codes 9.3 Use codes Part 9 Development codes \ 9.3 Use codes \ 9.3.14 Multiple dwelling code

Effective Date: 03 Effective Date: 0 Status Statu

View the high resolution of Figure j–Variations in small-scale multiple dwellings

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View the high resolution of Figure c–An example of the building envelope for a 5 storey multiple dwelling

Page 2327 of of 3535 Page Print Date: 31/08/2021 Print Date: 31/08/2021 cityplan.brisbane.qld.gov.au cityplan.brisbane.qld.gov.au

Note—Boundary setbacks to balconies are measured to the edge of the balcony or balustrading, whichever is closer to the boundary. Note—For a site with 2 or more street frontages, all common boundaries with adjoining lots are considered side boundaries. Note—Boundary setbacks may also be influenced by minimum building separation requirements, refer to Table 9.3.14.3.F, where there are existing buildings or to protect

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Page 18 of 35 Print Date: 31/08/2021 cityplan.brisbane.qld.gov.au

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overland flow path, approximate, from contours

lot 66 RP 69388 683m2

View the high resolution of Figure r–Street interface View the high resolution of Figure r–Street interface

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potential visual connection for 1st floor apartments

In path of overland flow - notes as above. Although the area is hilly, this site has only 3m fall over 46.5m which is approximately 1:100 fall. Perfect for accessibility as 1:20 is maximum fall without handrails

Feasibility Study| Grace Thompson

Hilly and leafy suburb, bordered by Toohey Forest Park & Mt Gravatt Lookout. This is a benfit for resident amenity and quality of life. Potenital visual connection to the hills in the distance on any upper level apartments. 1.

Brisbane City Council City Plan 2014, Interactive mapping.

Bentham Street

Brisbane City Council City Plan 2014, Part 9 Development Codes, 9.3.14 Multiple Dwelling Code

View the high resolution of Figure s–Pedestrian entry View the high resolution of Figure s–Pedestrian entry

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Feasibility Study| Grace Thompson

SCHEMATIC DESIGN

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TERRACE HOUSES Site Area = 684m2 Site Coverage = 265m2 (incl. covered parking) = 39% Max Coverage = 45% Max Height = 4.5m Dwellings = 3 x 1 bed dwellings Setbacks Front = 6m to wall, 4m to balcony Side = 1.5m up to 4.5m high Rear = 6m to wall, 4m to balcony Car Parking = 3 total (1/dwelling)

Bath

Apartment Number

Proposed Crossover

Resident Car park

Private resident garden

SCALE 1:200 N-NE Maximise Best aspect & pleasant sun

W - Block hot afternoon sun and harsh winds. #3

Entry porch Pedestrian footpath to dwellings Driveway

NE Maximise Afternoon Summer breezes

Bed 1

kitch

Living/ Dining Balcony 02

TYPICAL 1 BED LAYOUT Scale 1:100

SCHEMATIC DIAGRAM - both schemes being replicated

SW - Filter cold harsh winds

#1 02

SCHEMATIC STREET ELEVATION Scale 1:200 Feasibility Study| Grace Thompson

BENTHAM STREET GROUND FLOOR PLAN Scale 1:200

SE - Filter Cold we winds

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TWIN APARTMENTS Site Area = 684m2 Site Coverage = 278m2 (incl. covered parking) = 41% Max Coverage = 45% Max Height = 7.5m Dwellings = 2 dwellings (2x1 bed, 2x2 bed) Setbacks: Front = 6m to wall, 4m to balcony Side = 2m up to 7.5m high Rear = 6m to wall, 4.5m to balcony Car Parking = 4 total (1/dwelling) #3

Balcony

Bed 1 Bath

Bed 2

Living/ Dining Kitchen

SCALE 1:200

N-NE Maximise Best aspect & pleasant sun

W - Block hot afternoon sun and harsh winds.

