It is no surprise to those within in the construction industry to hear that the rising cost of labour and materials is detrimental to the delivery of projects. One such project, approved for 3 storey townhouses at 140 Alma Road, Dakabin, could not proceed on this basis. The market conditions caused building costs for a 3 storey product to increase 25% to 30% than the 2 storey equivalent. The previous developer went bankrupt on this project, so the Applicant did extensive due diligence to ensure that the dwellings they delivered would be feasible. The developer proposed a 2 storey dwelling typology across 4 stages. This product was wider than the 3 storey equivalent and would result in reduced density across these stages, from 73 units to 68 units. Although only a loss of 5 dwellings, this was a critical concern to Council who were seeking a greater density within 800m of Dakabin train station. We agreed with Council, if comparing only the number of dwellings in stages 3A, 3B, 4A and 4B, there was a decrease in density. However if comparing other characteristics of the changed dwelling typologies, there were additional bedrooms and parking spaces. Instead of delivering 73 units with 220 bedrooms, the applicant could deliver 68 units with 261 bedrooms. The proposed housing typologies provided double width garages instead of tandem parking which provided a more functional and desirable product. The changed provided 41 additional car parks than approved, which sought to address overflow parking congestion currently witnessed on the verge of Alma Road. We responded to deficits in the original design and presented an improved outcome which would be feasible to construct. The alternative scenario, blowing the budget, would mean the site remained vacant until construction costs reduced drastically, which was not anticipated in the near future. The proposed changes were scheduled for delivery in 2024-2025 which was viewed as a priority given the housing crisis. The changed built form of the dwelling would also present issues with finished surface levels. In the approved scenario, the 3 storey product had tandem garage parking and stairs on the ground level and direct access to open space from living areas at the first floor level. The proposed 2 storey design would require living spaces on the ground floor requiring additional cut for backyards. This would conflict with the approval, which required direct access from the road frontage to private open space. We recognised that Council were seeking a desirable outcome for activation and interface with Thompson Road and Alma Road. However the applicant also sought to provide good land use outcomes for private open space and a safe and visually interesting streetscape. Alongside our urban design team, we developed concept sketches for the yards of each unit, to visually demonstrate that a 2 tiered retaining wall and stairs would be a token gesture with a very modest impact at an unreasonable cost to residents. This alongside a matrix of design considerations and outcomes was presented as evidence to justify that additional access would not improve the experience of place. The stairs would erode the quality of private open spaces, which could alternatively be provided as landscaping and grassed area. It was found that the addition of stairs and pathways would reduce the amount of landscaped/grassed area by up to 67%. This additional information was accepted by Council and ultimately the conditions were changed to provide gates to the frontage where there was only 1.0m change in surface level height. Our integrated urban design and planning expertise achieved what the client needed. We are currently working on an Other Change application for the remaining stages and will endeavour to provide the highest and best use for the site and maximise opportunities for improved development outcomes.
SERVICES:
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