New Suburban Living by Lisa Garner

New Suburban Living

A New Suburban Living Model

19th cent.

20th cent.

21th cent.

New Suburban Living

A New Suburban Living Model

Strategies for the densification of Melbourne suburbs New living models for a context in transition: How increased density and improved livability can occur together.

New Suburban Living

Australia: home the worlds largest, most â&#x20AC;&#x2DC;suburbanizedâ&#x20AC;&#x2122; cities

50 kn

New Suburban Living

Melbourne 4,4 million people 998,000 hectares 12 p/pha

10km

New Suburban Living

Berlin 3,6 million people 89,000 hectares 114 p/pha

New Suburban Living

The majority of our built environment is characterized by low density suburban sprawl (88%)

12% Inner Suburbs (>7km Radius from CBD) Population: 432,000 People Area: 13,000 Hectares Dwelling: 214,000 (30 People Per Hectare) 2 per dwelling

54%

New Suburban Living

7km

34% Outer Suburbs (>25km Radius from CBD) Population: 1,261,000 People Area: 726,000 Hectares Dwellings: 461,500 (10 People Per Hectare) 2.46 per dwelling

Inner, Middle and Outer Metropolitan Melbourne Regions

45km

25km

Inner suburbs

Middle suburbs

Outer suburbs

Urban Growth Boundary

Train network

Tram network

2.5 5

20 km

New Suburban Living

Middle Suburbs ( 7-25km Radius from CBD) Population: 2,050,000 People Area: 143,000 Hectares Dwellings: 812,000 (12 People Per Hectare) 2.6 per dwelling

New Suburban Living

Background: Historical context

The prevailing practice of development for post-World War II expansion of Australian cities

New Suburban Living

Background: Historical context

The garden city movement ‘Urban utopia’ intended to dissolve the contrast between city and countryside and make it possible for cities to grow and expand in a healthy fashion. Promise relief for the ‘overstrained’ city centers.

New Suburban Living

Background: Historical context

â&#x20AC;&#x2DC;The Australian Dreamâ&#x20AC;&#x2122; Ownership of a detached house, single storey, on a quarter acre suburban block, surrounded by a garden/ Home ownership as a domestic ideal to aspire to. Financial independence and the possession of a house

New Suburban Living

These ideals are now understood to be archaic, but their legacy remains in the form of the current metropolitan landscape.

- Excessive Land consumption - Car Dependancy for mobility - Traffic and car emissions - Complete privatisation of space as a result of entirely individual ownership of land - Extensive infrastructures, costs and public expenditure - Social Disparity segregation between ‚choice rich‘ Inner city and ‚choice poor‘ Outer suburbs.

New Suburban Living

Legacy: Consequences of Urban Sprawl

Legacy: The detatched family home typology

New Suburban Living

79 % of Melbourneâ&#x20AC;&#x2DC;s housing stock is still 3-Bedreoom Single Family detached home.

The typical Australian today, is no longer nuclear family strucure with two children looking for a three-bedroom house on a quarter acre block with a white picket fence in a suburb.

Sole-Parents The number of lone-parents is projected to rise from 0.9 million to 1.4 million

Couples without children There will be more couples without children (43%) than with children (35%).

Single Dwellers The fastest growing household type is lone person households >30%

Population increase in younger groups Due to migration a rapidly growing percentage of the population will aged between 2530. 54% of these people want to live in a ‘group households’

Family structures are increasingly complex.

Aging Population An ageing population has the effect of increasing the number of lone person households. Many of these group want to live with other elder people.

There is an urgent need to increase the diversity of occupancy ‘types’ across the entire spectrum.There is growing interest typologies that enable single dwellers to live collectively with others.

New Suburban Living

Typical family, 2016?

New Suburban Living

Population Demographic change: Ethnic diversity

New Suburban Living

Rather than finding housing that meeds diverse needs, melbournes changing demographic must find ways to adapt to this nuclear family house typology

Melbourneâ&#x20AC;&#x2122;s population is anticipated to double within the next 25 years.

7,2mio

7 6,1mio

2,8mio

5,0mio

New Suburban Living

4,3 mio

3,7mio

1,7mio

POPULATION (Millions)

2 1

1856

1876

1896

1916

1936

1956

1976

1996

2016

2036

2050

New Suburban Living

Urban growth has reached capacity. New urban growth boundary limits further sprawl. Future housing supply needs to be met within the existing city fabric.

