understanding residential densities: a pictorial … · introduction understanding residential...

Understanding Residential Densities:A Pictorial Handbook of Adelaide ExamplesNovember 2006

Residential cover and inserts 1/11/06 11:57 AM

For further information on Understanding ResidentialDensities: A Pictorial Handbook of Adelaide Examples contact:

Michael Davis, Senior Project Officer, Strategic and Social Planning Division

or

Stephen Oliver, Senior Project Officer,Urban and Regional Projects Branch

Phone: 8303 0600

Email: [email protected]

Residential cover and inserts 1/11/06 11:57 AM

UnderstandingResidential Densities:A Pictorial Handbookof Adelaide ExamplesNovember 2006

Government of South Australia

ISBN 0759013888

FIS 22550

www.planning.sa.gov.au

ContentsUNDERSTANDING RESIDENTIALDENSITIES

Introduction 2

Background 4

Definitions 5

Methodology 6

Glossary 7

THE EXAMPLES

Very Low Density 11

Low Density 31

Medium Density 51

High Density 71

UnderstandingResidential Densities

Residential cover and inserts 24/10/06 3:40 PM

Introduction

Understanding Residential Densities: A pictorial handbook of Adelaide examples has been developed by Planning SA to assist in understanding, through visual examples, the residential densities defined in the Planning Strategy for Metropolitan Adelaide (August 2006).

This handbook is intended to demonstrate the variety of styles and ages of dwellings that may be included in different categories of residential density. It is in no way intended as a guide to best practice in design and planning of residential development; nor does it endorse any particular form of development or example contained within it.

The 60 examples contained in this handbook have been selected from various sites found throughout metropolitan Adelaide, with the aim of representing a typical cross-section of dwellings and forms of development found within the city. Although they are all from metropolitan Adelaide, the densities and forms of development represented are equally applicable to the outer metropolitan Adelaide region and regional South Australia.

The examples are divided into four sections, in line with the four categories of residential density defined in the Planning Strategy, i.e. very low, low, medium and high density. At the start of each section, the relevant category of density is defined with a direct excerpt from the Planning Strategy. Each section also has general observations regarding typical allotment sizes and characteristics of the various examples included.

2

For the examples of development included in each section, details of the study area for each development site are documented and mapped, with approximate net densities noted.

Data for each of the examples was obtained from valuation records for July 2005, with all aerial photography from June 2004. All site photographs were taken by the authors during site inspections carried out during June and July 2006. The accuracy of the data was correct at the time of research.

Comment has also been added for some examples to highlight particular factors that contribute to the overall density. These comments are general and are not size specific but observe factors such as car parking arrangements and setbacks, or describe the context of a site location such as adjoining public open space.

In assessing the existing character of residential areas and planning applications, net and/or gross density is just one consideration to be taken into account. As many of the examples contained in this handbook indicate, residential density is relative and is dependent on a variety of factors including site area, site coverage, communal spaces and road space between dwellings. Density can therefore be used to partly understand the character of existing areas, but should be used as a development tool alongside other considerations such as the scale of buildings, the character of the surrounding area and plot ratio.

Introduction

3

Background

Density is a term that has been bandied about in relation to residential development for some time; however there has not been a consistent definition of residential density applied in South Australia.

The draft volume of the Planning Strategy for Metropolitan Adelaidereleased for public consultation in April 2005 elected to define residential density for the first time in an effort to have a consistent definition and approach to density across the 18 Development Plans relevant to the metropolitan area. Previously density has been arbitrarily defined, with interpretations of density differing markedly.

The effort to consistently define density was applauded by the development industry, local government and planners as a necessity to combat confusion over what constituted different scales of density. However, the manner in which density had been defined in the draft Planning Strategy caused some concern due to the number of density categories (seven) and confusion as to whether gross or net density was defined.

