Small Lots The Norm, not an Aberration: Innovative Housing. Peter Egerton June rpsgroup.com.au 1

Transcription

1 Small Lots The Norm, not an Aberration: Innovative Housing Peter Egerton June 2012 rpsgroup.com.au 1

2 Traditional Suburbs - Brisbane rpsgroup.com.au 2

3 Traditional Suburbs - Brisbane Suburbs were originally characterised by: The Undue Subdivision of Land Prevention Act 1885 was a law passed by to prevent overcrowding and urban degradation in cities and towns in Queensland and especially in Brisbane. The Act prevented the subdivision of land into lots less than 16 perches (405 square metres). Most residential development in the older parts of cities such as Brisbane consist of detached homes usually with a frontage of half a chain or 10 metres, and a depth of two chains or 40 metres. Roadways were one chain or 20 metres. rpsgroup.com.au 3

4 Traditional Suburbs - Brisbane Housing diversity consisted of: 16 perches, 10m x 40m (405 square metres); 24 perches, 15m x 40m (607 square metres); 32 perches, 20m x 40m (810 square metres); and Some 16 and 24 perch, rear loaded laneways. rpsgroup.com.au 4

5 Ashgrove and Woolloongabba rpsgroup.com.au 5

6 Traditional Suburbs - Brisbane Our suburbs developed at relatively low densities, less than 15 dwellings per hectare. While the Act made Brisbane and other Queensland cities a more attractive and less overcrowded place to live and raise families and allowed each household to grow a garden, it did have its disadvantages, the main one being that the resulting low population density made it more expensive to provide urban services such as sewege, paving and street lighting. As a result, Brisbane was the last major city in Australia to be comprehensively sewered, and unpaved laneways were common in the inner city until the 1960s. (Wikipedia) rpsgroup.com.au 6

7 Paddington rpsgroup.com.au 7

8 rpsgroup.com.au 8

9 rpsgroup.com.au 9

10 rpsgroup.com.au 10

11 rpsgroup.com.au 11

12 Traditional Suburbs - Brisbane Over time areas like Paddington have had fine grain redevelopment to increase densities to somewhere above 20 dwellings per hectare. There is a relative lack of diversity and housing choice in the inner suburbs of Brisbane. It is difficult for first home buyers, with a lack of affordable options. rpsgroup.com.au 12

13 The outer suburbs or new suburbs - Brisbane The Undue Subdivision of Land Prevention Act 1885 rescinded in The template was formed and for a new suburb to compete with the older, more mature suburb the offer was a larger allotment. For over fifty years our diversity became allotments of 800 square metres (32 perches) or 600 square metres (24 perches). Average densities dropped to 8 to 10 dwellings per hectare. rpsgroup.com.au 13

14 rpsgroup.com.au 14

15 rpsgroup.com.au 15

16 The new suburbs The Masterplanned Community The 1970 s, 1980 s and 1990 s saw the advent of masterplanned communities. Robina, Forest Lake, Springfield and Northlakes. Masterplanned communities relied on the provision of facilities and infrastructure to compete with existing mature suburbs. Masterplanned communities also rely on increased volumes of sales and an attraction to a greater spectrum of the market to reach these volumes. rpsgroup.com.au 16

17 Northlakes After months of research, site tours and analysis of exemplar developments, a radical brief for allotments typologies was released in rpsgroup.com.au 17

18 Northlakes square metres, 10m x 32m (12 perches); 400 square metres, 12.5m x 32m (16 perches); 480 square metres, 15m x 32m (19 perches); and 640 square metres, 20m x 32m (26 perches); and Some 320 and 400 square metre, rear loaded laneways. rpsgroup.com.au 18