New Suburban Living

Middle suburbs: Focus for densification

- Comprise majority of the built city - Currently display an extremely low population density, hence potential for population growth. - Well connected to the city via public transport. - Suburbs developed between 1950-1970â&#x20AC;&#x2122;s : large areas of the residential stock are in need of physical, technological and environmental upgrade - The original population of this context- first and second generation - is ageing. As new properties become available, sububrs experience a new influx of inhabitants. - Access to employment, education, amenity in this areas is relatively high.

New Suburban Living

Why?

Inner Suburbs (>7km Radius from CBD) Population: 432,000 People Area: 13,000 Hectares Dwelling: 214,000 (30 People Per Hectare) 2 per dwelling

(%) of Population 12% 54%

Middle Suburbs ( 7-25km Radius from CBD) Population: 2,050,000 People Area: 143,000 Hectares Dwellings: 812,000 (12 People Per Hectare) 2.6 per dwelling

12 people p/pha

Outer Suburbs (>25km Radius from CBD) Population: 1,261,000 People Area: 726,000 Hectares Dwellings: 461,500 (10 People Per Hectare) 2.46 per dwelling

New Suburban Living

34%

7km

Inner, Middle and Outer Metropolitan Melbourne Regions

45km

25km

Inner suburbs

Middle suburbs

Outer suburbs

Urban Growth Boundary

Train network

Tram network

2.5 5

20 km

New Suburban Living

Site Selection

7km

Inner, Middle and Outer Metropolitan Melbourne Regions

45km

25km

Inner suburbs

Middle suburbs

Outer suburbs

Urban Growth Boundary

Train network

Tram network

2.5 5

20 km

New Suburban Living

Targeted sites for densification: Preston

800m Radius of Public transport= 15 minutes walking

New Suburban Living

Targeted sites for densification: Preston

800m Radius= 15 minutes walking

New Suburban Living

Existing Context

40-45m

New Suburban Living

Site context: Lot division

15m

average plot size : 650 - 700m2 N

New Suburban Living

Site context: Typical suburban house

New Suburban Living

Site context: Typical suburban house

New Suburban Living

vegetable

garden vegetable Late Victorian Cottage Lategarden Victorian Cottage Plan: Plan:

77%

450m2 450m2

1840-1860 1840-1860

1920-30 1920-30

77%

(%) (%) Early Victorian Homestead Bungalow Early Victorian Californian Bungalow 78% Homestead 78% Californian Outdoor Outdoor ‘State Bank Bung’ ‘StateCal Bank Cal Bung’ SpaceSpace

41.4 35.0

35.0

29.9

95m2

77%

450m2

(%) 78% (%) Living Living Outdoor 78% Outdoor English cottage cottage Constellation Constellation Space Based onBased on English plan of 18th Space plan Century. of 18th Century.

'Porch' 'Porch' Veranda Veranda House Bedroom Bedroom House WC WC Garden 2 Plot (m ) (m2) Garden Kitchen Kitchen Plot Car Living Living

House Garden Car Car FAR

77%

Living room brought Living room brought forward,forward, verandaveranda reduced:reduced: Detached kitchen/utilities too small and public be to be Detached kitchen/utilities too small andtopublic with covered way to the livingasspace. with covered waymain to the main used as used living space. house. Central passage with Kitchen and Utilities facing house. Central27 passage Kitchen and Utilities facing m2 with rooms on each on side. Sewage 2 rooms each side. Sewage the garden the where gardenchildren where children 27 m could becould picked up from rear played. Formal living be picked up from rear played. Formalroom living room lane. Front setting for lane.veranda Front veranda setting for to the front. to the front. midday midday lunch. lunch.

82 m2

95 m2

1940-50 1940-50

Living, Dining and Kitchen form the area., Living, Dining andback Kitchen Bedrooms form the back area., project towards 2 front. Double 134the m 134 m2 or triple Bedrooms project towards the front.staggered Double orfaçade, triple veranda rather small entry staggeredbecomes façade, veranda Interconnected living becomes porch. rather small entry 2 29 mliving 29 m2to rooms. Carports attached porch. Interconnected house. rooms. Carports attached to house.

