Micro Homes - Benefits + Barriers

Benefits and barriers: A qualitative study of Micro-homes in the urban consolidation of Brisbane.

JOEL ALCORN, GERALD BERTRAND, JORDAN LANE and DAMIEN TAMMER

QUT School of Design, Faculty of Built Environment and Engineering, Queensland University of Technology (Received May 2011)

ABSTRACT Brisbane is ripe for change. Continued population growth, housing shortage, the rising prominence of single person households and current urban consolidation policies are expected to have major influence over the development of the city in the next few decades. So what are the options? In response to these trends, this research provides a quantitative analysis of the principal benefits and barriers of the micro-home in Brisbane. While previous research and literature has focused extensively on the issues of urban consolidation, high density living and the housing shortage, investigation of the micro-home remains limited. Some benefits and barriers emerged from the research; benefits noted were the ability of micro-homes to foster cohesive communities while also retaining local character, while the barriers perceived were the current planning policies and widespread suitability of the micro-home as a housing type. This research looks at the role micro-homes could play in the urban consolidation of Brisbane.

KEYWORDS: Micro-homes, urban consolidation, Brisbane

1. Introduction 1.1 The Brisbane boom The urban form and fabric of Brisbane is expected to experience significant change within the coming decades, driven by social, demographic and policy shifts. The Australian Bureau of Statistics projected in a 2007 report, that by 2056 the population of Brisbane will increase from 1.9 million people to 4.0 million people (ABS, 2007). Putting aside the debate about the desirability of this kind of growth, if these numbers are accepted at face value, they will mean a dramatic disparity in the Brisbane population and housing provision. This significant increase in population will sorely test the housing provision of Brisbane, and is anticipated to lead to a decrease in housing affordability as supply fails to keep up with demand (Birrell, 2010, 35). This will result in a significant number of additional, affordable dwellings required to cater for the population.

1.2 More dwellings for less Accepting the fact population will rise, the challenge stands to identify the amount and type of dwellings required to house the “Brisbane boom�. Queensland Government predicted between 2006 and 2031, that 754,000 additional dwellings would be required to cater for population growth

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in SEQ alone (SEQ Regional Plan, 2009), with a vast majority of this growth to be contained within the greater Brisbane region.

Whilst the number of households is projected to increase, the average number of people within each household is projected to decline (ABS, 2010). The decrease in the average number of people within households will result in the rate of households projected to grow faster than the overall population.

A major contributing factor to this imbalance is the increasing number of single person households which as a result of an aging population, decreasing fertility and changes in marital trends, has become the fastest growing household type (Wulff 2001, 468), and is predicted to occupy 28% of the national housing market by 2031 (ABS, 2010).

1.3 Urban consolidation Urban consolidation is a growth management policy that has been debated in Australia since the 1970s (Hillier et al. 1991, 78). It aims to direct growth away from green-field sites at the metropolitan periphery by increasing density in existing built environments (Gleeson and Douglas, 2006). Proponents of urban consolidation assert it encourages increased social interaction alongside more efficient use of infrastructure and resources (Ewing, 2003; Frank et al. 2007; Mitrany, 2005). However the goals and alleged benefits of urban consolidation have prompted considerable scrutiny (Mitchell and Wadley, 2004). With residents disputing the intrusion of new dwelling forms, claiming they could ruin local character (Bunker et al. 2002; Knowles, 2003).

Accepting the advantages of urban consolidation while heeding the concerns of residents and some scholars, what is the way forward? Is there a housing typology that can satisfy both sides of the debate? This research aims to investigate the possible role of micro-homes in this positive urban consolidation of Brisbane.

1.4 Micro-homes Although urban consolidation has the potential to deliver a greater diversity of housing choice and affordability (Yates 2001, 493), the question of what form these dwellings will assume, and if they can provide the specific spatial characteristics within the locale are both raised (Bunker et al. 2005, 771). Existing literature highlights the need to increase the range of choice in both dwelling type and location (Bunker, 1989; Holliday, 2000), however it seldom addresses specific housing types, with the micro-home almost entirely overlooked. A micro-home is a small, detached, self-contained house with all the amenities for one or two persons with substantial detachment from other dwellings (Lazarowich, 1991). Recent research has shown small dwellings provide benefit on multiple levels (Andrews, 2005), giving both increased opportunities for social gathering on a community level (Mitrany, 2005, 131) and cost efficiency on a personal level (Wilson and Boehland 2005, 278).

Although research acknowledges the potential of urban consolidation to provide housing choice (Andrews, 2005), and the need to increase this choice, why are micro-homes as a housing type barely mentioned? What role can micro-homes play in the urban consolidation of Brisbane? As this role sits within a constantly evolving framework of planning policies, population growth and limited public awareness, these factors affect both understanding and implementation. This research aims to investigate the benefits and barriers confronting the micro-home as a housing typology, specifically focusing on the Brisbane context.

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2. Methodology This research uses a qualitative approach. Interviews were conducted with nine participants, with three participants interviewed from each of the following subsets: • building professional • home owner • micro-home occupant The three subsets were chosen to provide a cross section of information from both the private and professional sectors. Building professionals were chosen for their experience and prior knowledge in dealing with a broad range of issues at various levels. Such as interacting with clients, developers and authorities, and how micro-homes could be realised through design, implementation and building stages. Home owners and micro-home occupants were chosen to ascertain the advantages and disadvantages of living in a multiple dwelling situation such as with micro-homes, through first hand observations and experiences.

2.1 Participant Subsets In order to qualify for this research, individuals were required to fulfil one of the following subset descriptions.

Building professional An individual working within the built environment industry. Specifically an individual who has been involved in projects linked to urban consolidation in Brisbane.

Home owner An individual who owns or part owns a single detached dwelling; in particular a lot size large enough to accommodate a micro-home.

Micro-home occupant An individual who is currently living in a micro-home or is planning to live in a micro-home.

The participants across the subsets ranged in age from 24 to 65, including seven females and two males. They represented a cross section of economic and vocational backgrounds.

The building professional subset included an architect and a town planner. The home owner subset included a teacher and a public servant, and the micro-home occupant subset included a retiree and a service worker.

2.2 Measures Participants from all subsets were interviewed individually by a single member of the research team. The format of these interviews followed a semi-structured series of ten key questions with follow up cues.

2.3 Procedure Participants were contacted by way of email or telephone and invited to participate in the study.

The nine participants were interviewed at their place of residence by a single member of the research team. In accordance to the QUT ethical guidelines, participants were provided an outline of the interview structure and consent forms to sign. Interviews were recorded and later transcribed. A thematic analysis of the information was then conducted.

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3. Results 3.1 Benefits Micro-homes and the cohesive community All participants across the three subsets identified the potential of micro-homes to foster cohesive communities whilst allowing for urban consolidation. From a social perspective, participants reflected on two ways in which micro-homes achieve this; representing two scales of community.

First, the potential to maintain both a relationship and independence between occupants of the primary and secondary dwelling was identified in promoting community cohesion on a personal level. “I love the idea of being close to family. Having your own but being completely independent, that is very important.”

Secondly, participants recognised the advantage of micro-homes in promoting interaction on a wider community scale through the use of shared facilities. One participant within the building professional subset noted There are theoretical ideas about...many...small homes in a denser area with shared facilities. This is really popular because you can have strong community links.”

Micro-homes, green space and local character Participants reflected on the fact that while urban consolidation was necessary, there is a need to maintain usable green space for it to be effective: ! !

There are benefits [of urban consolidation] but, you do not want to build in every available bit of land even within the urban area, because otherwise you would not have any green space.

In expressing the need to develop a balance between built and natural elements, participants across all subsets were of the same opinion; that micro-homes were capable of enhancing urban consolidation while maintaining usable green space and the local character of Brisbane. One building professional expressed: ! ! !

It provides an option for increasing density without limiting quality of life. It allows for lots of green space and it can be implemented in ways that still allows people to pursue their traditional ʻdreamʼ of detached housing within a denser urban form.

! ! !

The greatest potential for implementing micro-homes [are] actually in areas where you already have the green space, where you can still maintain the leafy suburban character, which lots of people find attractive.