Planning SA recognised these concerns and set about re-determining density in consultation with the Urban Development Institute of Australia (UDIA) and other professionals, both internal and external to Government. The result was a redrafted density table that reduced the number of density categories to four, set clear numerical guidelines for net and gross density, and gave an indicative indication of what forms of development came under each category. The redrafted table was included in the August 2006 volume of the Planning Strategy or Metropolitan Adelaide and is reproduced in this document (the August 2006 volume of the Planning Strategy for the Outer Metropolitan Adelaide Region also contains a density table).

4

In urban planning, residential density is typically defined as the number of dwellings per hectare (dw/ha) and is measured as “net” or “gross”.

Net density refers to the number of dwellings per hectare on land devoted solely to residential development. While it includes private driveways and private open space, it does not include public roads and areas of public open space.

Gross density means the density of a given area, including infrastructure such as public roads, public open space and in some instances non-residential development such as schools and shops.

The following table defines residential density, as defined in the Planning Strategy for Metropolitan Adelaide.

Approx Gross Density Approx Net Density

VERY LOW DENSITY

Less than 11 dw/ha Less than 17 dw/ha

LOW DENSITY 11-22 dw/ha 17-33 dw/ha

MEDIUM DENSITY

23-45 dw/ha 34-67 dw/ha

HIGH DENSITY Greater than 45 dw/ha Greater than 67 dw/ha

A more detailed definition of each category of residential density is provided at the start of each of the following sections.

Definitions

5

Methodology

Site Selection

Examples for this handbook were sought from across the metropolitan area of Adelaide that represented various contexts, regions, densities, design approaches and eras of development.

Aerial photography and site inspections were used to select the examples, together with information obtained from valuation records (age of buildings).

Calculating Net Density

In determining the residential density of the 60 examples contained in this handbook, the following methodology was used:

1. Study areas were determined and total site area calculated.

2. Number of dwellings determined from aerial photography and valuation data.

3. Average site area per dwelling was calculated by dividing the total site area by the number of dwellings (obtained through review of aerial photography and valuation records), eg:

5000 sqm ÷ 10 dw = 500 sqm/dw

4. Net density was calculated by dividing the number of dwellings by the site area in hectares, eg:

100 dw ÷ 1 ha = 100 dw/ha

OR by dividing one hectare (10,000 square metres) by the average site area per dwelling, eg:

10,000 ÷ 500 sqm/dw = 20 dw/ha

6

Net Density The number of dwellings per hectare on land devoted solely to residential development. While it includes private driveways and private open space, it does not include public infrastructure.

Gross Density: The number of dwellings per hectare of a given land area, including public infrastructure such as roads, open space and in some instances non-residential development (e.g. schools and shops).

Dwelling Means a building or part of a building used as a self-contained residence

Detached Dwelling Means a detached building comprising one dwelling on a site that is held exclusively with that dwelling and has a frontage to a public road.

Semi-detached Dwelling Means a dwelling occupying a site that is held exclusively with that dwelling and has a frontage to a public road and comprises one of two dwellings erected side by side, joined together and forming, by themselves, a single building.

Row Dwelling Means a dwelling occupying a site that is held exclusively with that dwelling and has a frontage to a public road and comprises one of three or more dwellings erected side by side, joined together and forming, by themselves, a single building.

Group Dwelling Means one of a group of two or more detached buildings, each of which is used as a dwelling and one or more of which has a site without a frontage to a public road.

Residential Flat Building Means a single building in which there are two or more dwellings, but does not include a semi-detached dwelling, a row dwelling or a group dwelling.