68 m2

95 m2

67m2

0.34

62%

54 54 109m2 33109m m2 (3) 233 m2 (3) 22% 2 4 m2 4341m m2 2 341m 17 m2

17 m2

22%

2 450m2 33 m 33 m2 450m2 0.22 (%) (%) 0.22 FAR 78% 78% Outdoor Outdoor

Space Space Living Living Constellation Constellation

Street Elevation: Street Elevation:

22 22 33 m2(2) 332 m2(2) 95m 2 530m2 6 m2 530m2 6 m2407 m 2 14 m2 40714mm2 33 m2 33 m277% 77%

95m2

0.23

82 m2

16%

1990s 1990s

62%

40 40 130m 62% 2 70 m2 (4)62% 70 m2 (4) 130m 2 379 6 m2 6 m2m 2 379 14 m2 m 14 m22 67m 3067m m2 2 30 m2

0.34

56 m2

35 m2

2000s 2000s

Era of the Era'McMansions' of the 'McMansions'

Redeveloped Subdivided Redeveloped Subdivided Townhouse 2 41 mTownhouse 41 m2 58 m2

2 240Painted m2 240 and m rendered Up to three dwellings with triplerendered fronted brick 2. Story arranged Painted and Up to three dwellings witharound veneer. Separate triple fronted brick 2. Story driveway. arranged around Garages. Bedrooms veneer. Double Garage with driveway. Separate attachedwith entry. Formal Living down. Double Garage Garages.upstairs, Bedrooms Orientation: to the attacheddining entry. Formal Living down. 46 m2 front. 46Family m2 upstairs,New perpendicular to the street. to the back. New Orientation: dining torooms the front. Family 2 50 m 50 m2 perpendicular to the street. rooms to the back.

2 2 145m 650m2145m 650m2 372 m2 372 m2

240 m2 240 m2 252600m2 m2 252 m2 61% 600m2 2 2 102m 102m 61% 112 m2 112 m2 41% 41% 0,39 0,39 0,5 0,5

Linear plan, homes Linear plan,became homes became 2 larger. Introduction of 145 m larger. Introduction of 2 Family play room. Living 145 m Family play room. Living and Dining in and combined Dining combined in open plan. 'Study' open plan. room 'Study' room becomesbecomes more popular. more popular. Carport Carport or Garage or attached Garage attached to home.to home.

29 m2

16%

58 m2

48 m2

62 m2

m2 2

0.34

41 m2 68 m2

PaintedPainted and rendered and rendered triple fronted brick brick triple fronted veneer.veneer. 240 m2 2with DoubleDouble Garage 240 mGarage with attached entry. Formal attached entry. Formal dining to the front. Family dining to the front. Family rooms to the back. rooms to the back.

41 m2

X 3 (100Xm32)(100 m2)

X 3600m2 (28 X m23)(28 m2 ) 600m2 16% 180 m2 180 m2 16% 0,61 0,61 2

62 m2

46 m2

41with m2 Up to three Up todwellings three 2 dwellings with 41 m 2. Story2.arranged around around Story arranged driveway. Separate driveway. Separate Garages. Bedrooms Garages. Bedrooms upstairs, Living Living down. down. upstairs, New Orientation: New Orientation: perpendicular to the street. perpendicular to the street.

2.OG

35 m2

58 m2

46 m2 50 m2

56 m

2.OG

50 m2

48 m2

58 m2

48 m2

650m2 650m2

30 m2 145m 30 m22 61% 61% 2 45 m2 (3) 45 m2 (3) 145m m22 33 m2 372 33 m 2 372 9 m2 m 9 m2 2 102m 2 62 m 2 62 m2 102m 0,39 11 m2 Study 11 m2 Study

0,39

145 m2145 m2 27 m2 27 m2

41% 41% 2. generation homes

2.OG 2.OG

68 m2

Living, Living, Dining and Kitchen Dining and Kitchen form theform backthe area., back area., Bedrooms project towards Bedrooms project towards the front. or tripleor triple theDouble front. Double staggered façade, veranda staggered façade, veranda becomesbecomes rather small ratherentry small entry 134living m2 living porch. Interconnected porch. Interconnected 2 rooms. Carports attached to 134 m rooms. Carports attached to house. house.

600m2 600m2

56 m2

Linear plan, homes became larger. Introduction Linear plan, homes became of Family play larger. Introduction ofroom. Living androom. DiningLiving combined in Family play open plan. 'Study' and Dining combined in room more popular. open plan.becomes 'Study' room or Garage attached becomes Carport more popular. 2 41orto mGarage m2 home.41attached Carport to home.