This professional opinion was echoed by both home owners and micro-home occupants. One home owner noted “it is nice to have a lot of park land and to be able to have a little bit of backyard and some trees and not be right on top of your next door neighbour.”

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3.2 Barriers Micro-homes and current policy.

Participants described two notable barriers under current planning policies to micro-homes in the urban consolidation of Brisbane. These barriers have ramifications within both the personal and professional sphere.

The most significant barrier to micro-homes on a professional scale as reflected upon by the building professional subset, is the current limitation of planning policies. All participants had clear perceptions of the current policy limitations and highlighted two central shortcomings; zoning and titling. Highlighted was the fact that micro-homes can not be built at present in low-density zoned areas.

Micro-homes can only be implemented under a policy called a single unit dwelling and that can only be implemented in some medium to higher areas of density of housing under the current planning codes.

Another participant raised the limitation of titling and subsequent subdivision of property, highlighting there are “huge restrictions almost everywhere, because separate titling raises the issue of subdivision.”

While all participants placed value on the need to address current planning policies, revisions to the zoning and titling policies were given the most importance.

Micro-homes - are they for everyone?

Despite the benefits of micro-homes, participants across the subsets opined they are not the single answer to urban consolidation in Brisbane. Rather, micro-homes can provide another housing choice to assist this process.

One participant observed that micro-homes require “an analysis of whatʼs in the existing dwelling; in terms of the people and the ways they use them.”This illustrates a need for case by case evaluation of micro-homes to achieve positive urban consolidation.

This was echoed by another participant who, in comparing micro-homes to other high density building forms outlined the fact that in some situations a micro-home could be a sound decision while in other circumstances they would not. ! ! !

I do recognise that [they] wonʼt be suitable for everyone...in some situations I think they are a viable alternative to townhouses or even higher density forms because they allow detachment, something that most Australians still strive for in their housing choice.

4. Discussion This research has explored relatively new territory; the role of micro-homes in the urban consolidation of Brisbane. The central benefits of community cohesion and preserving local character were raised alongside barriers of planning policy and the widespread suitability of microhomes. This research concludes that micro-homes can play a positive role in the urban consolidation of Brisbane, illustrated by the benefits and barriers that emerged.

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Participants all agreed micro-homes present the benefit of creating developments with higher proportions of home owners and extended, diverse family groups; a factor believed to be essential in the fostering of cohesive communities. The belief that involvement in the community on the family level is necessary to promote a community cohesion, is reflected and supported in existing literature (Forrest et al., 2002; Randolph, 2006; Roberts, 1997). And further supported by quantitative surveys in Australia and Canada (Lazarowich, 1991), which illustrated the potential for micro-homes as having positive affects on social relations.

Whilst fostering cohesive communities, participants agreed that micro-homes could also be a desirable dwelling form through their unimposing structure and size; allowing the preservation of green space and local character. While the relationship between micro-homes and the preservation of urban character is grounds for future research, the belief that current high-density dwelling forms can compromise the character of inner city neighbourhoods, is well known and supported strongly in existing literature (Byrne et al., 2010; Bunker et al., 2002; Knowles, 2003; Mitchell and Wadley, 2004). This highlights the considerable scrutiny that high-density dwelling forms endure and the possibility that micro-homes could provide a choice in the urban consolidation of Brisbane while maintaining local character.

So are micro-homes a complete solution to urban consolidation? The short answer is no. The findings of this research reveal that a responsive approach to urban consolidation is required within Brisbane; with micro-homes providing an alternative choice in high density living. The importance of increasing the range of choice in dwelling from and location was raised by most participants and is supported by existing literature (Bunker, 1989; Holliday, 2000; Roberts, 1997). By encouraging innovation and variety in dwelling form, (Maclelland, 1993), Brisbane has the potential to develop a commonsense response to the changing housing needs whilst fostering positive urban consolidation.

Limitations This research was affected by multiple limitations, including the subsequent small subset and participant group. Although this research interviewed participants within the building professional, home owner and micro-home occupant subsets and this could be viewed as a strength of the research in providing a cross-sectional representation of findings, the impact of interviewing participants with different levels of knowledge and familiarity with micro-homes may have produced variance in results, in comparison to research conducted within a single subset. It is possible that outcomes from the building professional subset may present more expert knowledge and at times appear more authoritative however it was necessary for this research to interview all subsets in order to progress a primary analysis of micro-home in the urban consolidation of Brisbane. This creates the opportunity for further qualitative and quantitative investigation into specific subsets on the topic.

Conclusion and Design Implications The purpose of this research was to document a qualitative review of the micro-home and its role as a dwelling form in the urban consolidation of Brisbane. It aimed to increase the awareness of the micro-homes by recording the current perceived benefits and barriers across three participant subsets; with the data collected assisting in the validation of micro-homes and their role in the urban consolidation of Brisbane. Besides further research into the urban consolidation of Brisbane, a number of strategic issues arising from the research require further examination. These include policy change and implementation, the relationship of micro-homes to green space retention and community cohesion, as well as a more in-depth investigation into related benefits and barriers within public and professional environments. This further investigation should include both

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qualitative and quantitative research as well as case study based research to determine the overall benefits and barriers of micro-homes.

The challenge for design professionals and policy makers will be to provide a framework of policies in which affordable and desirable high-density housing forms can be conceived. In order to achieve this, a proactive approach must be adopted. Without successful established examples of microhomes within the community, it seems widespread understanding and acceptance will not be adopted, inhibiting implementation. As noted previously, there has been remarkably little investigation into micro-homes as a housing type, on both a local and national scale. It is hoped that this preliminary analysis of micro-homes in Brisbane will act as an encouragement for such research, development and policy change, not only in Brisbane but across Australia.

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REFERENCES Andrews, J. H. 2005. Not Your Grandmother's Granny Flat. Planning, 71(3), 8-9.

Australian Bureau of Statistics. 2007. Population Projections, Australia, 2006 to 2101 Canberra: Australian Government Publishing Service.

Australian Bureau of Statistics. 2010b. Australian Social Trends December 2010. Australian Households: The Future. Canberra: Australian Government Publishing Service.

Bunker, R. (1989) A decade of urban consolidation, in: Metropolitan Planning in Australia: Urban Consolidation, Urban Research Unit Working Paper 11. Canberra, Urban Research Unit, Australian National University.

Bunker, R., Holloway, D. & Randolph, B. 2005. The Social Outcomes of Urban Consolidation in Sydney. City Futures Research Centre, 3.

Bunker, R., Gleeson, B., Holloway, D. and Randolph, B(2002) 'The Local Impacts of Urban Consolidation in Sydney', Urban Policy and Research, 20: 2, 143 — 167 Birrell, J (2010). "Affordable housing". Architecture Australia , 99 (3), p. 35.

Department of Planning and Development, (2009). South East Queensland Regional Plan.

Ewing, R., Schmid, T., Killingsworth, R., Zlot, A. and Raudenbush, S., 2003. Relationship between urban sprawl and physical activity, obesity and morbidity. American journal of preventative medicine, 18, 4769.

Forrest, R., La Grange, A., Ngai-Ming, Y. (2002). Neighbourhood in a high rise, high density city: some observations on contemporary Hong Kong. The Editorial Board of The Sociological Review Frank, L., Saelens, B., Powell, K. and Chapman, J., 2007. Stepping towards causation: do built environments or neighborhood and travel preferences explain physical activity, driving, and obesity? Social science & medicine, 65 (9), 1898-1914.

Gleeson, B. & Douglas, P., 2006. Towards a new Australian suburbanism. Australian planner, 43 (1), 10-13.

Hillier, J., Yiftachel, O. and Betham, M (1991) 'Urban Consolidation-An Introduction to the Debate', Urban Policy and Research, 9: 2, 78 — 81 Holliday, S. (2000) The higher density debate, New Planner, 42, pp. 6–15.

Knowles, D (2003) 'Proposals under fire [Brisbane]', Southwest News, 12 March, p. 3.

Lazarowich, N. M. (1991). "Granny Flats in Canada". Journal of housing for the elderly , 7 (2), p.

31.

Maclelland, R. (1993). “Victorian Code for Residential Development - Multi Dwelliings”. Melbourne: Department of Planning and Development.