19 Northlakes - rpsgroup.com.au 19

20 Northlakes - rpsgroup.com.au 20

21 Northlakes - rpsgroup.com.au 21

22 The masterplanned community typology rpsgroup.com.au 22

23 The masterplanned community typology Masterplanned communities established an allotment typology to enable consistency for both designers and builders. Standard frontages of 10, 12, 15, 18 and 20 metres were developed. Then a choice of either a backyard or a more affordable house (30 or 25 metres depth). These are generally categorised into: Traditional (18-20 metres), Courtyard (15 metres), Villa ( metres), and possibly rear loaded Courtyard (12.5 metres), or Premium Villa (10 metres) with the potential for a loft home. rpsgroup.com.au 23

24 The additional typologies were also explored: The Plexes (Duplex, Triplex and Quadplex); The Soho (Home Office); The Retirement Village ; The Townhouse ; and The Apartment. rpsgroup.com.au 24

25 Telegraph Road or Fitzgibbon Chase The Plexes (Duplex, Triplex and Quadplex); The Soho (Home Office); The Retirement Village ; The Townhouse ; and The Apartment. rpsgroup.com.au 25

26 Telegraph Road (2003) rpsgroup.com.au 26

27 Fitzgibbon Chase rpsgroup.com.au 27

28 Fitzgibbon Chase Standard frontages of 10, 12, 15, 18 and 20 metres, 30 or 25 metres deep. Traditional (18-20 metres) Courtyard (15 metres) Villa ( metres) Rear Lanes with the potential for a loft home. rpsgroup.com.au 28

29 Fitzgibbon Chase The Plexes (Duplex, Triplex and Quadplex); The Soho (Home Office); The Apartment ; and MyPlace ( Loft Lot, Urban Lot, and Terrace Lot) rpsgroup.com.au 29

30 Fitzgibbon Chase rpsgroup.com.au 30

31 Fitzgibbon Chase rpsgroup.com.au 31

32 Fitzgibbon Chase rpsgroup.com.au 32

33 Fitzgibbon Chase rpsgroup.com.au 33

34 Fitzgibbon Chase rpsgroup.com.au 34

35 Fitzgibbon Chase rpsgroup.com.au 35

36 Fitzgibbon Chase rpsgroup.com.au 36

37 Fitzgibbon Chase rpsgroup.com.au 37

38 Fitzgibbon Chase rpsgroup.com.au 38

39 Fitzgibbon Chase rpsgroup.com.au 39

40 Fitzgibbon Chase rpsgroup.com.au 40

41 Fitzgibbon Chase rpsgroup.com.au 41

42 Fitzgibbon Chase rpsgroup.com.au 42

43 Fitzgibbon Chase rpsgroup.com.au 43

44 Fitzgibbon Chase rpsgroup.com.au 44

45 The design implications of the new typologies The imperative for affordability have reduced allotments size and required street setbacks to also reduce to accommodate standard housing profiles. The imperative for affordability have also reduced many roadways and the percentage of on site vehicle parking provide within dwelling designs. As densities increase the public realm (roads and parks) must adjust to service the required needs. Net residential density deliberately includes local roads and local parks. rpsgroup.com.au 45

46 The design implications of the new typologies There was a big leap from 10 dwellings per hectare to 15 dwellings per hectare. There is a quantum leap from 15 dwellings per hectare to 51 dwellings per hectare (or even 30 dwellings per hectare). The devil will be in the detail of site cover, setbacks (outer most projection/eaves), stormwater, visitor parking, letter boxes, electrical pillars, street lighting and garbage collection. rpsgroup.com.au 46

47 rpsgroup.com.au 47

48 rpsgroup.com.au 48

49 rpsgroup.com.au 49

50 Smaller allotments: The norm where services exist and the public realm is designed to support them, then yes. An adoration no, but not all will survive! Innovative housing yes and innovative masterplanning and statutory planning to underpin them, certainly, yes. rpsgroup.com.au 50

51 Spring Hill rpsgroup.com.au 51

52 Spring Hill rpsgroup.com.au 52

53 the end rpsgroup.com.au 53