Apartment Building See Residential Flat Building

Glossary

7

The Examples

Residential cover and inserts 24/10/06 3:40 PM Page 8

Very Low Density


Example Net Density

001 Julian Road, MacDonald Park 0.8 dw/ha

002 Victoria & Whistler Avenues, Unley Park 6.9 dw/ha

003 Upper Sturt Road & Lindsay Terrace, Belair 7.7 dw/ha

004 Tennyson & Brookside Avenues, Tranmere 9.2 dw/ha

005 Darlington Street & Taunton Avenue, Enfield 12.7 dw/ha

006 Leane & Maclagan Avenues, Allenby Gardens 12.9 dw/ha

007 Crossley Street & Lockwood Road, Erindale 13.0 dw/ha

008 Valleyfair Road & Fairview Grove, Hackham West 13.0 dw/ha

009 Manning Road & Spruce Avenue, Aberfoyle Park 13.3 dw/ha

010 Allen Terrace & St Peters Street, Glenelg East 13.6 dw/ha

011 Flinders Parade & Nelson Avenue, Flinders Park 13.9 dw/ha

012 Hillrise & Highglen Courts, Wynn Vale 14.2 dw/ha

013 Grant Avenue, Rose Park 14.8 dw/ha

014 Rowley Road & Addison Street, Aldinga Beach 15.9 dw/ha

015 Montague Road & Palana Avenue, Ingle Farm 16.2 dw/ha

Very Low Density

13

Very Low Density Definition

The Planning Strategy for Metropolitan Adelaide describes very low density as:

Typical Built Form

Very low density housing comprises single storey detached dwellings on large allotments, with large setbacks to side boundaries and the street, and large areas of private open space.

Approximate Gross Density

Less than 11 dwellings per hectare

Approximate Net Density

Less than 17 dwellings per hectare

Appropriate Locations

Very low density housing development occurs within the outer areas of country townships and on the fringes of the metropolitan area in locations relatively distant from community services and facilities. It should also occur where there are constraints such as topography, vegetation, character and heritage, and where sewerage services are restricted requiring and on-site wastewater disposal.

14

General Observations

Large allotment sizes are the dominant characteristic of the examples included, all of which have allotments greater than 600 square metres.

The examples of more recent development are often on sloping sites.

Car parking and driveway provision often take significant land area.

Large mature trees are often prevalent in the streetscape, particularly with older examples of development.

Very Low Density

15

Very Low Density 001 Julian Road, MacDonald Park

Built Form: Single storey detached dwellings Date Built: 1960s onwards Site Area: 23.1 ha No. of Dwellings: 18 Ave. Site Area per Dwelling: 12,860 sqm Net Density: 0.8 dw/ha

Comments: Rural living style development located outside the urban boundary. Some allotments exhibit little sign of active small-scale horticultural/agricultural production.

16

002 Victoria & Whistler Avenues, Unley Park

Built Form: Single & 2 storey detached dwellings Date Built: 1885 onwards Site Area: 36,418 sqm No. of Dwellings: 25 Ave. Site Area per Dwelling: 1457 sqm Net Density: 6.9 dw/ha

Comments: Large dwellings on expansive grounds with substantial landscaping. Large mature streets in the street, together with landscaping in the private realm, create a green, leafy environment.

Very Low Density

17

Very Low Density 003 Upper Sturt Road & Lindsay Terrace, Belair

Built Form: Single storey detached dwellings Date Built: 1950s onwards Site Area: 24,544 sqm No. of Dwellings: 19 Ave. Site Area per Dwelling: 1292 sqm Net Density: 7.7 dw/ha

Comments: Development is very low density by virtue of the topography of the land, the location adjacent the Belair National Park and the ‘hills’ character of the locality.

18

004 Tennyson & Brookside Avenues, Tranmere

Built Form: Single & 2 storey detached dwellings Date Built: 1920s onwards Site Area: 26,130 sqm No. of Dwellings: 24 Ave. Site Area per Dwelling: 1089 sqm Net Density: 9.2 dw/ha

Comments: Part of the Poet’s Corner Historic Conservation Area, large dwellings (of various architectural styles) on very large allotments are the dominant feature.

Very Low Density

19

Very Low Density 005 Darlington Street & Taunton Avenue, Enfield

Built Form: Single storey detached dwellings Date Built: 1950s Site Area: 23,593 sqm No. of Dwellings: 30 Ave. Site Area per Dwelling: 786 sqm Net Density: 12.7 dw/ha

Comments: Relatively modest 1950s 3 bedroom, timber-clad dwellings on large allotments, with large setbacks to the street and side boundaries, although more modern replacement dwellings are evident.