62 m2

600m2 600m2

56 m2

630m2 630m2 m2

61%

1970-80s 1970-80s

2 130m2 130m630m2 630m2 379 m2 379 m2

407 m2 407 m2 - 530m2 530m2 0.23 0.23

61%

600m2 600m2 7 m2

7m 240 m2 67 (4) m2 41% 2 41% 252 16 m2 (3) 16m m2 (3) 2 252 2 23 mm 23 m22 11273m 73 m2 m2 112 2m2 0,57 m2 Study 7 m Study 0,5 2

22 67 (4) 240 mm

600m2 600m2 21 m2

2.OG 2 house) m X21 3 (per (100 m2(per ) house) 2.OG 2 2 30 3 (10030m m) X 16% 16% 5 m2 X53m(228 m2 ) 2 X 9 m32 (282 m 9 m2) 2 35 m2 56 m 56 m m22 (2) 29 m2 (2)180 29 m 1802 m2 0,61 8m 8 m2 0,61 m2

35 m2

41 m2 41 m2 240 m2240 m2

58 m2 58 m2

134 m2134 m2 95 m2 95 m2

29 m2

41 m2

46 m2 46 m2

48 m2 48 m2

New Suburban Living

22%

62%

Post War Housing Boom Boom Product-House Post War Housing Product-House Triple Fronted Brick Veneer Home Home Triple Fronted Brick Veneer 'Contemporary' 'Contemporary' 15.0 15.0 145 m2 145 m2

Based on English cottage Living room brought Century. forward, veranda reduced: Based onplan English cottage Living room brought 2of 18th 2 27 m 27 m 15.0 Detached kitchen/utilities too smallreduced: and public to be plan of 18th Century. forward, veranda 15.0 covered way to the main too smallused as living space. Detachedwith kitchen/utilities and public to be house. Central Kitchen and Utilities facing with covered way to the passage main with used as living space. rooms on each side. Sewage the garden where children house. Central passage with Kitchen and Utilities facing 15.0 15.0 2 95 played. mwhere 95 m2 living room be picked up from rear the garden Formal rooms oncould each side. Sewage children 2 2 82 m 82 m lane. Front veranda to the front. could be picked up from rear setting forplayed. Formal living room vegetable midday lunch. lane. Front veranda setting for to the front. vegetable garden midday lunch. garden

2 109m2 109m 22% HouseHouse 341m2 341m2 Garden Garden Car Car 2 Plot (m ) 0.22 0.22 FAR FAR Plot (m2) 450m2

62%

41.4

35.0

29.9

530m2 530m2 morphology morphology 1. generation homes

2 Plot (m Plot ) (m2)

41.4

Study: of 650m2 the suburban house typology 630m2 evolution 630m2 650m2

35.0

LOIDL LOIDL suburban house suburban house

New Suburban Living

>1960: demolished / replaced

2. Generation houses

New Suburban Living

The Home in the Suburban Context today...

New Suburban Living

The Home in the Suburban Context today...

New Suburban Living

>1980: subdivided + additional townhouses

3. Generation houses After 1990, Subrdivisions, Knock Down Rebuilds

New Suburban Living

6 4 3 2

New Suburban Living

> Single/ Double storey, detached or semi-detached units. > Limited useful private open space or vegetated gardens. > Extensive paved areas for car access or garage doors dominate the street frontage. > Little to no engagement with the streetscape otherwise.

Study: Maximum permitted volume

orian Cottage

OIDL ouse

18601940-50 1940-50 1920-30

1970-80s 1970-80s 1940-50

1990s

1990s 1970-80s

2000s

2000s 1990s

2000s

galow Post War Housing Redeveloped Subdivided Redeveloped Subdivided Boom War Housing Boom Product-HouseProduct-House orian Homestead Post Californian Bungalow Post War HousingEra Boom Bung’Triple Fronted Triple of the 'McMansions' Era ofProduct-House the 'McMansions' Townhouse Townhouse Brick Veneer Fronted Veneer 'Contemporary''Contemporary' Home Home ‘State Bank Brick Cal Bung’ Era of the 'McMansions' Triple Fronted Brick Veneer 'Contemporary' Home 15.0

15.0

maximum permitted volume?