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Mitchell, A. and Wadley, D (2004) 'The process and progress of urban consolidation', Australian Planner, 41: 4, 56 — 65 Moran, A. (2006) ‘The Tragedy of Planning: Losing The Great Australian Dream. Institute of Public Affairs. Melbourne Mitrany, M. 2005. High Density Neighbourhoods: Who enjoys them?, GeoJournal, 64: 131-140 Randolph, B. (2006) Delivering the Compact City in Australia: Current trends and Future Implications. City Futures Reseach Centre, 6.

Roberts, M (1997). "Housing with care: Housing policies for an ageing Australia". Ageing international , 23 (3), p. 90 Wilson, A. & Boehland, J. 2005. Small is Beautiful: U.S House Size, Resource Use and the Environment. Journal of Industrial Ecology , 9(1): 277-287.

Wulff, M (2001) 'Growth and change in one person households: Implications for the housing market', Urban Policy and Research, 19: 4, 467 — 489 Yates, J (2001) 'The rhetoric and reality of housing choice: The role of urban consolidation', Urban Policy and Research, 19: 4, 491 — 527

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APPENDIX 1

Interview Transcripts Subset 1 - Building Professional Subset 2 - Micro-home occupant Subset 3 - Home owner

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Building Professional 1 Describe any projects you are working on or have worked on that address densification?

I worked on a project in my private practice in Toowong, Brisbane, an original weatherboard dwelling, which wanted an additional dwelling built for a family member on that back.

Do you see this as a positive influence on urban consolidation?

Absolutely.

Why would you say that?

Australia has a tradition of a big backyard, which I think is a hangover from the post war era when people were very keen to spend a lot of time at home and in the yard, there weren’t so many distraction, the home and hearth where they spent there time, like a work environment. And now our country is entirely different we travel a lot, we go out a lot, we have a lot more public spaces where we can interact and I think there are large tracks of land that are not really used a waste of resources.

Would you perceive microhomes as a viable architectural form that could help to resolve densification issues?

Yes I think some of the guidelines that require, there are quite strict guidelines about how far they need to be from the primary residence on the site. And in some states you are requires to have covered ways connecting those things. I think there shouldn’t be those restrictions, I think if the block of land can carry an extra dwelling, that is anything from 50 square meters to 90 square meters then go for it. Stop the restrictions really Do you believe this would promote community cohesion? So we are sort of more talking about the surrounding area with your neighbours and comparing it to aged care instead of shipping old people out to city fringes in cluster housing or community aged car homes, whether or not you are better keeping close to the city?

I think so, but I don’t know if it is going to create more community cohesion to tell you the truth no. I think it’s definitely something to pursue, but as to the impact no community, the way it is as the movement is they are required to be part of the family unit. Can’t say I would agree with that one.

What do you feel are the current barriers to the implementations of micro-homes and do you consider the local planning laws too restrictive for the development of microhomes.

Yes it depends which state, I believe the Queensland laws are, though I am not aware, I am talking about Brisbane city council, Logan city council and Gold Coast city council is a bit better, but Victoria is quite good I think, so it depends, it depends on the state, but you can see that Victoria has some of the better laws in relation to micro-homes and the densification in Victoria is generally positive, probably because of the more favourable planning laws.

Is there enough of a challenge in a designing and documenting a micro-home to warrant engaging in the services of an architect?

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Yes definitely, absolutely, I think that it is very important that you have an architect working on it because particularly in Brisbane you see some very substandard housing stock development have been built with tiny rooms, not good access, not good light access I thin that definitely engaging with an architect that protects that good built space is worth while.

In Victoria the multi dwelling code was introduced to cater for population increase, by planning for extra homes in established areas and increased densities in new housing and housing developments. Are you aware of the codes in Brisbane and do you think that a multi dwelling code should be promoted?

Yes absolutely, Brisbane is strange because they had a sub division code which back in the 60s, which made the lots an unusual size you end up with long skinny lots, Vic was set up by different surveyors so our lot sizes are a little bit more amenable, that double access with access down the side. So Brisbane is a little trapped by that but I thin that definitely they shouldn’t be restricted by the fact that you cant drive a car either side of the block which I think Is a problem. No I think Brisbane definitely because they have these little houses sitting in these big blocks.

In what ways do you think people could become more aware of the micro-home and as a way of densifying and a way of generating more rental income?

There are restrictions with people being able to rent them out, and there is a requirement in the planning code that they are a family member, if someone does rent them out they have to be careful because the council could come around and fine them. But there are problems with that. I think that people are aware of it as they can be; I think people think it is too hard to get it through on council.

Do you believe that the approvals for micro-homes should be based on a performances based manner i.e. each development in these merits or as a fixed type of planning code, a code that would be typical for all micro-homes, or should it be per application?

I think there should be a couple of basic rules that tie in with the building code requirements so you have got them operating in tandem and not having the federal and state building statutory law then the planning law sort of working against that countermanding. So there should just be a few basic points and then performance after that so you tick those four boxes and submit it in your own if there are some variables and there are some other ones to have some variables in and we will look at that.

I am talking about setting back from the boundaries the site boundaries the same as what it is in the building code; basically in planning saying do this and nothing more than that. That would make it a lot easier instead of people thinking there are all these extra add ons from planning, and people will think well I can do this in the building code.

Do you prefer the term micro-home or granny flat or do you have any other suggestions?

Yeah something like medium density dwelling or multi density dwelling, granny flat, no I think it’s too sort of colloquial. Bungalows is not bad, bungalows is not bad or increased density dwelling.

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Building Professional 2 Can you describe any projects that you are working or have worked on that address densification, if so please give details.

My trouble is that I’ve worked on so many.

Ok then any that may relate to micro homes or granny flats that you can think of or town houses?

I use to manage the better cities program for the Queensland government, and so part of that was about urban consolidation in many various forms, and i also use to work with the public housing side of it as part of that program. So they range anywhere from combination of public private housing in the valley where the idea was obviously to develop a range of type of housing to suit a different socio economic needs, but as far as being involved in projects where micro homes are being developed as stand alone or connected to private houses, me personally no, but I have worked with clients that are trying to do just that.

And did they find that they were successful?

Depended on what the local government planning scheme allowed them to do, but most planning schemes will allow you to do some form of granny flat.

So do you see this as a positive influence on urban consolidation?

Absolutely.

Would you perceive micro-homes as a viable architectural form that could help to resolve densification issues?

Yes. Do you believe this would promote community cohesion?

The answers yes, but in saying yes there’s so many aspects in what you have just asked. That we could spend an hour going through each of those aspects. In terms of community cohesion as my definition of the word goes, then micro homes will help community cohesion as far as allowing families groups to remain together in separate but still linked dwellings so to speak. So in other words two dwellings on the one property. As far as other contributions to social cohesion not particularly.

Ok we were thinking along the same lines as we were comparing it to age care on city fringes. Do we push the elderly to city fringes or keep them closer in town with the family on the same block? We thought that might have a positive impact on the community.

See it only really works, I mean the social cohesion part of it only works at the macro level where you’re saying that we have more people living closer together, but you can have that in a high-rise block and people will still be lonely or where it allows family groups to maintain closer connections because they can physically locate closer to each other and where it allows for affordability to come into question, as some family groups stay closer together as its more affordable for them to

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keep that way.

What do you feel are the current barriers to the implementations of micro-homes and do you consider the local planning laws too restrictive for the development of micro-homes.