20

006 Leane & Maclagan Avenues, Allenby Gardens


Comments: Mixture of bungalows from the inter-war period on large allotments, with moderate-to-large setbacks to the street and small setbacks to one side boundary.

Very Low Density

21

Very Low Density 007 Crossley Street & Lockwood Road, Erindale

Built Form: Single storey detached dwellings Date Built: 1920s through to 1950s Site Area: 16,972 sqm No. of Dwellings: 22 Ave. Site Area per Dwelling: 772 sqm Net Density: 13.0 dw/ha

Comments: Mixture of architectural styles from the 1920s through to the 1950s, including ‘Tudor Bungalows’ and ‘Dutch Gable’ styles.

22

008 Valleyfair Road & Fairview Grove, Hackham West


Comments: Typical of early 1970s South Australian Housing Trust development in the southern suburbs.

Very Low Density

23

Very Low Density 009 Manning Road & Spruce Avenue, Aberfoyle Park


Comments: ‘Conventional Hipped Roof’ dwellings from the 1970s and 1980s, together with some ‘Colonial’ style dwellings.

24

010 Allen Terrace & St Peters Street, Glenelg East


Comments: Historic Conservation Zone comprising ‘Art Deco’ and ‘Tudor Bungalows’ from the 1930s.

Very Low Density

25

Very Low Density 011 Flinders Parade & Nelson Avenue, Flinders Park

Built Form: Single storey detached dwellings Date Built: 1940s (late) Site Area: 16,526 sqm No. of Dwellings: 23 Ave. Site Area per Dwelling: 719 sqm Net Density: 13.9 dw/ha

Comments: ‘Austerity’ homes from the late 1940s and early 1950s period when building restrictions were still in force due to World War 2.

26

012 Hillrise & Highglen Courts, Wynn Vale

Built Form: Single storey detached dwellings Date Built: 1980s (late) Site Area: 11,291 sqm No. of Dwellings: 16 Ave. Site Area per Dwelling: 706 sqm Net Density: 14.2 dw/ha

Comments: Single storey contemporary dwellings on wide allotments with large setbacks to the street, this modern cul-de-sac development saw the emergence of double garaging incorporated into dwelling styles.

Very Low Density

27

Very Low Density 013 Grant Avenue, Rose Park

Built Form: Single storey detached dwellings Date Built: 1900 approx Site Area: 12,150 sqm No. of Dwellings: 18 Ave. Site Area per Dwelling: 675 sqm Net Density: 14.8 dw/ha

Comments: Stone fronted ‘Villas’ are typical of development built in the inner suburbs at the beginning of the 20th century.

28

014 Rowley Road & Addison Street, Aldinga Beach

Built Form: Single storey detached dwellings Date Built: 1990s (early) Site Area: 13,854 sqm No. of Dwellings: 22 Ave. Site Area per Dwelling: 630 sqm Net Density: 15.9 dw/ha

Comments: The absence of street tree planting is particularly noticeable in this locality.

Very Low Density

29

Very Low Density 015 Montague Road & Palana Avenue, Ingle Farm

Built Form: Single storey detached dwellings Date Built: 1960’s Site Area: 18,525 sqm No. of Dwellings: 30 Ave. Site Area per Dwelling: 618 sqm Net Density: 16.2 dw/ha

Comments: Single level ‘Conventional’ dwellings constructed on sloping sites.