Redeveloped Subdivided Townhouse

15.0

41.4

41.4 35.0

ought Living, Dining and Living, Kitchen Dining and Kitchen Linear plan, homes Linear became plan, homes became Painted and rendered Painted and renderedUp to three dwellings Up to three withdwellings with English cottage Living room brought Living, Dining and Kitchen Linear plan, homes became Painted and rendered a reduced: form the back area., form the back area., larger. Introduction larger. of Introduction of triple fronted brick triple fronted brick 2.ofStory arranged 2. Story around arranged around h Century. forward, veranda reduced: form the back area., larger. Introduction triple fronted brick ublic toBedrooms be project Bedrooms towards project towards Family play room. Family Living play room. Livingveneer. veneer. Separate driveway. Separate kitchen/utilities too small and public to be Bedrooms project towards Family play room. driveway. Living veneer. pace. the front. Doublethe orfront. triple Double or triple and Dining combined and Dining in combined in Double GarageDouble with Garage with Garages. Bedrooms Garages. Bedrooms ed way to the main used as living space. the front. Double or triple and Dining combined in Double Garage with lities facing staggered façade,staggered veranda façade, veranda open plan. 'Study' open room plan. 'Study' room attached entry.attached Formal entry. Formal upstairs, Livingupstairs, down. Living down. ntral passage with Kitchen and Utilities facing staggered façade, veranda open plan. 'Study' room e children becomes rather small becomes entry rather small entry becomes more popular. becomes more popular. attached entry. Formal each side. Sewage the garden where children becomes rather small entry becomes more popular. New Orientation: New Orientation: dining to the front. dining Family to the front. Family living porch. room Interconnected porch.living Interconnected living Carport or Garage Carport attached or Garage attached dining to the front. Family icked up from rear played. Formal living room porch. Interconnected living Carport or Garage perpendicular to perpendicular the street. to the street. rooms to the back. rooms to the back. attached rooms. Carports rooms. attached Carports to attached to home. to to home. rooms to the back. veranda setting for to the front. rooms. Carports attached to to home. house. house. nch. house.

630m2

630m2 62%

650m2

650m2 630m2

62%

61%

530m2 77%

New Suburban Living

41.4

vegetable garden

600m2 61%62%

650m2 600m2 41%

600m2

600m2 600m2

41%61% 56

77%

78% 145 m2

145 m2

41 m2 2

2.OG

16% m2

Up to three dwellings with 2. Story arranged around driveway. Separate Garages. Bedrooms upstairs, Living down. New Orientation: perpendicular to the street.

2.OG 600m2

2.OG

16% 41% m2

16% 35

41 m2 2

56 m2

41 m2 2

35 m2

‘ResCode’ , Permitted Residential development, Victorian Building Regulations.

6 A habitable room window complies if -

setback

site coverage

The distance between a building street front boundary.

Buildings must not occupy more than 60% of an allotment.

it is offset a minimum of 1·5m from the edge of one window to the edge of the other; or

•

it is offset a minimum of 1·5m from the edge of one wind

•

it has a sill height at least 1·7m above floor level; or

•

it has a sill height at least 1·7m above floor level; or

•

it has obscure glazing in any part of the window below 1·7m above floor level; or

•

it has obscure glazing in any part of the window below 1

•

it is obscured by a permanent and fixed screen which has no more than 25% of its area open.

•

it is obscured by a permanent and fixed screen which ha open.

The standard limits the proportion of any lot that can be built on, to provide outdoor space for residents, and to protect the amenity and character of neighbourhoods.

maximum (%) = 60% Area X 100

Standard A5 and B8

The site area covered by buildings should not exceed:

• the maximum site coverage specified in the schedule to the zone, or

• if no maximum site coverage is specified in the schedule to the zone, 60 per cent.

Applying the standard

A raised open space complies if the direct line of sight into the private open space on the adjoining allotment is obscured by a has no more than 25% of its area open.

A window may be openable provided that when open the obscure glazing does not permit a direct line of sight into the secluded private open space or habitable room window.

A window may be openable provided that when open the obscu line of sight into the secluded private open space or habitable r

overshadowing

1 m + [0.3This m does x (hnot–apply 3.6to m)] A building must not reduce the suna new habitable room window that faces a property boundary if h = wall height light anboundary; existing • there is a visual barrier at least 1·8m high to at the and neigbours garden • the floor level of the room is less thanfor 800mm abovethan ground 5 level at the boundary. more hours of sunlight max Raised 9m open space means between 9am and 3pm

A10 and B17 Side and rear setbacks

This standard ensures adequate separation between dwellings on adjacent lots, particularly above ground floor level.

Standard A10 and B17

A new building not on or within 200 mm of a boundary should be set back from side or rear boundaries: • at least the distance specified in the schedule to the zone, or

a landing with an area of more than 2m2 and with a floor height of 800mm or more above natural ground level at the boundary; or

• if no distance is specified in the schedule to the zone, 1 metre, plus 0.3 metres for every metre of height over

•

3.6 metres up to 6.9 metres, plus 1 metre for every metre of height over 6.9 metres.

Sunblinds, verandahs, porches, eaves, fascias, gutters, masonry chimneys, flues, pipes, domestic fuel or water tanks, and heating or cooling equipment or other services may encroach not more than 0.5 metres into the setbacks of this standard.

a balcony, terrace, deck or patio with a floor height of 800mm or more above natural ground level at the boundary.