Lets look at the distinctions here. At the moment you could pretty well put a granny flat anywhere, in Brisbane. And actually most local governments have some provision that allow for some sort of granny flat. The issue is when you try to separately title it. Now if you maintain the same title and you’re not trying to separate the title then you can put a granny flat on and it just becomes an extension to the house, you can even have it as a separate dwelling in a lot of areas, in fact some insist that it is a separate dwelling depending on the local government. But they’re not allowed to be separately titles. So if you’re talking about micro homes as being separately titled, then there’s huge restrictions almost everywhere, because that separate titling raises the issue of subdivision now curiously enough the integrated…well it’s the sustainable planning act now… allows for building format plans which means the property is common property there’s no subdivision of land but you can have subdivision of built form. However in most cases then, using Brisbane as an example it gets knocked out because that then becomes what they call multi unit dwelling. So a low density area like the one we’re in at the moment, Brisbane City Council (BCC) actually cant stop you on one hand from using building format plans to literally create two distinct titles for the building form, except for the fact that you need a material change of use to do it. On top of the actual subdivision of the building form and its that material change that you cant get. So if we had to make a change to allow it to happen what we would be really hafting to do it say let’s allow what is in effect in BCC’s definition would be a duplex development, but also remember that the council spent a lot of time getting rid of duplexes where they had a common body corporate because that just lead to all sorts of nightmares in terms of management and administration. So in fact BCC, one of the things they introduced was a thing called “Single Unit Dwellings” and part of the rationale – how public it is I don’t know – for introducing that was in fact to allow a lot of duplexes to in fact be un-duplexed. It meant that people realized that there were a lot of issues management and administration with duplex as a community title. As there are only two dwellings and two owners, it creates big problems as soon as there is any sort of disagreement. You’ve got 50% one way and 50% the other and no moderating forces in it. There is a body corporate and there are all sorts of legal things that need to be followed. Nowadays what would happen is you would have two completely separate titles and they would just have a party wall between them and in some cases though depending on the council they might insist on an easement for support which is a mutual easement for both buildings for that common party wall. And that’s how they get around it now without having any body corporate, which is what use to happen with these duplexes. I mean Brisbane still has single unit dwellings but in a low-density residential area like this, they wouldn’t be allowed to use it. And one of the requirements for single unit dwellings is, in the established areas where you are allowed to use it; you’ve got to build the buildings before you can use it. So part of the steps in being able to use a single unit dwelling are revisions as what they allow you to do, they allow you to have a land size which is significantly smaller than any other which is allowed under the planning scheme. So if you wanted to have a micro home and you were in an area which actually allowed single unit dwellings then effectively what you need to do is you need to go ahead build the dwelling and then effectively sub-divide off the dwelling.

Is it a bit risky though?

Not if you go about it the right way the BCC has all the guidelines there to show you how to do it.

It’s a form of development they encourage. My issue is that we have a lot of built form, which is 24 perch, and BCC is out there saying you can chop up blocks where you have 400sqm per allotment.

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And we’re talking about 16 perch blocks and you end up with narrow guttered generally blocks and that’s their classic way of allowing an increase in density at the moment. And my problem is that you mean that your built form is restricted to narrow guttered blocks where you’re dealing with existing developments because essentially you’ve got to take a long rectangular block and chop it in two. And to me that’s a very inefficient building form, when you look at two narrowed guttered building side by side, the other thing then is that you lose trees, you lose everything. So to me what the council should in fact be allowing building format plans to subdivide the top and the bottom of the building then you’ve still maintained the apparent sense of having a lot of sense along the dwelling which you lose in the narrow version of the dwelling you don’t need built to the boundary to do it and you in fact double the density by BFP doing a subdivision just like this.

So you could have two families living and keep the same green space outdoor.

Exactly. If you want to look at micro homes then, it’s then possible to say that in a dwelling like this providing you can meet the building regulations for fire separation and amenity. Then you could potentially end up with four micro homes in a single dwelling like this. Two up and two down. The biggest issue then is always going to be parking, and that’s probably the biggest challenge to deal with any of them, but it’s a way of introducing micro homes where really to me the most valuable restriction we’ve got when we talk about low density is not tenure, its not really go to do with the number of people living in the dwelling I van have a dwelling and have twenty people living here if they’re all related there’s not a thing council can do to stop me. So it meant then that if what we're talking about is the footprint of the building on the landscape as a definition of density. Then you could actually have it so that a 24 perch block 600sqm could have potentially have 3 micro homes on it as long as you didn’t exceed the 50% density footprint. And you also respected the height limitations, which for typical suburban low-density areas on a slope less than about 10% is going to be 8.5 meters.

So is then the problem with infrastructure and services and that sort of thing?

Fire rating is number 1. That is your biggest issues in any development; you have to deal with two things to make things livable. One is acoustic but that’s an amenities thing then the acoustics, fire rating is just down right safety and there’s work that X did and I’m fascinated with the research she did because it helped bring into sharper focus some of the things that had bothered me about why was it that high density like people in a tower it wasn’t as good as people living in a single detached dwelling. And so she teased out in her research a number of pretty critical factors which helped bring why it is that people preferred some typed of dwelling over others, when you could argue well high density dwelling in an apartment block with a huge balcony surely that is just going to be as good as a micro home sitting in the back of someone yard, just using a simplified example, why is it though that people – according to the research – going to prefer that micro home to that apartment. There were a number of significant factors that came out of that research and the first one was the absolute importance of a separate entry. She described it in terms of control of space and personal space of which the entry was one of them and having surprisingly ground level contact space, I mean contact with ground, even though that wasn’t as strong it was still an interesting issue I could see coming out of the research. But then also having a particular exclusive area of private open space at ground level came out as well. And if you get that right then you have happy vegemites. It had to be yours. Having it shared, common property – no good nope. You had to as the owner or inhabitant of that home and to feel that you had control of that space and no one can intrude it’s not like having a shared BBQ area.

So we are territorial?

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We are. Undeniably, no matter what our genetic heritage is.

That’s good that’s interesting.

Is there enough of a challenge in a designing and documenting a micro-home to warrant engaging in the services of a planner? Is it worthwhile for an architect to design and document a granny flat, as apposed to buying one online?

To me the planner part of it is just seeing if you could legally do it. It’s the architect that really has to serve that fundamental role of making sure that the dwelling is going to meet a whole lot of different criteria, opening space, separate entrances, elements within a dwelling that make it or break it for people, so yes there are a whole lot of kit homes that would serve the purpose of micro homes that you could buy online and you could have delivered to a site, but its then making sure that that sight’s welcoming, first of all it’s the appropriate design for the site, and secondly that that dwelling is welcome on the site and the way that the entrance is oriented the way the landscape fits around it, any acoustic areas are designed and what they look it. Lets just say it costs $100 000 to get a micro-home and put it on a sight and here were talking about all the land costs including infrastructure charges for all that. But that dwelling if you just dump it into a space then you lose about 50% of its livability as it hasn’t been thought out about how its going to integrate into that space. So many dwellings are just dumped on a block of land and the developer thinks that looks pretty and then walks away from it, but all the other elements livability don’t really come into that equation. They look at it and its got a family room and all this sort of thing, and these days there are forced to consider its orientation and sustainability certificate to go with it, but it doesn’t necessarily mean that its ideally suited to the people who are going to live in it. The circumstances of each family unit are different and if you really wanted to take architecture and livability to the enth degree, then you really need to take the family group and interview the people on a personal basis within the family unit to work out what they need and then make sure that you’ve designed a dwelling to me that in an environment that meets it as well. It may mean that for some families you are looking at separate areas of controllable open space associated with that. Potentially a recipe for a very happy dwelling. But without going into more of the detail, what I'm saying is that we stop our design process at almost can I afford to buy that house on that block of land in that location?

And that's pretty well the end of it, and most people buy houses off the block so to speak or they buy a used house and they just take what it is. So there’s never an evaluation done, so maybe these sorts of changes can be done and that’s sort of inviting some sort of external help for them to do it. Most people think they can do it themselves, and the fact is most people aren’t trained to do it because they don’t even know what they are looking for. In a micro home context it really means that if you are going to put some micro homes either Greenfield development or you come along and say you’re going to put it in the back yard of this place then you need to do an analysis at that level of both what’s in the existing dwelling in terms of the people and they ways they use it and how that micro home is going to relate and that is where just buying an off the internet and I’m not saying you cant buy it and put it there but make sure you’ve chosen something that fits it because you’ve analysed what’s going to happen.

Do you think that micro-home could in part help housing affordability?

Absolutely. We’re saying this is a person this is their needs lets match the two, for a lot of people a micro home is all they need. But its not what the market offers them. Generally what it offers, the closest they get in a micro-home is studio apartment in a high-rise. No contact with the ground no personal entry and generally no community. One of the things about living on the ground as apposed to high-rise curiously enough I think is more a personal belief than a documented one, I

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think people on the ground tend to have more interaction than people who are separated in highrises because one of the things that generally happen in high-rises is they’re well designed to give people privacy admittedly vertically, but then that very privacy becomes the source of the social isolation. You don’t even know when your neighbors have come and gone. People don’t mind contact when it’s at their choice.