30

Low Density


Example Net Density

016 Kandra Road & Philipson Crescent, Sheidow Park 17.8 dw/ha

017 Morialta Drive & Warooka Crescent, Smithfield 19.6 dw/ha

018 Auldstone & Ballandeau Avenues, Northgate 21.1 dw/ha

019 Audley & Milford Avenues, Salisbury North 21.1 dw/ha

020 Lachlan & Malcolm Streets, Ferryden Park 22.3 dw/ha

021 Homestead Avenue, Walkley Heights 22.7 dw/ha

022 Mawson Lakes Blvd & Sheoak Drive, Mawson Lakes 24.0 dw/ha

023 Samuel Place & Forsyth Grove, Felixstow 25.0 dw/ha

024 Frederick Road, Seaton 25.3 dw/ha

025 Hauteville Terrace, Eastwood 28.2 dw/ha

026 Abbey Road & Hester Avenue, Mitchell Park 28.5 dw/ha

027 Lakeside Circuit, Northgate 30.4 dw/ha

028 Grand Boulevard, Seaford 30.4 dw/ha

029 Henderson Avenue, Pooraka 30.9 dw/ha

030 Mataro Avenue, Ingle Farm 31.5 dw/ha

Low Density

33

Low Density Definition

The Planning Strategy for Metropolitan Adelaide describes low density as:

Typical Built Form

Low density housing comprises single and 2 storey detached, semi-detached and row dwellings on reasonably large allotments, with small-to-medium setbacks to side boundaries, relatively large setbacks to the street, and reasonable areas of private open space.


11-22 dwellings per hectare



Typical Locations

Low density housing occurs on greenfield development sites on the fringes of the metropolitan area, within country townships and within established suburban areas throughout metropolitan Adelaide as redevelopment as part of a range of housing densities.

34


Allotment sizes can vary substantially with low density housing. The following examples have allotment sizes between 310 and 560 square metres.

Car parking and driveway provision often take significant site area. Visitor parking is contained within the site boundary and often results in wide driveways.

Front setbacks are often 6 or more metres deep.

Low density does not always equate with low site coverage. Many of the examples have comparatively small rear gardens.

Low Density

35

Low Density 016 Kandra Road & Philipson Crescent, Sheidow Park

Built Form: Single storey detached dwellings Date Built: 2001 approx Site Area: 14,573 sqm No. of Dwellings: 26 Ave. Site Area per Dwelling: 561 sqm Net Density: 17.8 dw/ha

Comments: Typical outer suburban development found throughout the northern and southern suburbs, with substantial site coverage and large areas of garaging and visitor car parking.

36

017 Morialta Drive & Warooka Crescent, Smithfield

Built Form: Single storey row dwellings Date Built: 1980 Site Area: 12,253 sqm No. of Dwellings: 24 Ave. Site Area per Dwelling: 511 sqm Net Density: 19.6 dw/ha

Comments: South Australian Housing Trust development with attached buildings more akin to medium density development; however width and depth of allotments results in low density.

Low Density

37

Low Density 018 Auldstone & Ballandeau Avenues, Northgate

Built Form: Single & 2 storey detached dwellings Date Built: 2001 approx Site Area: 12,322 sqm No. of Dwellings: 26 Ave. Site Area per Dwelling: 474 sqm Net Density: 21.1 dw/ha

Comments: Substantial site coverage on wide allotments. Rear gardens are similar in depth to the front setbacks. Double garages and large visitor parking areas.

38

019 Audley & Milford Avenues, Salisbury North

Built Form: Single storey detached & semi-detached dwellings Date Built: 1960s original; 2000s redevelopment Site Area: 11,362 sqm No. of Dwellings: 24 Ave. Site Area per Dwelling: 473 sqm Net Density: 21.1 dw/ha

Comments: Part of the Hawkesbury Park regeneration project, this site incorporates a mixture of original 1960s South Australian Housing Trust homes and more recent redevelopment.

Low Density

39

Low Density 020 Lachlan & Malcolm Streets, Ferryden Park

Built Form: Single storey detached & semi-detached dwellings Date Built: 1950s original; 2000s redevelopment Site Area: 14,819 sqm No. of Dwellings: 33 Ave. Site Area per Dwelling: 449 sqm Net Density: 22.3 dw/ha

40

021 Homestead Avenue, Walkley Heights

Built Form: Retirement village – single storey residential flat buildings Date Built: 2001/2002 Site Area: 94,323 sqm No. of Dwellings: 214 Ave. Site Area per Dwelling: 441 sqm Net Density: 22.7 dw/ha

Comments: Gated retirement village incorporating community centre and bowling greens. Dwellings are smaller and would be medium density if developed with public roads and facilities, but private driveways and community facilities means the development falls under the category of low density.