•

Landings having an area of not more than 2 square metres and less than 1 metre high, stairways, ramps, pergolas, shade sails and carports may encroach into the setbacks of this standard. Diagram A1 and B1 Side and rear setbacks 8.6 m

B. Verandah

•

a balcony, terrace, deck or patio with a floor height of 80 level at the boundary. Existing private open space

4.1 m

D. Garden shed

Area to be screened or obscured

13.5 m

3.1 m

Setback A

9m radius

9m 8m 6.9 m

Area to be screened or obscured

450

LOT BOUNDARY

60 % Total site area

The definition of a building includes a dwelling, a garage or carport, a verandah and any other roofed building such as a garden shed. When calculating site coverage, if the upper storey projects over the ground floor, that part of the upper storey is also added onto the ground floor area. This does not include an underground basement that is constructed wholly underground. Outdoor paving, driveways, footpaths or building eaves are not included when calculating the amount of site coverage. In the above examples: • When calculating site coverage for the single dwelling proposal, the total building area includes the dwelling, verandah, garage and garden shed.

3.6 m (max.) 3.2 m (av.)

3.6 m

Site coverage (%) = Total building area x 100

450

9m radius

New dwelling

existing

New dwelling

• When calculating site coverage for the two dwelling proposal, the total building area includes both dwellings,

both garages and the garden shed for the second dwelling. Where there are two or more dwellings on a lot, the total site area for all the dwellings is included when calculating site coverage.

Planning Practice Note 27 | Understanding the Residential Development Standards (ResCode)

a landing with an area of more than 2m2 and with a floo natural ground level at the boundary; or

C. Garage

While the new dwelling takes its reference for front setback from the existing dwelling, in this instance the existing dwelling setback is greater than 9 metres. Therefore, the new dwelling is able to be setback 9 metres.

•

Existing private open space

A. Dwelling

w ront setbacks s A and B) on

one existing abutting dwelling

A new window must not proThis does not apply to a new habitable room window that faces vide •a direct line of sight into a there is a visual barrier at least 1·8m high at the bounda neighbours window or seclude • the floor level of the room is less than 800mm above gro Raised open space meansspace private open

A C A

Setback B

overlooking

A raised open space complies if the direct line of sight into the habitable room window or secluded private open space on the adjoining allotment is obscured by a permanent and fixed screen which has no more than 25% of its area open.

height setback

A5 and B8 Site coverage

min. 6m

•

New Suburban Living

A habitable room window complies if -

New dwelling

existing

DAYLIGHT TO NEW HABITABLE ROOM WINDOWS REG. 420

DAYLIGHT TO NEW HABITABLE ROOM WINDOWS REG. 4

A habitable room window of a building on an allotment must face -

A habitable room window of a building on an allotment must fac

Planning Practice Note 27 | Understanding the Residential Development Standards (ResCode)

9m radius

•

an outdoor space clear to the sky, not including land on an adjoining allotment; or

•

an outdoor space clear to the sky, not including land on

•

a lightcourt with a minimum area of 3m2 and minimum dimension of 1m clear to the sky, not including land on an adjoining allotment; or (c) a verandah on the allotment if it is open for at least one third of its perimeter; or

•

a lightcourt with a minimum area of 3m2 and minimum d including land on an adjoining allotment; or (c) a veranda least one third of its perimeter; or

•

a carport on the allotment if -

•

a carport on the allotment if -

o it has 2 or more sides open; and o it is open for at least one third of its perimeter. TJ Building Consultants, 45 Desmond Road, Wattle Bank, P.O Box 128, INVERLOCH VIC 3996 Ph: (03) 5657 4408 | Fax: (03) 8678 1324 | Mobile: 0408 142 061 | Email: info@tjbc.com.au | Web: www.tjbc.com.au

o it has 2 or more sides open; and o it is open for at least one third of its perimeter.

TJ Building Consultants, 45 Desmond Road, Wattle Bank, P.O Box 128, INVERLO Ph: (03) 5657 4408 | Fax: (03) 8678 1324 | Mobile: 0408 142 061 | Email: info@tjb

Study | 1 Plot: Maximum envelope, floor space

=130m2

=1 house

=1000m2

=13 Flats

8.0

10.0

130 m2

boundary

north facing habitable room

390 m2

218 m2

8.0

9.0

10.0

build maximum volume

390 m2

60% of 650m2 = 390m2

north facing habitable room

X 18 2.