In Victoria the multi dwelling code was introduced to cater for population increase, by planning for extra homes in established areas and increased densities in new housing and housing developments. Are you aware of the codes in Brisbane and do you think that a multi dwelling code should be promoted?

A variation of it yes. The State government tried to make it as a right to have a second dwelling on a residential lot about two years ago with the introduction of the sustainable planning act. Where they went wrong they didn’t allow the council to charge infrastructure charges for the second dwelling. So whether they realized it or not a lot of local councils then said no, they became unsupportive, and it wasn’t so much that they didn’t like the idea, although for some of the people who didn’t know what it meant as it could have been used as a political football against them, but the fact they didn’t allow the council to get the infrastructure charges for the second dwelling created a lot of angst amongst the local governments, created a very unfair situation for a lot of people who’ve had to do the right thing and pay the charges when they subdivide the lot and when other people can put a second dwelling on free of charge it didn’t make sense. So in the end the government did yet again another back flip and said the provision would only apply when local councils would allow it to apply, and consequently every single local government said no. It wasn’t even well thought out on the state governments part, the thing is the actual transformer is in the process of failing. So that sealed the fate of it, so what could have been a really good initiative, but once again poorly thought out by the implementation people then failed. It’s technically still on the books, but like I said it failed because they didn’t think through the issues for the local government, and potentially you could have 1000 new houses in the area and no infrastructure charges for it then you’re going to have to upgrade water and sewerage lines, and eventually over time increase the capacity of reservoirs, and you weren’t getting any money for it. It was a step towards affordability but in the end it created inequalities and it also meant that local governments weren’t all that supportive because it was going to cost them financially.

In what ways do you think people could become more aware of the micro-home and as a way of densifying and a way of generating more rental income?

Simply good examples. That is what’s missing at the moment. There are very few good public examples.

Do you believe that the approvals for micro-homes should be based on a performances based manner i.e. each development in these merits or as a fixed type of planning code, a code that would be typical for all micro-homes, or should it be per application?

Both.I can say that because the sustainable planning act and most council planning schemes actually allow for both, so you have the code accessible approach which means simply you come along here’s the code if you apply with the code and the acceptable solutions it’s a done deal, if you cant comply with the solutions you still have the performance criteria to go back to. So a lot of developments that I deal with may not meet the acceptable solutions but then you can justify your development under the performance criteria. So it’s already there.

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With some modifications?

It depends what the modifications are, if it’s a land use component and you cant meet the performance criteria in any way then perhaps your development shouldn’t be there but you’ve got the avenue of a real fast-track avenue if you’ve got the acceptable solutions. And so if anything it’s a case of expanding the range of acceptable solutions, which requires intelligence but if you cant meet the solutions and you’ve got a variation and it will still meet the performance criteria then yeah the planning scheme at the moment will allow you to tackle it on both basis if its in that area of code assessable. Even if the development becomes impact assessable you can still use the codes to give you a guide as to whether or not what you’re proposing is good for the site. And BCC they then subdivide impact assessment into two further categories into appropriate and inappropriate. In other words they’re giving you clues right at the beginning as to if you’re going to have an easy run or a hard run. For most developments, if you’re starting to go in, the three people you are going to need are planners to get you through the system, architects, and engineers.

There are engineering components that are going to need to be certified in the whole exercise. So in the design process, the planning and design component, architects span the spectrum they do planning and design and they do implementation.

Do you prefer the term micro-home or granny flat or do you have any other suggestions?

I have. To me I like micro home because it says exactly what it is. I hate the term granny flat. It limits it and creates the wrong impression. I’m not against other terms just like small house, its just as effective. As time goes on micro-home will become more and more identified, its more like an on ground studio apartment for some people which has taken a lot of time for people to get use to what that actually means. So terminology, micro-home is good but it needs a little more selling as a name.

Thank you very much.

I'm just going to give you one more comment. The one option to make micro-homes much more viable in a situation like Brisbane is rather than separating out the title which is what happens with single unit dwellings, rather than having building format plan which requires separation and body corporate is to instead to allow a home owner to issue long term leases, because at the moment when you make a long term lease longer than ten years it becomes a sub-division and must be treated as such. But we could solve this whole density issue by taking a note from what happens in Canberra and overseas, not to the extent to the leases in Canberra, as you’re talking about 99 year lease holders but instead to say lets allow it so we can issue twenty or thirty year leases to people. Now the capital cost of a micro-home is such that the amortization of a twenty or thirty year lease would be such that people would come along and the ownership of the underlying property doesn’t change its with the original owner, the person who owns the original dwelling still feels in control, but the people then if they have a 20 or 30 year lease and for most people that will get them through any life cycle you would care to name, that lease means that they have the security to justify that investment so people would be prepared to invest in the construction of a microhome as the terms of the lease condition as they’re not prepared to do when you get a 5 year lease from someone else.

So what would be the condition of that lease at the end?

It’s kind of like leasing a car on a novated lease. At the end there’s a balloon payment to be made and that can be related to…you don’t want it to become that the person occupying that dwelling

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allows it to deteriorate over time because they’ll say…I’ve only got 5 years to go why bother painting? So instead what would say is that at the end of that time somebody can renew that lease or you have a market value for the property, which the other person has to pay out. It’s a light reversal with what happens with novated lease, you as the person who leased the car at the end, you want to keep it you’ve got to pay a balloon payment, what we’re saying is reverse it a little bit, you as the person who issued the lease rather than the person who took up the lease at the end of it if you want to take over that dwelling, than you have got to pay whatever the market value is, bearing in mind though that its not the cost of a dwelling on a separate block of land somewhere as the fact of the lease and everything else that went with it…the option is you’ve either leased out the land and somebody’s built the dwelling or alternatively have leased out a dwelling that you have built on your own land. It is important to me when I’ve looked at the problems of getting around a lot of the concerns about chopping up blocks, there hasn’t been enough attention for the scope of long term leases to get around the tenure and planning issues which currently stop this sort of development of occurring, I can see quite a variation in the leases which would allow it to happen.

I’m thinking of leases for unrelated parties, for related parties I don’t see a problem at all, but what usually happens they build a granny flat then granny dies, and then they’ve got this dwelling which a lot of people rent out, and a lot of councils turn a blind eye to, technically then you’ve got a multi unit dwelling. But rather than deal with that problem, you create a lot more flexibility with a longterm lease.

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Building Professional 3 Describe any projects you are working on or have worked on that address densification?

I wrote my masters project on investigating the potential of micro-homes as a way of increasing urban density without high rise building forms and as an alternative to existing high density dwellings. The outcome of the research was that micro-homes provide another housing choice that can increase densification. I have also worked on a project that was a series of holiday cabins in the middle of nowhere, which are really small, but these are designed as an escape from density.

They could be used as an example of infill development in Brisbane as well, because of their small scale.

Do you see this as a positive influence on urban consolidation?

I see micro-homes as a really positive influence on urban consolidation because in my mind it provides an option for increasing density without limiting quality of life. It allows for lots of green space and it can be implemented in ways that still allows people to pursue their traditional ‘dream’ of detached housing within a denser urban form.

Would you perceive micro-homes as a viable architectural form that could help to resolve densification issues?

Yes, I really think that they can be used to help densification because it provides an additional choice but I do recognise that it won’t be suitable for everyone and there are some that are going to be some circumstances where you try to implement micro-homes where they are not going to be popular, because some people feel that it is taking away some of the urban character; but in some situations I think they’re a really viable alternative to townhouses or even more higher density forms because they still allow detachment which is something that most australians still strive for in their housing choice. It’s always going to be something that’s a little bit controversial.

When you look at somewhere like Melbourne where their policy for micro-homes or equivalents to be developed has been quite controversial in some examples where they haven’t allowed enough green space or people have been allowed to build too close to their neighbour because it’s destroyed the leafy urban character.

Do you believe this would promote community cohesion? So we are sort of more talking about the surrounding area with your neighbours and comparing it to aged care instead of shipping old people out to city fringes in cluster housing or community aged car homes, whether or not you are better keeping close to the city?