NE Maximise Afternoon Summer breezes

Apartment Number

Proposed Crossover

Resident Car park

Private resident garden Entry porch Vertical circulation 02

Pedestrian footpath to dwellings Driveway

Porch

TYPICAL 2 BED LAYOUT Scale 1:100 SW - Filter cold harsh winds

Feasibility Study| Grace Thompson

GROUND FLOOR PLAN Scale 1:200

SE - Filter Cold we winds

BENTHAM STREET

FIRST FLOOR PLAN Scale 1:200 / page 14

Feasibility Study| Grace Thompson

COMPARATIVE ANALYSIS

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TERRACE HOUSES

1.1

LOCAL PLANNING REQUIREMENTS

02 TWIN

#01

Building envelope



#02

Site Coverage



#03

Deemed to satisfy provisions for site area & frontage requirements



1.5

RECOMMENDATION Both schemes successfully fit within the building envelope and are below the maximm site coverage prescribed by the Brisbane City planning scheme, Multiple Dwelling Code. They are both feasible options, however the Twin Apartments are slightly less constrained by the length of the block which provides greater opportunity for landscaping around pathways and carparking.

(1) PO1 Development has a site area and frontage width that is sufficient to:

4.5

TERRACE

TWIN APARTMENTS

a. accommodate the scale and form of multiple dwelling buildings considering site features such as heritage or character buildings and slope;  b. deliver useable communal open space areas and private open spaces;  c. achieve viable areas of deep planting and landscaping to retain significant vegetation and protect or establish large subtropical shade trees;  d. achieve safe and convenient vehicle access to the site;  e. accommodate on-site parking and vehicle manoeuvring for residents,  visitors and service providers;  f. accommodate the location and size requirements of service authorities and site services to minimise adverse visual and amenity im pacts on neighbours and the streetscape;  g. minimise the impact of new driveways on the streetscape. 

SCALE 1:400

4.5

03 04

Project Data / Town Planning

Site Area = 684m2 Site Coverage = 265m2 (incl. covered parking) = 39% Max Site Coverage = 45% Max Height = 4.5m Dwellings = 3 x 1 bed dwellings Setbacks Front = 6m to wall, 4m to balcony Side = 1.5m up to 4.5m high Rear = 6m to wall, 4.5m to balcony Building Separation = Type C 3m between building Car Parking = 3 total (1/dwelling)

Site Area = 684m2 Site Coverage = 278m2 (incl. covered parking) = 41% Max Site Coverage = 45% Max Height = 7.5m Dwellings = 2 dwellings (2x1 bed, 2x2 bed) Setbacks: Front = 6m to wall, 4m to balcony Side = 2m up to 7.5m high Rear = 6m to wall, 4.5m to balcony Building Separation = Type C 3m between building Car Parking = 4 total (1/dwelling)

Brisbane City Council City Plan 2014, Part 9 Development Codes, 9.3.14 Multiple Dwelling Code

Feasibility Study| Grace Thompson

/ page 16

TERRACE HOUSES

1.2

TWIN APARTMENTS

Hot afternoon sun and harsh winds. Provide overhangs screens and locate non-habitable rooms

LOCAL CLIMATE

3 Afternoon Summer breezes Provide operable windows & balconies

#01 #02 #03 #04 #05

Orientation Views

TWIN



Ventilation



Shading & protection



Landscaping



Feasibility Study| Grace Thompson

Hot afternoon sun and harsh winds. Provide overhangs screens and locate non-habitable rooms

Best aspect & pleasant sun Locate habitable rooms and balconies on this side Create connection to outdoor spaces

5 2

Afternoon Summer breezes Provide operable windows & balconies

1 Cold harsh winds Cold harsh winds

SW 5 Summer afternoon storms Filter with screening and reduce operable windows

5 Summer afternoon storms Filter with screening and reduce operable windows

4 1



Main living space

RECOMMENDATION Both schemes successfully respond to the local climate to create comfortable internal and external spaces. However, as each dwelling is open on all 4 sides, the Twin Apartments provides slightly greater opportunity to permit natural ventialation and utilise natural lighting. The vertical circulation also provides additional protection from the harsh western sun, wind and storms.

5 TERRACE

Best aspect & pleasant sun Locate habitable rooms and balconies on this side Create connection to outdoor spaces

SCALE 1:400

Main living space

Bedrooms

Bathrooms, laundry & kitchen

Bathrooms and vertical circulation

Cold wet winds Filter with screening and deep overhangs

1. main living spaces, prioritised best N-NE aspect, open onto balcony, operable glazing, permit ventilation for passive cooling, whilst also maintain views of street/complex circulation/ apartment entry& resident privacy 2. Bedrooms located NW-NE, opening onto balcony, large eave to block high NW summer sun but remain pleasant in winter 3. Balconies & gardens also maximising N-NE aspect

4. Bathrooms and vertical circulation, with screening, buffering hot Western sun and hard SW afternoon storms 5. Overhangs on NW to permit low winter sun and block high summer sun 6. Apartments are open on all 4 sides to permit natural ventilation 7. Landscaping and screening in SE to filter cold wet winds 8. All living spaces provide views on landscape, garden and human activity

Please note that first floor is similar and follows the same priciples.