650m2

260 m2

146 m2

101 m2

=637m2

130 m2

=9 flats

130 m2

X 11 north facing habitable room

boundary

130 + = 390m2

260m2

north facing habitable room

New Suburban Living

390 m

Study | 1 Plot: Maximum envelope, floor space

existing

=130m2

=1 house

=1000m2

=13 Flats

8.0

10.0

130 m2

boundary

north facing habitable room

390 m2

218 m2

8.0

9.0

10.0

build maximum volume

390 m2

60% of 650m2 = 390m2

north facing habitable room

X 18 2.

650m2

260 m2

146 m2

101 m2

=637m2

130 m2

=9 flats

130 m2

X 11 north facing habitable room

boundary

130 + = 390m2

260m2

north facing habitable room

New Suburban Living

390 m

Study | 1 Plot: Maximum envelope, floor space

existing

=130m2

=1 house

=1000m2

=13 Flats

8.0

10.0

130 m2

boundary

north facing habitable room

390 m2

218 m2

8.0

9.0

10.0

build maximum volume

390 m2

60% of 650m2 = 390m2

north facing habitable room

X 18 2.

650m2

260 m2

=keep existing +new dwelling

146 m2

101 m2

=637m2

130 m2

=9 flats

130 m2

X 11 north facing habitable room

boundary

130 + = 390m2

260m2

north facing habitable room

New Suburban Living

390 m

existing existing block block situation situation

130 130 m m22

150 m2 m2 (average) (average) 130m 130m2-2- 150 boundary boundary

facingfacing north north room room habitable habitable

north north facingfacing habitable habitable room room

12,100 m2

3,600 m2

24 24 Houses Houses X X (Average (Average House House Size Size =150m2) =150m2)

= 3,600 m22 Living Space

= 3,600 m2 Living Space

New Suburban Living

Entire Entire Block: Block: 15,800m 15,800m22

existing block situation

130 m2

130m2- 150 m2 (average) boundary

north facing habitable room

14,100 m2

1,200 m2

24 Houses X (Average House Size =150m2)

= 3,600 m2 Living Space

3,600 m2 Living Space

New Suburban Living

Entire Block: 15,800m2

If everybody replaces 1 for 3 houses as per current practice 150m2

105m2

New Suburban Living

255m2

=6,120 m2 Living Space = 72 Small houses (80m2)

If everybody builds maximum permitted volume in addition to existing dwelling 260 m2

146 m2 101 m2

130m2

130 m2

north facing habitable room

637m2

New Suburban Living

boundary

north facing habitable room

+ 507m2

=15,200 m2 Living Space = 24 Houses + 154 Flats (75m2)

If everybody builds new, maximum volume 390 m2

north facing habitable room

218 m2

1000m2

60% of the plot

New Suburban Living

boundary

north facing habitable room

390 m2

=24,000 m2 Living Space = 320 Flats (75m2)

If everybody builds new, maximum volume 390 m2

north facing habitable room

218 m2

1000m2

60% of the plot

6,277m2 9,400m2

=24,000 m2 Living Space

New Suburban Living

boundary

north facing habitable room

390 m2

Questioning the rules: What are the regulations which inform the output? 6 A habitable room window complies if -

A habitable room window complies if -

setback

site coverage

The distance between a building street front

•

it is offset a minimum of 1·5m from the edge of one window to the edge of the other; or

•

it is offset a minimum of 1·5m from the edge of o

•

it has a sill height at least 1·7m above floor level; or

•

it has a sill height at least 1·7m above floor level;

•

it has obscure glazing in any part of the window below 1·7m above floor level; or

•

it has obscure glazing in any part of the window b

•

it is obscured by a permanent and fixed screen which has no more than 25% of its area open.

•

it is obscured by a permanent and fixed screen w open.

A raised open space complies if the direct line of sight i private open space on the adjoining allotment is obscur has no more than 25% of its area open.

A window may be openable provided that when open the obscure glazing does not permit a direct line of sight into the secluded private open space or habitable room window.

A window may be openable provided that when open th line of sight into the secluded private open space or hab

height setback

Buildings must not

overshadowing

A building must not reduce the 1 m This + does [0.3 mtoxa new (hhabitable room not apply window that faces a property boundary if • there is a visual barrier at least 1·8m high at the boundary; and sunlight to an existing neigbours – 3.6 •m)] h = wall the floor level of the room is less than 800mm above ground level at the boundary.

A10 and B17 Side and rear setbacks

This standard ensures adequate separation between dwellings on adjacent lots, particularly above ground floor level.