Yes, I think that it has really good community benefits; when I’ve looked at examples of microhome type developments that already exist (particularly where there is a strong relationship with the people in the primary and secondary dwelling) it has been quite beneficial to both parties to have people close by that they can talk to.

But then there are overseas examples, and there are theoretical ideas about lots of small homes in a denser area with shared facilities this was really popular because you could have strong community links, particularly if you are a person who likes to live by yourself as well. Its a way of having lots of interaction with other people.

What do you feel are the current barriers to the implementations of micro-homes and do you consider the local planning laws too restrictive for the development of micro-homes.

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There are significant planning limitations. In Brisbane, micro-homes can only be implemented under a policy called a single unit dwelling and that can only be implemented in some medium to higher areas of density of housing under the current planning codes.. But maybe the greatest potential for implementing micro-homes is actually in areas where you already have the green space, where you can still maintain the leafy suburban character, which lots of people find attractive.

I think there would be some psychological barriers to implementation, to the uptake of the idea. I think some people would be willing to implement it because they have the idea of ‘I can stick something in my backyard and maybe make some money off it’ but I would speculate that some people would be quite resistant to the idea, neighbours, people resistant to the idea of giving up their backyard, because of the idea of shared territory that doesn’t appeal to some people. But all of these things can be overcome using different methods.

Peoples satisfaction when they are already living in that kind of situation where they’ve got two houses sharing one block, the most successful ones were where there were really strong territory markers between the two. And not just shared planting, but a fence, a boundary, separate gardens, separate entrance ways. This would help with aged care, getting back to the granny flat this limits isolation as well.

Is there enough of a challenge in a designing and documenting a micro-home to warrant engaging in the services of an architect?

Yes, I think a poorly executed micro-home could be misery for the occupants, misery not only for the occupants of the micro-home because they are living in a very small space but misery for the owners of the primary house because if there isn’t proper separation, things like the proximity of windows, and sound sources are taken into account I think it would be really unpleasant if we’ve got the noise from one blaring into the other, you need to think of these things, otherwise it could be really terrible.

Do you think that ,micro-homes could help to resolve, in part, housing affordability?

Yes. Their smaller size would make them cheaper and quicker to build, and get on site, potentially transportable, they could be prefabbed which would save in housing costs and if you can put them on put them on the block of somebody you know, then maybe you could work out a cheaper land sharing price arrangement.

There’s more flexibility in this kind of dwelling for how you work out the financial arrangement of setting something like this up. Maybe you’re paying just a rental cost to the owners of the land, sharing bills...particularly if you were to build under the current planning single unit dwelling [code], because I think you can’t sub-divide, it could be a community title I think. It could be a really good foray into first home ownership as well.

In Victoria the multi dwelling code was introduced to cater for population increase, by planning for extra homes in established areas and increased densities in new housing and housing developments. Are you aware of the codes in Brisbane and do you think that a multi-dwelling code should be promoted?

Yes and no. The multi-dwelling code in melbourne had it’s shortcomings. In terms of it wasn’t restrictive enough to limit over-development of suburban areas where there was a total loss of backyards and green space because it wasn’t restrictive enough about minimum site coverage, but

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thats al improved since then, and if we could definitely learn from the melbourne example. Then something could be implemented in Brisbane.

In what ways do you think people could become more aware of the micro-home and as a way of densifying and a way of generating more rental income?

I imagine that a lot of people wouldn’t be aware that it is an option, because it’s quite a tricky part of the planning legislation. Its not clear cut, its not advertised that ‘you can do this to your bit of land’, I imagine it could be a bit controversial in some areas, I think you do need to put in a DA, so there are economic limitations to implementing that kind of arrangement.

Do you believe that the approvals for micro-homes should be based on a performances based manner i.e. each development in these merits or as a fixed type of planning code, a code that would be typical for all micro-homes, or should it be per application?

I would strongly recommend that in Brisbane it be on a case by case basis. Because of the potential problems between neighbours that could occur.

Do you prefer the term micro-home or granny flat or do you have any other suggestions?

Micro-home!! I think granny flat has a lot of nostalgic limitations that would limit its popularity.

Micro-home sounds more appealing to it’s target market which could be potentially younger singles.

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MICRO-HOME OCCUPANT 1 What do you value in your current living situation?

I value the closeness to the city actually, I value the fact I can use public transport rather than use a car.

I think that the space here is not quiet as large as I would like it, and what you are planning here is (…)

I love the views. I am kind of right on the point where the river goes right around, so I got the river on both side, it is what I value So I value : views, close to the city, access to public transport, and the closeness to everything.

How would you value community in terms of living satisfaction? Please elaborate.

Community living ?

Like living in a community….

You know what ? As you getting older I think you value friendships, you value contact with people, I mean I tend to be a personn who likes my own space, not like to be by myself, a fair lot of the time but I also value this going out and I think that is essential for mental health rather than anything else, going out and enjoy family company.

If your living situation allowed you to develop community ties to an area, do you feel you would stay in higher density living arrangements for a longer period of time?

Yes, I think so. I like peace and quiet too. There would be issues with hight density living, lots of noise around as well but if you have got good neighbors and things like that and you can talk to them. But I love easy way to go to the footy, the cricket or this sort of stuff too. I love all of that.

There is a sort of « living up to, up the things » What would your preferred housing type be out of high rise/flat, cluster housing or MicroHome?

As you getting older and older and older, I do not think that is such a bad thing as you are getting older because then ( you have got like with like people) , you have got the same issues, you have got the same interests and that is not such a bad thing. But I love the idea of having being close to family. And having your own but being completly independent, that is very important.

What do you see the benefits to live in a granny flat rather than in a unit?

To be closest to the family because a granny flat is just that.

So Micro-Homes are a really nice idea, because you are close to family, but as I said you have to be independant, and I like that idea as well. But you also know that there is somebody on the site that you cannot ….(push out) But also Financial issue….

Particularely people around about my age now, I mean femal are going to have superannuation after a retired time and immediately that all change now and I did get a bit of superannuation, but if I did stayed on my own home, there is no way I could lived, no way… I would have to pay the house of with my « super », so I would have nothing left what so ever and with the high cost of

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food and electricity and gas, and I firmely do not believe that this government looks after age people as they should be… but I think this is an other issue… I will try to get involve in that…

Finance is a huge thing Do you prefer the term granny flat or micro home?

I hate the name as I said « Granny flat », I think that is disgusting…So Micro-Homes

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MICRO-HOME OCCUPANT 2 What do you value in your current living situation?

I value being here with my family. Having a support, particularly "miss x". All the benefit, all the support.

How would you value community in terms of living satisfaction? Please elaborate.

I never see them. My lady...

I found that really odd when I first came. I mean maybe you didn’t so much because you were working when you moved here, weren’t you? So you were relatively...

I was not working when I first came over and literally I did not see anybody.

This is interesting, because where I am what we know the neighbors are on both sides and this is a little sort of service lane, and it seems that everyone know each others there, so it is really talk community… maybe it is just a different area I think it is probably different here…

We know the neighbors but I think it will be by default when flint goes to school because... my elderly people or families So I think then you get to know people when you taking kids to play school or school, I think then you built up that relationship you know.

And yes that right if you probably meet other kids at school Yes that is right If your living situation allowed you to develop community ties to an area, do you feel you would stay in higher density living arrangements for a longer period of time?

So in a flat?

Yes, or you know if we sort of talking about if you were able to live in a micro-home at the back and you are developing community tiles in this area, do you feel you would stay in higher density living arrangement for a longer period of time?

Yes, I think yes.

I think that is the problem because people move a lot more these days, don’t they? When people use to stay in their community and lived there for a long time? And possibly because a lot of people rent, the people move around a lot which is why they have not got the community tiles that they used to have when people bought their house and stay for a many years Yes that is right And a lot of rental I suppose so people renting would move on a lot, instead of sticking around.

Yes. What would your preferred housing type be out of high rise/flat, cluster housing or MicroHome? If you have those choices?

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What is the term “cluster housing”?

Like I would say aged care type of thing, or maybe like communal living like you were talking about before Do not live in a communal living area, were they?

No like assisted living like grandma “X”. So they are living their own flat but cares are there if they need them.

Yes probably something like that. So, high-rise, cluster housing or micro home?