1. main living spaces, prioritised best N-NE aspect, open onto balcony, operable glazing, permit ventilation for passive cooling, whilst also maintain views of street/complex circulation/ apartment entry& resident privacy 2. Bedrooms locaed NW-NE, opening onto balcony, large eave to block high NW summer sun but remain pleasant in winter 3. Balconies & gardens also maximising N-NE aspect

Cold wet winds Filter with screening and deep overhangs

/ page 17

TERRACE HOUSES

1.3

locally distinctive buildings: o Hipped & gable roofs with typical 450 eaves o Casement windows in center of rooms

o o o o o

TWIN APARTMENTS

Mix of single & 2 storey Mix of tin and tiled roofs Weatherboard cladding Brick retaining Horizontal screening

Locally distinct place: o Poinciana’s, Frangipanis, palm trees, golden palms o Front fence typically low level brick retaining with

timber palings above, and hedging behind. o Leafy shaded footpath o Hilly area varies perception of building scale

LOCAL CHARACTER TERRACE

TWIN



#01

Inspired by place & locally distinctive buildings

#02

Domestic scale, doesn’t dominate street



#03

Contribute to community value & quality of street



9 bentham st

terrace house

twin apartments

3 bentham st

RECOMMENDATION Both schemes are inspired by local building and the character of the neighbourhood and will contribute to community value and the quality of the street. Both are a domestic scale and would blend with the scale of existing dwellings. However, Terrace House would be almost indistinguishable from its neighbours and would be face less risk from the community and presents easier approval process.

Feasibility Study| Grace Thompson

BENTHAM STREET ELEVATION 1:200

Building quality intent o Utilise weatherboard cladding o Use a mix of gable & hip and low brick retaining to tie roofs to create variety in with traditional character but blend with existing of the neighbourhood o Brick can be used as fire o Light cladding provides wall where required opportunity for painting & o Windows to mimic the personalisation symmetry of traditional

o Balustrade and privacy screening inspired by local character but modernised. o Screening to blend with existing but also encourage casual surveillance of street and improve privacy for residents and neighbours

Domestic Scale o Street frontages to have similar proportions to existing dwellings (aprox. 8-10m) o Parking concealed so not dominating street o Twin Apartments matches similar proportion as several 2 storey dwellings across the road / page 18

TERRACE HOUSES

2.1

TWIN APARTMENTS

HUMAN SCALE & FLEXIBLE Living spaces are generous and open to balconies to feel more comfortable & flexible. But also provide alternative, cosy/private seating areas and study nooks to retreat to.

LIVEABILITY TERRACE

TWIN

#01

Indoor-outdoor connection



#02

Human scale



#03

Flexible living



#04

Delightful



#05

Personalization



Bath

kitch

DELIGHTFUL A key goal of the department is to empower residents and enhance their well being. A part of achieving this is creating delightful spaces which people are proud to call home. Opportunities for delight in these schemes include - creative screening, thoughtful homely materiality, capturing views of landscaping

SCALE 1:200

Bed 1

Living/ Dining

Indoor outdoor connection Balcony 3x5m

Balcony 3x5m

Flexible living space Study Nook

Bed 1

Cosy seating nook

Bath

Bed 2

Living/ Dining Kitchen Porch

RECOMMENDATION Both schemes provide great indooroutdoor connection and are designed for to be a homely scale. Bother offer opportunity for delight and personalisation which would be further resolved and detailed during concept and design development. Neither is a preferred scheme.

Feasibility Study| Grace Thompson

INDOOR-OUTDOOR CONNECTION Living spaces and bedrooms have visual and immediate connection to Northern facing balconies and landscaping. The balconies and screening allow windows and doors to be open while maintaining resident & neighbour privacy

PERSONALISATION It is important that residents feel their apartment is a little special and that they can identify their home easily. By using a mixture of masonry and lightweight cladding, small pops of colour can be added to personalise each home.