Low Density

41

Low Density 022 Mawson Lakes Boulevard & Sheoak Drive, Mawson Lakes

Built Form: Single & 2 storey detached dwellings Date Built: 2001 approx Site Area: 9984 sqm No. of Dwellings: 24 Ave. Site Area per Dwelling: 416 sqm Net Density: 24 dw/ha

Comments: Substantial allotment areas devoted to garaging and visitor car parking.

42

023 Samuel Place & Forsyth Grove, Felixstow

Built Form: Single & 2 storey detached dwellings Date Built: 1994 Site Area: 5209 sqm No. of Dwellings: 13 Ave. Site Area per Dwelling: 401 sqm Net Density: 25.0 dw/ha

Comments: Early 1990s infill development with cul-de-sac land division model. Substantial site coverage results in small rear gardens.

Low Density

43

Low Density 024 Frederick Road, Seaton

Built Form: Retirement village – single storey residential flat buildings Date Built: 1987 Site Area: 40,312 sqm No. of Dwellings: 102 Ave. Site Area per Dwelling: 395 sqm Net Density: 25.3 dw/ha

Comments: Retirement village incorporating community centre. Dwellings are smaller and would be medium density if developed with public roads and facilities, but private driveways and community facilities means the development falls under the category of low density.

44

025 Hauteville Terrace, Eastwood

Built Form: Single storey detached & semi-detached dwellings Date Built: 1995 approx Site Area: 4956 sqm No. of Dwellings: 14 Ave. Site Area per Dwelling: 354 sqm Net Density: 28.2 dw/ha

Low Density

45

Low Density 026 Abbey Road & Hester Avenue, Mitchell Park

Built Form: Single & 2 storey detached & 2 storey row dwellings Date Built: 1997 approx Site Area: 4920 sqm No. of Dwellings: 14 Ave. Site Area per Dwelling: 351 sqm Net Density: 28.5 dw/ha

46

027 Lakeside Circuit, Northgate

Built Form: 2 storey residential flat buildings Date Built: 2001 approx Site Area: 3286 sqm No. of Dwellings: 10 Ave. Site Area per Dwelling: 329 sqm Net Density: 30.4 dw/ha

Comments: Medium density style development, but the area devoted to car parking and road access results in low density development.

Low Density

47

Low Density 028 Grand Boulevard, Seaford

Built Form: Single storey group dwellings & residential flat buildings Date Built: 2001 Site Area: 6579 sqm No. of Dwellings: 20 Ave. Site Area per Dwelling: 329 sqm Net Density: 30.4 dw/ha

Comments: Mews development typical of medium density; however space devoted to vehicle access and car parking results in a low density outcome.

48

029 Henderson Avenue, Pooraka

Built Form: Single storey detached dwellings Date Built: 1990s (early) Site Area: 2916 sqm No. of Dwellings: 9 Ave. Site Area per Dwelling: 324 sqm Net Density: 30.9 dw/ha

Low Density

49

Low Density 030 Mataro Avenue, Ingle Farm

Built Form: Single & 2 storey group dwellings & residential flat buildings Date Built: 1995 approx Site Area: 3493 sqm No. of Dwellings: 11 Ave. Site Area per Dwelling: 318 sqm Net Density: 31.5 dw/ha

Comments: Medium density style development, but due to driveway and turning areas falls within low density.