I have not got think about that so far.

Which one do you prefer?

Do not push me, I am thinking.

Do you prefer the micro-home, or do you want be in a bloody aged care?

What do you see the benefits to live in a micro-Home/granny flat rather than in a unit?

Communication I suppose really.

Yes that is a good one. Being in touch?

Well, flat of a property?

Yes. So if you were living by yourself in a unit or flat or somewhere else. As opposes to living in a situation like you have got here.

We probably came to that with the first question actually.

Do you prefer the term granny flat or micro home?

Something “living” it is got to be, isn’t it? Something like that. Not “additional living”, but … not “family living”, something like that…

It has to be something that represents the fact that it is… No, it is not “family” because it can be….

Modular living Oh yes it is not bad actually. Good one. I will steal this.

Would financial pressures be the main determinant for the type of housing you would decide on? Or do you think that you would decide where to live based on other reasons?

I think it makes sense, and I think what used to happen is the house shared and everybody put in financially and then it works...through the generations Oh yes like X's family and her brother in love….

Yes, so everybody pays into it and then it goes through the generation to ours. Now everybody got his own house separately and have to ...

Which is a lot of troubles you know, because they are all struggling separately….

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Yes, yes, instead to put together.

But I think everybody saw used to kind of… and everyone quite likes their own space more now, don’t they? Do not they do more than years ago?

Yes you can still do this thing Yes my argument was to keep the family for longer but you still got your own entrance, you still go as you want.

I think it is a good idea Being that the ‘great Australian dream’ appears to be slipping out of reach for many of us, do you see the micro-home as a viable way of remaining in the real estate market?

I suppose…

Yes, because then you all put together toward one thing, what we just said, towards… like everybody’s income combine…

Yes, rather than more, more…

It is going to be less to do that than to have two separate homes Yes. All might be, you could pay for the micro-home The model I was talking about in Victoria, I think that what they have got. You switch the title. So you can come and put your micro-home on the corner of this block and then you can claim the title you buy…

So what happen when you sell?

Only both have to sell. I think it is better if you do not subdivide, but I think maybe some recognition…

Yes what happen if one person wants to stay and you want to sell it?

You should be allowed to put somebody else in the land and then rent to them if you want it, but subdivision is something very complicated.

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MICRO-HOME OCCUPANT 2 What do you value as essential in your current living situation?

Central location is for us been convenient to get to work for both of us.

And we really like city living, so just closed to public transport and be able to walk a lot of places….

Entertainment ?....

Yes , entertainment, if we go out at night just being able to get home in a taxi or whatever Social aspects ?...

Yes, just having a house that people would like to come and visit , that people would like to stay and privacy You have quiet privacy here, aren’t you ?

I wouldn’t be able to live on a main road How would you value community in terms of living satisfaction? Please elaborate.

Community like services, or neighbors ?

Yes like neighbors or are you involved in community events ?....

We have not begun, like now, we do not have any kids at school, probably do not get involved in community as much, but maybe you know if we once retired probably would do more so…

I think it is more a small town sort of thing…..

We are a little bit more private where… you know… it is nice to know your neighbors but I do not want be like hang over the fence.

Yes definitely, likes to know what is going on around for us in terms of development… have a sense of community like when the flood happen, when you can help on some way Are you aware of the topic of urban consolidation? If so do you believe there are any negative effects of urban consolidation. (Urban consolidation refers to a diverse set of planning policies intended to make better use of existing urban infrastructure by encouraging development within existing urbanised areas rather than on non-urbanised land, thus limiting urban sprawl). Please list them and elaborate. Could these be mitigated through micro-homes? So making more use what we have got and tried to fit more into that space rather than spreading out?

Well I haven’t heard the term but I think it make sense.

I do not suppose I would like Brisbane to end up as Tokyo or something like that… It is nice to have a lot of park land and to be able to have a little bit of backyard and some trees and not being right on top of your nextdoor neighbor.

But if you want to live in a city, then I think there is gonna be some consolidation and try to maximise the use of what space you have got make sense.

Do you currently feel that you have unused space on your lot?

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We have the potential to use the space we have got in a better way.

Taking into account your family dynamic, as you or other family members get older, would you consider a Micro-Home as an alternative to aged care or congregate living?

Yes definitely. We did sort of with dad. Did he want to come to live with us or not. The idea of micro-home for him was none. Yes it is a good idea Would you be happy and comfortable living in a granny flat with your adult children/friends living in the main residence?

Yes , it would be good.

Would you be ready to invest in a secondary dwelling if there were financial benefits?; do you believe that a scheme or concessions should be given to home owners that decide to build a secondary residence?

So purely as a granny flat option or as a sort of rental space ?

That is would be fine. I am not 100% sure of using that space as to rent it to a stranger, and so be leaving upperstair and having someone else leaving downstair. I do not know. if need to do it financialy , but if not, I probably wouldn’t. But family would be fine.

As your parents get older, do you think that they would prefer to go into an aged care facility, hostel or congregate living or would they prefer to remain at home living in a granny flat?

I would say most of them would prefer to stay in a micro-home rather than going to an aged care.

We are very selfish and we just want our own space In your opinion, should the planning laws and development codes be relaxed in Australia with regard to detached housing?

So to allow for buiding granny flats ? Yes definitely, I cannot see why they wouldn’t do it.

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HOME OWNER 1 What do you value as essential in your current living situation?

Essentially‌ that we have separate bathroom, separate kitchen, separate living area but still be connected in a way.

How would you value community in terms of living satisfaction? Please elaborate.

Speak to our (neighbors), as we know, our neighbors but it is fairly important and people know who you are and look after you as you are living here, I think because you are in a separate block you do not see them as much, you know like in england they have got (.......) you maybe know people a little bit more. Here the living area turn to be at the back while in england it is more at the front.

Are you aware of the topic of urban consolidation? If so do you believe there are any negative effects of urban consolidation. (Urban consolidation refers to a diverse set of planning policies intended to make better use of existing urban infrastructure by encouraging development within existing urbanised areas rather than on non-urbanised land, thus limiting urban sprawl). Please list them and elaborate. Could these be mitigated through micro-homes? So making more use what we have got and tried to fit more into that space rather than spreading out?

I think there are benefits but I think you do not want to built in every available bit of land even within the urban area, because otherwise you would not have any green space. I already felt this a lot with granny flat and things like that. You do not get garden, outdoor space for people.

I do not think urban sprawl is a bad thing, I think it is better to have urban sprawl more than to have built up. I think it is nice to have the room rather than to be in so built up where everybody is crowd in. But they do it a little bit more narrow now (....)

Do you currently feel that you have unused space on your lot?

Yes i do I fell we have got an unused space at the front. At the back, probably to the side of the house, that is unused. So we could put something else.

Taking into account your family dynamic, as you or other family members get older, would you consider a Micro-Home as an alternative to aged care or congregate living?

Yes. Would you be ready to invest in a secondary dwelling if there were financial benefits?; do you believe that a scheme or concessions should be given to home owners that decide to build a secondary residence?

I think I would invest if I have spare cash to put into a secondary residence, yes I would.

I do not think there should be any sort of compensation given to people who wants to do that.

Because we would get benefits from at the end of the day.

As your parents get older, do you think that they would prefer to go into an aged care facility, hostel or congregate living or would they prefer to remain at home living in a granny flat?

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I prefer the micro-home. If people need care... In China there is the example of "yu ton" where there is a few generation living all together.

Yes I think it is important, especially having my mum here (haven't fling), I think it is lost a lot these days. I think that is why my kid are not brace these days, because they do not get the influence from the older.

In your opinion, should the planning laws and development codes be relaxed in Australia with regard to detached housing?

Yes I think they should be relaxed in Queensland, I think this is something need to be done by the government code, because otherwise you get people filling the all of their backyards with properties...It is going to be a bit more relaxed in terms of "maybe it does not have to be a "grann's" or whatever... but I think there are gonna be some sort of laws otherwise people just feel free to fill a lot in their things.

Do you prefer the term granny flat or micro home?

I think Micro-home, because I do not think it would be necessary Grannies living here all the time.

It could be relatives or ... I think micro-home suppose a small house.

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HOME OWNER 2 What do you value as essential in your current living situation?