/ page 19

TERRACE HOUSES

2.2

KEY Existing footpath Proposed Pedestrian access

ACCESSIBILITY

#02

#03

#04

 

Diversity & choice

 

Car / bicycle access & parking Connection to public transport

GOLD

GEN

PLAT

GEN

Stairs for individual dwelling

TWIN

Universal design strategies

Entry Legibility

Dwelling Porch, level threshold

GOLD

TERRACE

#01

TWIN APARTMENTS

Letterboxes

GOLD

Bicycle parking



PLAT

GOLD PLAT GEN

Platinum - Liveable Housing Design Guidelines Gold - Liveable Housing Design Guidelines General - No accessibility criteria

RECOMMENDATION Both schemes provide adequate vehicle access, bicycle parking and connection to transport. This si te provides excellent opportunity for accessibility as there is only 1:100 fall accross the site. However as Twin Apartments in 2 storey and has stair access, only 2 of the 4 apartments meet Liveable Housing Design Guidelines. Therefore Terrace Houses is the more accessible option. Neither scheme provides a PWD accessible carparking, this may be resolved through concept and detailed design development.

Clear line of site to all dwelling entries. Separate street entry paths for apartments at front and rear, to improve entry legibility Each apartment has a level threshold/ porch to improve accesibility and entry legibility Differentiation between driveway and pedestrian path Site has 3m fall accross 46.5m which is approximately 1:100 fall, therefore Gold apartments can be upgraded to

Platinum if required in future Carpark provided for each dwelling No visitor park or PWD accessible park Vehicles can enter and exit site in forward direction 400m walk to major bus route into city

Clear line of site to all dwelling entries, including those at rear of site Single pedestrian gatehouse with access to letterbox, reduces appearance of multiple dwellings. Option to provide seperate paths for front and rear apartments to improve legibility. Each apartment has a level threshold/ porch to improve accesibility and entry legibility Differentiation between driveway and pedestrian path

Site has 3m fall accross 46.5m which is approximately 1:100 fall, therefore Gold apartment can be upgraded to Platinum if required in future First floor apartments can only be General as they are accessed via stairs. Due to configuration, 2 lifts would be required and this would be costly for the department. Carpark provided for each dwelling No visitor park or PWD accessible park Vehicles can enter and exit site in forward direction 400m walk to major bus route into city

Feasibility Study| Grace Thompson

/ page 20

TERRACE HOUSES

2.3

Passive surveillance sight lines

Passive surveillance

Fences delineating dwelling gardens, existing boundary fence not shown

PRIVACY & SAFETY #01

TWIN APARTMENTS

Extent of private ground floor gardens Hi-level screening around balconies TERRACE

TWIN



#02

Private outdoor space



#03

Privacy between dwellings & neighbours



Privacy in apartments



#04



RECOMMENDATION Both schemes create oppotunity for passive surveillance and provide privacy within apartments and in outdoor spaces. Both schemes prioritise private gardens over communal outdoor spaces because unambiguous territory and security have been prioritised, this could be ammended pending Department input. As the Twin Apartments is 2 stories it is naturally more imposing on its single storey neighbour, however this can managed through careful consideration of fenestration and balcony treatment. Both schemes provide safe access to all dwellings as the entries are accessed off common pedestrian paths and can be casually observed by other residents.

Feasibility Study| Grace Thompson

5 4 4

existing

terrace house

1. Kitchen’s and living spaces 3. Privacy has been maintained between (most habitable rooms) have been located apartments by facing windows/opening their to encourage passive surveillance of the street private gardens and complex 4. Screening has also 2. Each apartment has their been used to maintain own garden which is fenced privacy between neighbours and secure.

twin apartments

existing

1. Kitchen’s and living spaces (most habitable rooms) have been located to encourage passive surveillance of the street and complex 2. Ground floor apartments have the own gardens which are fenced and secure.

3. Level 1 apartments have private and secure balconies but no private garden. 4. Privacy has been maintained between apartments by facing windows/opening to landscaping 5. Screening has been used however the neighbours are being overlooked more than they were previously. This is a common occurence in local neighbourhood but may cause issues with community approval / page 21

TERRACE HOUSES

3.1

TWIN APARTMENT

Appartment type 1 (1 Bed) Appartment type 2 (1 Bed)

CONSTRUCTION

Appartment type 3 (2 Bed)

TERRACE

TWIN



#01

Materiality



#02

Repitition

 

#03

Ease of Construction



Appartment type 4 (2 Bed)



RECOMMENDATION Both of these schemes are very simple building which employ typical residential construction methods so as the blend in with the neighbourhood character. Alternative more commercial methods of construction could be considered. Eg. External blockwork, suspended concrete slabds, with internal metal stud framing, FC, render and weatherboards, applied over for decorative purposes. This would work, be less maintenance and not pose additional difficulty - for discussion with client. Terrace House is slihtly easier to construct as it is single storey and is 3 repeated / typical apartment types.

