In this, the first of three articles in this series, Kari Stephens reports on the challenges of achieving an appropriate and viable density for a small infill site. Kari is a Town Planner with more than 20 years’ experience in guiding clients through the development application process.
Overview
Earlier this year, on behalf of our client, we lodged a development application for three townhouses on a 531m² corner block. In the information request, Council suggested the site was too small for three units, and it would be better to resubmit the application as a duplex (two units). For our client, this affected not only the viability of the development, but it flew in the face of the Medium Density zoning of the site and the whole concept of infill development. The land was close to public transport, shops, recreation spaces and other urban services. If there was a site where density could be supported, then this was it.
Our Process
We knew the site could support the density, but we recognised that Council required further evidence. We needed to provide facts that would allow Council to see the merits of redeveloping this infill site for its highest and best use. We needed to demonstrate that three townhouses, each on about 177m² of land, was an appropriate outcome for the site and the area generally.
The first step was to survey the density of the existing area (which already contained a number of older-style unit blocks). We measured the number of units, the number of bedrooms and distilled it into an equivalent-dwellings-per-hectare measurement (the gauge used in the planning scheme).
Our survey revealed that the existing density was between 62 dwellings / ha and 101 dwellings / ha. The average of the 13 unit buildings surveyed was 72.6 dwellings/ha. Our client’s proposal for 3 townhouses had an equivalent density of 76.3, slightly more than the average, but significantly less than the maximums in the area.
The Outcome
We presented our findings to Council and in doing so, were able to dispel the perception of inappropriate density. We presented clear evidence that the proposed density was consistent with the existing density of the surrounding area. We also highlighted the site’s locational attributes making it suitable for medium density residential. The outcome? Council accepted that the proposed density of three townhouses was appropriate for this site.
In my next article, I outline the problems and solutions our client encountered when an earlier promise from their neighbour to allow access, was retracted.
Please contact Project Urban on 07 5443 2844 for more information about the development applications process and our services.