Family.

Is it the size of the block or the housing?

The size of the block is good it gives you freedom to do what you want. You can have dogs and cats and you’re not living in your neighbour’s pockets. You have room to move you don’t have to be so close to the neighbours.

How would you value community?

Community is valuable, as you need assistance in all sorts of things not just family life. You need your neighbours and you can assist them and you can look after each other’s house, and keep an eye out around the neighbourhood all the time.

So you value the cohesiveness of the community?

Yes. Are you aware of the topic of urban consolidation? Do you feel there are any negative effects of urban consolidation?

As with the previous answer, you are living in each others pockets, the little experience I’ve had in holidaying in the high-rises you don’t get much neighbourly, you’re on your own sort of thing, but given the fact the cost of infrastructure is so high and putting up the housing price, utilising the current infrastructure is a good idea, but not having the community and the sense of neighbourhood…really goes out the window I feel.

So you feel that current forms of urban consolidation really mitigate the community feeling, by just putting many people in one place?

Yes. That’s right.

Do you feel that micro homes could mitigate these negative effects, as there is more of an investment as there is a family and neighbourhood that are creating these homes?

Yeah I do. I feel family is essential; as current high density takes away the family and community feel for people to relate to.

Do you currently feel you have unused space on your lot?

To a certain extent, but it gives you the freedom to move around and do what you want in your own block. As I said, the big block gives you space, and to a certain degree there is unused space but you can have chickens and vegetable gardens and things like that.

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Ok, so taking into account your family dynamic, as you or family members get older, would you consider a micro-home as an alternative to aged care or congregate living?

That would be good, but which children would have you? Having family close to you is good, as you have that sense of community.

Would you be happy and comfortable living in a granny flat with your adult children?

Yeah, it would be alright, you have back up, but it depends on the family members, to help you when you’re frail.

Would you be ready to invest in a secondary dwelling if there were financial benefits.

Yes. As you said earlier you have unused space on your block, do you believe that a scheme/ concession should be given to home owners that decide to build a secondary residence?

Yes, with the infrastructure you don’t have to build and move out to another area, and have the added cost of transport and utilities put in place.

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HOME OWNER 3 What do you value as essential in your current living situation?

In relation to what?

I can paraphrase…what are the things that attracted you to this space?

Space, the size of the property, your house isn’t right in the neighbours fence. Room to move, room to entertain and room for all the kids and all their friends without having to be parked on the street, and a bedroom for everybody.

I'll get you to describe the size.

Half an acre, 6 bedrooms, three bathrooms, two kitchens.

How would you value community? What do you essential in a community?

Knowing whom your neighbours are, talking to them, helping them if they need.

So you feel there is some invested interest in the place you’re living that has created community.

Well when the neighbours moved in next door for the first time we took some biscuits over and introduced ourselves and said who we were and if they needed anything to call us, and we don’t live in each others pockets but if either of us go on holidays and we need the other to keep an eye on the property and look after it when they’re gone we do that.

I’m unsure of your housing career, but would you feel that happens in a flat/high density living situation?

I’ve never live in a…oh I’ve lived in a granny flat, it really depends on the tenant of the area as if you’re that sort of person you’ll make that happen, some people don’t want to talk to you, some people don’t want to know their neighbours, but you can still say hello to them. But everywhere I’ve lived I’ve always said hello to the neighbours because that’s just who we are and how we treat people.

Are you aware of the topic of urban consolidation? Do you feel there are any negative effects of urban consolidation?

Yes. Yes I do.

Could you please list them and elaborate.

Some of them become slum areas, some of these urban ideas have been tried in other countries and its not a good area for children unless in their planning they take into account the importance of green space and the importance to be able to get out and move your body and not be playing in the hallways of a high-rise building and yeah…I don’t particularly like them and would not choose

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to live in one unless I had no other choice.

So that is negative effects on children.

Cars, the population and trying to drive round the streets. Its like going to the gold coast and driving around, there’s all these high rises now but all of the streets are still the same as they were before all those high rises came, they haven’t been able to improve that so you’ve got all this congestion on ground level so they need to make alternatives if they are going to build up and have that equivalent ground level built. I’m not sure how you’d do it. But it effects the time it takes to get you to work it takes longer, you get more frustration, you get social issues as there are too many people together in the same space. I don’t particularly like it.

Any other negative effects you feel? Is there a strain on resources, infrastructure? Do you feel there is the equivalent quality of life in a high-density area?

I’ve never tried to live like that so I don’t know if the quality of live would be the same. I guess if you know nothing else and that’s the way the city you were born in is when you’re a child and that is what you know, then you wouldn’t know any different, so you’re quality of life would be as you know it, relative to what you’ve grown up in. However if you’ve lived on acreage or on the beach where you’ve got space and things to move, that to me would be claustrophobic, as I would not want to be squashed in with millions of people and squished everywhere I went. I think it would affect your mental health as well.

Do you feel that micro homes could mitigate these negative effects?

I suppose they could be, rather than going up you could put more people in a smaller area. But where do you stop? Where do you say, you know this is enough, do you put one on every house that’s there, but when that’s full where do you go? How many people do you squeeze in? For some people just two people living in a home is more than they could stand, for others they could have ten, twelve and it wouldn’t bother them. But if there was an option to do it through the council and be able to do it and it would improve the life of the family’s that wanted to do that, it would be a good idea.

So that’s saying you feel, it could be a better alternative to current consolidation?

Yes. I’d much prefer to see low space than high development. People are a part of nature, and if you disturb the balance by putting up brick buildings and brick buildings and brick buildings and you don’t give the human body what it needs in terms of space and green space and sky, it impacts on their emotional self.

Do you currently feel you have unused or free space on your lot?

Yep there’s space at the back and the front where you could put more buildings. But we’d have to consider the flooding situation.

Why do you think this is so?

Because we chose it this way to have animals and livestock. And you can’t do that in a building.

You go into a flat and you cant have a cat or a dog, and I couldn’t live without my animals.

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So you feel that creates a community sense, in the fact that when people are out walking their dogs it creates…

Absolutely. People talk, people you don’t know, they sit and chat and talk to others they talk about their dogs. It provides a community that’s a group that gets together and I’m sure some make friends and friendships develop and move on. People might not feel well and take their dog to the dog park and start chatting to other people and it improves that emotional side again. You’ve got to have green, you got to have low. We have to connect with nature. So if you can do that with having people down low and having extra people on the block and having that space. It’s better for you.

So that’s a positive fact of your current living situation that you feel would be maintained through micro homes.

Yes. Ok, so taking into account your family dynamic, as you or family members get older, would you consider a micro-home as an alternative to aged care or congregate living?

If I had to.

What would you prefer? Living close to family, or in a retirement village setting.

I suppose you don’t know the answer to that one before you try it, but of course you’d rather be close to family. But I wouldn’t want to be a burden on family. If there was a situation where I could co-habitat with them in an independent way that would be wonderful, but I would not want to have them running around after me. That provides good community support if those children have children who need caring, there’s an extra person there to support the family community. Provided the family unit works that way.

So you would you be happy and comfortable living in a granny flat with your adult children?

You just have to set up ground rules. For example…we’re all here together but these are our quarters and those are yours and you respect that privacy.

Would you be ready to invest in a secondary dwelling if there were financial benefits.

Yes. In what form…for example a secondary dwelling…for your adult children to rent?

Either older parents or children to rent on the property. I would prefer them to be family members apposed to people I don’t know. But they could be friends.

So do you believe that a scheme/concession should be given to homeowners that decide to build a secondary residence? For example the first homebuyers grant, perhaps a microhome or a secondary dwelling grant?

That would be a good idea.

Is there anything else you’d like to add?

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I’d much prefer them to seeing blocks of flats and high-rises going up. It’s keeping the open and green that’s the important part. People are disconnected to nature so no matter what you create if its micro homes or high-rises, whoever does the planning needs to ensure that we keep nature involved for our health.

Do you feel that first disconnection from nature could disconnect people from the community?

Yes. It puts you into a depressive state. People who don’t want to do things in the community, if you can get them out and get them walking and noticing things and recognising the environment, it makes them feel better and it improves their mental health. It’s cyclic. It’s a chicken and egg thing.