Materiality:

Repitition & Ease

Materiality:

Repitition & Ease

Mimic construction typology of local neighbourhood

Very simple typical residential construction

Mimic construction typology of local neighbourhood

Slab on ground,

1 typical apartment type repeated accross the site, only the balconies and screening are change to create variation in form

Slab on ground -

Very simple typical residential construction - slightly more difficult that single storey but only marginally

Brick retaining where required Double brick for fire rated walls Light-weight stud framing, Weatherboard cladding Tin or tile over trussed roof

Feasibility Study| Grace Thompson

No difficulties surrounding topography as there is only 1:100 fall across site Fire Separation required between units 2 & 3

Lightweight timber framed floors for level 1 - fire separation as required. Brick veneer & light-weight stud framing, Weatherboard cladding Tin or tile over trussed roof

Option to consider suspended concrete slabs which would be slightly more complicated but also very durable. 3 apartment types repeated as the point of entry changes in the rear apartment, requiring layout reconfiguration No difficulties surrounding topography as there is only 1:100 fall across site

/ page 22

TERRACE HOUSES

3.2 COST & YIELD #01

Construction Costs

(1) Construction Rates $

905,000.00 $ 905,000.00

CONSTRUCTION CONSTRUCTION COST COST Building: Building:

905,000.00 $ 905,000.00

CONSTRUCTION CONSTRUCTION COST COST Area Area Rate Rate

total total

Building: Building:

Area Area Rate Rate

total total

180 1940 1940 $

349,200.00 $ 349,200.00

Dwellings Dwellings - Multi-unit - Multi-unit low density, low density, town town house,house, two storey, two storey, full brick full with bricktiled with tiled 260 rood, medium rood, medium standard standard finish finish

260 1940 1940 $

504,400.00 $ 504,400.00

Balconies Balconies - Individual - Individual unit balcony, unit balcony, 90 reinforced reinforced concrete, concrete, medium medium standard. standard.

90 340

340 $

$30,600.00 30,600.00

Balconies Balconies - Individual - Individual unit balcony, unit balcony, 140 reinforced reinforced concrete, concrete, medium medium standard. standard.

140 340

340 $

$47,600.00 47,600.00

Carport, Carport, concrete concrete floor, metal floor, metal deck roof deck roof 50 on steel onframing steel framing

50 955

955 $

$47,750.00 47,750.00

Carport, Carport, concrete concrete floor, metal floor, metal deck roof deck roof 65 on steel onframing steel framing

65 955

955 $

$62,075.00 62,075.00

427,550.00 $ 427,550.00

Sub-total Sub-total Building Building Cost Cost

614,075.00 $ 614,075.00

40% 40% $

171,020.00 $ 171,020.00

External External Works Works - Percentage - Percentage of building of building construction construction cost (30-50%) cost (30-50%)

40% 40% $

245,630.00 $ 245,630.00

598,570.00 $ 598,570.00

Total Construction Total Construction Cost Cost

859,705.00 $ 859,705.00

Sub-total Sub-total Building Building Cost Cost External External Works Works - Percentage - Percentage of building of building construction construction cost (30-50%) cost (30-50%) Total Construction Total Construction Cost Cost

#03

Authority Fees

PROFESSIONAL PROFESSIONAL FEES FEES

A percentage A percentage of theof construction the construction costs, costs, inclusive inclusive of professionals, of professionals, consultants, consultants, engineer, engineer, site investigations. site investigations. * *

10-15%10-15% $

$89,785.50 89,785.50

AUTHORITY AUTHORITY FEES FEES

RECOMMENDATION

LAND LAND COST COST

Dwellings Dwellings - Multi-unit - Multi-unit low density, low density, town town house,house, two storey, two storey, full brick full with bricktiled with tiled 180 rood, medium rood, medium standard standard finish finish

Professional Fees

Yield & Return

(1) Construction Rates

LAND LAND COST COST

#02

#03

TWIN APARTMENTS

Building Building Approval Approval

Q Leave Q Leave

(3 x 1 Bed (3 x 1Dwellings) Bed Dwellings)

10-15%10-15% $

128,955.75 $ 128,955.75

AUTHORITY AUTHORITY FEES FEES

Development Development Approval Approval

The Twin Apartments has a higher total project Total Authority Total Authority Fees Fees cost however provides 1 additional dwelling than the Terrace Houses. This extra dwelling TOTALTOTAL PROJECT PROJECT COST COST increases the rate of return for the site. The extra $300,000 required to construct 4 dwellings in the YIELD YIELD & RETURN & RETURN Twin Apartments will provide a better investment Number Number of dwellings of dwellings for the Department, long term.