A5 and B8 Site coverage

Standard A10 and B17

The standard limits the proportion of any lot that can be built on, to provide outdoor space for residents, and to protect the amenity and character of neighbourhoods.

garden for more than 5 hours of sunlight between 9am and 3pm

Raised open space means -

A new building not on or within 200 mm of a boundary should be set back from side or rear boundaries:

Standard A5 and B8

• at least the distance specified in the schedule to the zone, or

The site area covered by buildings should not exceed:

a landing with an area of more than 2m2 and with a floor height of 800mm or more above Sunblinds, verandahs, porches, eaves, fascias, gutters, masonry chimneys, flues, pipes, domestic fuel or water natural ground atthethe boundary; or tanks, and heating or cooling equipment or other services may encroach not more thanlevel 0.5 metres into

• if no distance is specified in the schedule to the zone, 1 metre, plus 0.3 metres for every metre of height over

•

• the maximum site coverage specified in the schedule to the zone, or

3.6 metres up to 6.9 metres, plus 1 metre for every metre of height over 6.9 metres.

• if no maximum site coverage is specified in the schedule to the zone, 60 per cent.

Applying the standard

setbacks of this standard.

•

a balcony, terrace, deck or patio with a floor height of 800mm or more above natural ground level at the boundary.

Diagram A1 and B1 Side and rear setbacks 8.6 m

C A

Existing private open space

A. Dwelling B. Verandah

C. Garage

4.1 m

D. Garden shed

Area to be screened or obscured

13.5 m

3.1 m

Setback A

9m radius

9m 8m 6.9 m

60 %

Where there is a proposal to develop two or more dwellings on a lot, there is only one front street setback for the purposes of this standard.

existing

density

9m radius

New dwelling

existing

DAYLIGHT TO NEW HABITABLE ROOM WINDOWS REG. 420

DAYLIGHT TO NEW HABITABLE ROOM WINDOWS

A habitable room window of a building on an allotment must face -

A habitable room window of a building on an allotment m

• an outdoor space clear to the sky, not including land on an adjoining allotment; or max 9m • a lightcourt with a minimum area of 3m2 and minimum dimension of 1m clear to the sky, not

including land on an adjoining allotment; or (c) a verandah on the allotment if it is open for at least one third of its perimeter; or

•

The new dwelling should be set back the same distance as the front setback of the abutting dwelling facing the same street.

450

9m radius

New dwelling

Planning Practice Note 27 | Understanding the Residential Development Standards (ResCode)

maximum (%) = 60%

Either street frontage may be selected as the front setback on a corner lot.

3.6 m (max.) 3.2 m (av.)

• When calculating site coverage for the two dwelling proposal, the total building area includes both dwellings,

Planning Practice Note 27 | Understanding the Residential Development Standards (ResCode)

min. 6m

450

LOT BOUNDARY

Total site area

3.6 m

Site coverage (%) = Total building area x 100

Area to be screened or obscured

450

one existing abutting dwelling

level at the boundary.

w ront setbacks s A and B) on

Setback B

A new window must not This does not apply to a new habitable room window th • there a visual barrier least 1·8m high at the provide a isdirect lineatof sight the floor level of the room is less than 800mm ab intoRaised a• neighbours window open space means or seclude private open • a landing with an area of more than 2m2 and wit natural ground level at the boundary; or space• a balcony, terrace, deck or patio with a floor heig New Suburban Living

New Suburban Living

Landings having an area of not more than 2 square metres and less than 1 metre high, stairways, ramps, pergolas, shade sails and carports may encroach into the setbacks of this standard.

overlooking

a carport on the allotment if -

light

an outdoor space clear to the sky, not including l

•

a lightcourt with a minimum area of 3m2 and min including land on an adjoining allotment; or (c) a least one third of its perimeter; or

•

a carport on the allotment if -

o it has 2 or more sides open; and o it is open for at least one third of its perime

•

privacy

TJ Building Consultants, 45 Desmond Road, Wattle Bank, P.O Box 128, Ph: (03) 5657 4408 | Fax: (03) 8678 1324 | Mobile: 0408 142 061 | Email:

New Suburban Living

what is the scale for the process of change?

New Suburban Living

Neighbours cooperation: Agglomeration of plots, might offer better scale for change.

New Suburban Living

Neighbours cooperation: Agglomeration of plots, might offer better scale for change.

Collaborating owners could develop combined plots and to create larger collective dwellings. Incentive: Owners can occupy one or more of the new homes themselves and sell the others, or they may want to move elsewhere and sell or rent them all

New Suburban Living

incremental change | neighbours agreements, plot agglomeration

New Suburban Living

References | BIMBY: Build-in-my-backyard

Organised framework for neighbours to engage in cooperative development, combining lots to create new dwellings

for more information: https://newsuburbanliving.tumblr.com/