50

Medium Density


Examples Net Density

031 Lynton Terrace, Seaford 33.8 dw/ha

032 Maesbury Circuit, Sturt 39.5 dw/ha

033 Gardner Court, Port Adelaide 39.5 dw/ha

034 Alfred Street, Parkside 39.7 dw/ha

035 Torrens Road, Brompton 40.5 dw/ha

036 Formby Crescent, Port Adelaide 46.6 dw/ha

037 Kesters Road & Codd Street, Para Hills West 47.3 dw/ha

038 Main North Road, Elizabeth 49.2 dw/ha

039 Parkdale Crescent, Mawson Lakes 50.6 dw/ha

040 Stanley Street, North Adelaide 53.2 dw/ha

041 Rundle Street, Kent Town 53.7 dw/ha

042 Wheatland Street & Esplanade, Seacliff 60.8 dw/ha

043 Peninsula Drive, Mawson Lakes 65.7 dw/ha

044 Margaret & Queen Streets, Norwood 67.0 dw/ha

045 Rundle & Capper Streets, Kent Town 67.0 dw/ha

Medium Density

53

Medium Density Definition

The Planning Strategy for Metropolitan Adelaide describes medium density as:

Typical Built Form

Medium density housing development ranges from 2-3 storey detached, semi-detached and row dwellings on small allotments (with nil-to-small setbacks to side boundaries and the street, and limited private open space) to small office home office (SOHO), mews dwellings, residential flat buildings and apartment buildings up to 4 storeys in height.






Medium density housing should occur within in inner and middle suburbs as redevelopment and in locations close to public transport, shops, community services and facilities, and large areas of public open space, throughout the metropolitan area. Activity centres are also favoured locations for medium density housing.

54


The allotment sizes are distinctly smaller than the previous low density housing examples. The following medium density housing examples all have average site areas less than 300 square metres.

Vehicle parking and driveways tend to represent smaller proportions of the site area. Most of the examples have off-street parking, but it is often accessed by a rear laneway or a communal driveway. Visitor parking tends to be on the street. In some instances car parking is in communal areas separate from the dwellings themselves.

These parking arrangements allow smaller front setbacks. Where the dwellings have front setbacks they tend to be between 2 and 4 metres deep. The smaller front setbacks still allow front gardens that contribute to the streetscape.

Medium density housing seldom has setbacks to side boundaries.

The higher medium density examples rely on balconies or small courtyard gardens for private open space. However, they are located near areas of public amenity, usually parks or beaches.

Some of the examples are/were Housing Trust properties. These developments have included shared amenity and landscaping areas to supplement comparatively small private open space.

Site coverage of medium density developments are not necessarily any greater (and in some instances less) than the low density examples.

Medium Density

55

Medium Density 031 Lynton Terrace, Seaford

Built Form: 2 storey residential flat buildings Date Built: 1996 Site Area: 2072 sqm No. of Dwellings: 7 Ave. Site Area per Dwelling: 296 sqm Net Density: 33.8 dw/ha

Comments: Mews dwelling development that only just creeps into the medium density category. Significant area of the development site is devoted to car parking and access.

56

032 Maesbury Circuit, Sturt

Built Form: 2 storey residential flat building Date Built: 2002 Site Area: 1772 sqm No. of Dwellings: 7 Ave. Site Area per Dwelling: 253 sqm Net Density: 39.5 dw/ha

Comments: Rear parking and communal open space/landscaping allow small front setbacks.

Medium Density

57

Medium Density 033 Gardner Court, Port Adelaide

Built Form: Single storey semi-detached dwellings Date Built: 1986 approx Site Area: 3036 sqm No. of Dwellings: 12 Ave. Site Area per Dwelling: 253 sqm Net Density: 39.5 dw/ha

Comments: Parking at rear enables frontage to overlook open space.

58

034 Alfred Street, Parkside

Built Form: Single storey detached & semi detached dwellings Date Built: 1900 approx. Site Area: 3531 sqm No. of Dwellings: 14 Ave. Site Area per Dwelling: 252 sqm Net Density: 39.7 dw/ha

Comments: Rear access off street car parking and small front setbacks.

Medium Density

59

Medium Density 035 Torrens Road, Brompton

Built Form: Single & 2 storey detached, semi-detached & row dwellings Date Built: 1991 Site Area: 22,724 sqm (excluding roads & open space) No. of Dwellings: 92 Ave. Site Area per Dwelling: 247 sqm Net Density: 40.5 dw/ha

Comments: The development is planned around public open space and landscaping. Road widths are narrower than normal.