Rent Rent

614.00614.00

Development Development Approval Approval

$ 2,693.00 2,693.00

Building Building Approval Approval

$ 2,693.00 2,693.00

$ 3,442.00 3,442.00

Q Leave Q Leave

$ 4,943.00 4,943.00

$ 6,749.00 6,749.00

Total Authority Total Authority Fees Fees

$ 8,250.00 8,250.00

695,104.50 $ 695,104.50

TOTALTOTAL PROJECT PROJECT COST COST

996,910.75 $ 996,910.75

Rent Yield Rent Yield

YIELD YIELD & RETURN & RETURN

Rent Rent

614.00614.00

Rent Yield Rent Yield

Number Number of dwellings of dwellings 3

3235

235

$705/week $705/week

(2 x 1 Bed (2 x 1Dwellings) Bed Dwellings)

2235

235

$470/week $470/week

(2 x 2 Bed (2 x 2Dwellings) Bed Dwellings)

2310

310

$620/week $620/week $1090/week $1090/week

Annual Annual Yield (52 Yield x Weekly (52 x Weekly Rent) Rent) ReturnReturn (Project (Project Cost /Cost Annual / Annual Yield) Yield) 1.

52 705

705

$36,660/year $36,660/year 19 Years 19 Years

Annual Annual Yield (52 Yield x Weekly (52 x Weekly Rent) Rent) ReturnReturn (Project (Project Cost /Cost Annual / Annual Yield) Yield)

52 1090 1090

$56680/year $56680/year 17.6 Years 17.6 Years

Rawlinsons Quantity Surveyors. (2021). Estimating Building Costs Per Square Metre. In Rawlinsons Australian Construction Handbook 2021. (Edition 32, pp. 41-45).

Feasibility Study| Grace Thompson

/ page 23

TWIN APARTMENT

Schematic diagram of Both proposal woven into the existing neighbourhood fabric:

E RE

REPLICATE

E TR

L DE

RN BU RE LO

3.3

TERRACE HOUSES

RECOMMENDATION Both schemes have been designed to work on a fairly typical block size of 15m x 46.5m and could be replicated. Both have similar street frontages to the existing low density dwellings and would be able to blend in with their neighbours. They have been designed to increase density by utilising the backyard space of a typical house. Though this reduces the green space locally, significant planting can be provided, and it is ultimately better than continued urban sprawl.

ITF 1. Terrace house scheme is more tightly restricted by the setbacks so it would not work on a lot which is either narrower or shorter. 2. However 3 dwellings fits very comfortably on this site and several variation could be discussed with the client. An example where each apartment has their own carport is indicate beside. - This driveway is long and reduces communal green space.

2 2

Feasibility Study| Grace Thompson

Overall, the Twin Apartments could be modified more easily to suite varying block dimensions, and Terrace House provide more varying permutations on the same block size.

N BE

Redesign would be required for corner blocks because there are different setback requirements. However, a corner block would remove the need for a driveway along the length of the block and ease pressure on setbacks

E TR

1. This scheme could replicated on lots which are a proximately 5m shorter as there is additional space around the car park 2. Could also make the first building at the front of the property single storey (1 dwelling) and remove a car park. This would also reduce appearance of bulk from the street and minimise risk of neighbour disapproval 3. This scheme would also work as a duplex, more generous landscaping cold be provided for both dwellings

1 2

/ page 24

Feasibility Study| Grace Thompson

NEXT STEPS

/ page 25

5.1 RECOMMENDATION CLIENT OBJECTIVES 01

SITE & CONTEXT

TERRACE HOUSES TERRACE

TWIN



1.1

Local Planning Requirement

1.2

Local Climate



1.3

Local Character



QUALITY & AMENITY



2.1

Liveability



2.2

Accessibility & diversity

2.3

Privacy & Safety

   

COST & YIELD

3.1

Construction



3.2

Cost & Yield



3.3

Replicate



ASSESSMENT OF VIABILITY Both schemes are feasible and successfully meet the challenge of increasing density, being code permissible, and providing opportunity to be replicated. Both also meet all client objectives, however, I have circled the crieteia where a scheme provides considerably better outcomes in comparison to the other. Ultimately, Terrace Houses is the recommended scheme because accessibility, diversity, privacy, and safety are at the core of the Department of Housing’s objectives.

