Infill density is a term you’re likely to hear a lot more about and it refers to filling in the gaps in existing urban areas. The goal is to increase density with apartments and town houses all within the existing urban fabric. But Houston, we have a problem the planning scheme density provisions are too low.
In the Sunshine Coast Planning Scheme, the preferred density range for Medium Density Residential zone (the prime “infill” zone) is between 30 and 50 dwellings per hectare, which is a maximum of 1 dwelling per 200m².
This is too low to achieve economically viable, multi-storey residential development, particularly when the base cost of the land is taken into account.
To demonstrate, let’s take a typical 800m² lot in the Medium Density Residential Zone which has a 3 storey height limit (12 metres).
On this site, the maximum density allowable would be 4 units (i.e. one dwelling every 200m²). Yet the allowable site cover (40%), provides a relatively large development footprint of 320m² – or 960m² in total (3 storeys of 320m²). This would result in each of the allowable 4 units, being the size of a 4 bedroom/2 lounge plus media room house, at 240m². Unit footprints are normally 90m² (2 bedroom) to 120m² (3 bedroom), so the density in this 800m² scenario should be more like 10 units, depending on the number of bedrooms.
However, it is unnecessary, in my opinion, to specify a maximum density. There are other provisions within the Planning Scheme that limit the density.
Planning Schemes typically include provisions that deal with height, site cover, landscaped areas, number of car parks and setbacks. If the built form is set by these elements, then the density should be whatever can be achieved within that particular building envelope. There should be no need to limit density. Instead, let the market decide (at the time of development) how many units are viable and or are needed – whether they be one-bedroom, two bedroom or three-bedroom apartments.
As a society, we’re increasingly embracing unit living, usually in trendy inner city or lifestyle locations (close to cafes, beaches or public transport). Even our dogs are getting smaller, with a trend towards smaller, unit-friendly breeds.
Interestingly, Gen-Ys have overtaken the Baby Boomers as the largest living generation, with the Australian Bureau of Statistics reporting there are around 5.22 million of them compared to 5.17 million Boomers. And, the Gen-Ys (now in their 20s and 30s) want to live close to restaurants, bars and shops.
Infill density projects will have an important role to play in communities of the future, particularly in terms of revitalising older areas. Importantly, infill density should be built around public transport stations and routes. The more people who live along these routes, the more frequent and reliable (and affordable) the public transport options become.
In my experience, it’s about site-based solutions to achieve the best development outcomes, and the use of proactive problem solving skills.
In our next edition, Kari Stephens, our infill expert, will present a case study where density was successfully challenged.
For more details contact Project Urban on 07 5443 2844.