Feasibility Study| Grace Thompson

9 bentham st

TWIN APARTMENTS

terrace house

twin apartments

3 bentham st

STRENGTHS o Meets local planning requirements o Responds successfully to local climate o Blend seamlessly with local character o Site and all dwellings meet LHDG guidelines, with potential to upgrade as required o Equality of offering - Flexible and livable apartments all have access to their own private garden o Privacy & safety o Ease of construction

WEAKNESSES o Limited opportunity for shared communal space o Yield of 3 apartments as opposed to 4, reduced return and value of investment o Only offering 3 x 1 Bed apartments - limited diversity of chice for potential residents o No PWD carpark provided

STRENGTHS o Meets local planning requirements o Each dwelling is open on all 4 sides - greater opportunity to permit natural ventilation and utilise natural lighting o Greater yield and value of investment for the department o Only having 2 building footprints, reduces pressure on the building setbacks, allows for more spacious layouts & 2 bed option

WEAKNESSES o Stair access limits accessibility and diversity of the scheme o Only the ground floor apartments meet the LHDG guidelines o No PWD carpark provided o Reduced privacy between neighbours

OPPORTUNITIES o Scheme presents excellent opportunity to create a delightful exterior & interior which responds creatively to local character o Modify layout to provide individual carports. Not show in this scheme as shorter driveway an dincreased landscaping has been prioritised

THREATS o Dwellings are pressed right to the setbaks so design/ layout is somewhat inflexible

OPPORTUNITIES THREATS o Scheme presents excellent o The proposal is 2 stories which opportunity to create a changes the current relationship delightful exterior & interior with the neighbours. It is code which responds creatively to permissible and the buildings local character

across the road are also 2 stories but it increases risk of community disapproval

/ page 26

5.2 RETURN BRIEF PROJECT REQUIREMENTS

#01

#02

INCREASE THE DENSITY accommodates two (dual occupancy) or more dwellings

CLIENT OBJECTIVES

SITE & CONTEXT

1.1

Meet Local Planning Requirements

MEET DEPARTMENT OF HOUSING REQUIREMENTS - follow official Department deign guidelines championing safer, more comfortable and easier to access home for all people. Comply with standard accessibility requirements which are set out in the Liveable Housing Design Guidelines and relevant NCC and Australian Standards Align objectives with the Queensland Housing Action Plan which is a Strategy to respond to increasing house prices and corresponding reliance of government support for housing

2 2.1

Understanding and working with local climate, existing place and community values

1.2

#03

#04

REPLICATE - sits on one lot with the potential to be replicated across similar sites and adjoining sites while maintaining positive contribution to community & neighbourhood

Feasibility Study| Grace Thompson

3 3.1

Responsive To Local Climate

Building envelope

Orientation

Site coverage

Views

Deemed to satisfy provisions for site area & frontage

Ventilation

1.3

Inspired By Local Character Inspired by place & locally distinctive buildings Domestic scale, doesn’t dominate street

Shading & protection

Contribute to community value and quality of street

Landscaping

QUALITY & AMENITY

Creating great places that people enjoy living in and are happy to live next to.

Liveable Indoor-outdoor connection

2.2

Accessible Universal design strategies

Human scale

Diversity & choice

Flexible living

Entry Legibility

Delightful

Car / bicycle access and parking

Personalization CODE PERMISSIBLE - sits within code permissible building envelope prescribed for low density planning guidelines

NEXT STEPS

2.3

Private & Safe Passive surveillance Private outdoor space Privacy between dwellings & neighbours Privacy in apartments

Connect to transport

Provide increased density, quality, sustainability and affordability requirements of the department of housing

Materiality Repetition Ease of construction

3.2

Cost & Yield Cost & yield Department of Housing dwelling type requirements Local market comparison

02 SPECIFIC MARKET RESEARCH User group studies and discussions with the Department about the type of apartments to provide - whether 1 Bedroom is priority or to provide a mixture 1&2 bedrooms. 03 CONSULTANTS Town Planning - engage a town planner discuss any potential issues and work with them to develop a strong, low risk Development Application. Quantity Surveyor - engage a QS to discuss make educated decisions to ensure high quality outcome which aligns with Department’s budget for the project. Structural Engineer - engage an engineer to discuss appropriate construction methods, ease of construction and design intent.

COST & YIELD Construction

01 FURTHER DISCUSSION Have further discussion with Department of Housing representative about the prepared feasibility study and next steps: • Feedback on what was liked and disliked, what can be improved • Whether they are happy with the outlined return brief & objectives criteria • Potential opportunities with schemes • Options to merge the two schemes, eg. 3 dwellings but similar layout to Twins.

Acoustic Report - to manage noise corridor and local schools

3.3

Replicate Option to replicate across the same lot Option to replicate across differing lots

04 CONCEPT & DETAILED DESIGN Develop concepts to incorporate department feedback. Next, further detailed design which refines internal layout, materiality, screening, coordination with consultant drawings and reports. Prepare development application. 06 DOCUMENTATION & TENDER Discuss suitable tender methods and begin construction documentation accordingly. / page 27

Feasibility Study| Grace Thompson

REFERENCES

/ page 28

REFERENCES

IMAGE CREDITS

Australian Bureau of Statistics. (2016). Mount Gravatt.

Architect: Anna O’Gorman

Brisbane City Council City Plan 2014, Interactive Mapping

Project: Anne Street Garden Villas

Brisbane City Council City Plan 2014, Part 9 Development Codes, 9.3.14 Multiple Dwelling Code

Year: 2021

Architect: Shaun Lockyer Project: Corner House Year: 2016 Location: Raby Bay, QLD

Location: Southport, QLD

Brisbane City Council. (2014). New World City Design Guide: Buildings That Breathe. Brisbane City Council. Building and Asset Services, Department of Housing and Public Works. (2017). Social Housing Design Guide (Minimum Standards and Requirements). Queensland Government.

Architect: Marc & Co

Capital and Assets, Housing Services. (2015). Design Standards for New Construction (Social Housing: Houses and Apartments). Queensland Government.

Project: Whynot Street Year: 2016

Department of Communities, Housing and Digital Economy. (2021) Queensland Housing and Homelessness Action Plan 2021-2025. Queensland Government.

Location: West End, QLD

Liveable Housing Australia. (2017). Livable Housing Design Guidelines. Livable Housing Australia.

Architect: Tim Bennetton Project: Yeronga House Year: 2018

National Construction Code (Aus) Queensland Government Architect, Department of Housing and Public Works. (2018). QDesign (Principles for good urban design in Queensland). Queensland Government.

Architect: Bligh Gragam

Rawlinsons Quantity Surveyors. (2021). Estimating Building Costs Per Square Metre. In Rawlinsons Australian Construction Handbook 2021. (Edition 32, pp. 41-45).

Location: Samford, QLD

Location: Yeronga, QLD

Project: Samford C House Year: 2017 Architect: John Ellway Project: (1) Three House (2) Twin House

(1)

Year: 2017, 2020 Location: Brisbane, QLD

PAGES Content

= 21

=8 =1 =3

Architect: SP Studio Project: Jacaranda House Year: 2020

(1)

Location: Ashgrove, QLD

Feasibility Study| Grace Thompson

(2)

/ page 29

Bentham Street Feasibility Concept 1 c

Indoor/outdoor space - offers both privacy & sacntuary

creative screening which blends in with the neighbourhood materiality

Local landscaping 2

Using height to make small spaces feel larger and more private b

a. gate house b. entry porch c. carparking, on grade

Prepared by Grace Thompson

Bentham Street Feasibility Concept 2 simple shading devices. overhand residential to make carparking less prominent

thresholds between inside and outside, opportunity for connectio

Low maintenance landscaping

a. gate house b. stairs to apartment above c. carparking, on grade

Prepared by Grace Thompson

mixture of privacy levels in screen

Bentham Street Feasibility Concept 3 Queensland materiality, timber & tin, horizontal cladding 1

entry nooks/ threshold for apartments. Living spaces connected to views and fresh air

Play with transluceny and lowering impact of large number of cars

a. lobby / stairs to apartment over b. stairs to apartment above c. verandah

1&2

Prepared by Grace Thompson

BENTHAM STREET feasibility study PREPARED BY grace thompson