60

036 Formby Crescent, Port Adelaide

Built Form: Single & 2 storey detached & semi-detached dwellings & 3 storey residential flat building Date Built: 1998 Site Area: 5370 sqm No. of Dwellings: 25 Ave. Site Area per Dwelling: 215 sqm Net Density: 46.6 dw/ha

Comments: Mixed dwelling styles provides for a higher overall density despite a majority of low density style development.

Medium Density

61

Medium Density 037 Kesters Road & Codd Street, Para Hills West

Built Form: Single storey residential flat buildings Date Built: 1977 Site Area: 5069 sqm No. of Dwellings: 24 Ave. Site Area per Dwelling: 211 sqm Net Density: 47.3 dw/ha

Comments: South Australian Housing Trust development. Car parking is located in communal areas away from dwellings. Development is located adjacent local shops, public transport and public open space.

62

038 Main North Road, Elizabeth

Built Form: 3 storey residential flat buildings Date Built: 1960 Site Area: 14,622 sqm No. of Dwellings: 72 Ave. Site Area per Dwelling: 203 sqm Net Density: 49.2 dw/ha

Comments: Medium density flat development adjacent Elizabeth Regional Centre and within walking distance of Elizabeth Railway Station and significant areas ofpublic open space. Formerly South Australian Housing Trust flats that have been refurbished.

Medium Density

63

Medium Density 039 Parkdale Crescent, Mawson Lakes


Comments: Smaller front setbacks are enabled by the development being surrounded by public open space and providing rear car parking.

64

040 Stanley Street, North Adelaide

Built Form: Single storey row dwellings Date Built: 1880 Site Area: 2068 sqm No. of Dwellings: 11 Ave. Site Area per Dwelling: 188 sqm Net Density: 53.2 dw/ha

Comments: Small front setbacks and no side setbacks. Car parking is provided via a rear laneway; however there is ample on-street car parking.

Medium Density

65

Medium Density 041 Rundle Street, Kent Town


Comments: Car parking is located away from the dwellings. Front setbacks are small and there are no side setbacks. Planting in front courtyards reduces the visual impact on the street.

66

042 Wheatland Street & Esplanade, Seacliff


Comments: This development utilises the natural slope of the land to maximise views over the coast in a beachfront location.

Medium Density

67

Medium Density 043 Peninsula Drive, Mawson Lakes

Built Form: 2 & 3 storey residential flat buildings Date Built: 2005 Site Area: 1065 sqm No. of Dwellings: 7 Ave. Site Area per Dwelling: 152 sqm Net Density: 65.7 dw/ha

Comments: Small front setbacks and rear car parking achieve a medium density development that borders on becoming high density.

68

044 Margaret & Queen Streets, Norwood


Comments: Gated mews development with external dwellings fronting the street. Small front setbacks and no side setbacks is a feature. The result is a development bordering on high density.

Medium Density

69

Medium Density 045 Rundle & Capper Streets, Kent Town

Built Form: 2 storey row dwellings & 3 storey residential flat buildings. Date Built: 1980 Site Area: 17,014 sqm No. of Dwellings: 114 Ave. Site Area per Dwelling: 149 sqm Net Density: 67.0 dw/ha

Comments: Dr Kent’s Paddocks – South Australian Housing Trust bordering on high density development in near-city location near Adelaide Parklands. Car parking is located in communal areas away from dwellings. Private open space is minimal, but supplemented by large areas of communal open space with mature plantings.

70

High Density


Examples Net Density

046 Goodwin Circuit, Golden Grove 71.2 dw/ha

047 George Street, North Adelaide 73.0 dw/ha

048 East Terrace, Adelaide 74.7 dw/ha

049 Burnham Road, Kingston Park 75.2 dw/ha

050 Charles Street, Unley 85.4 dw/ha

051 King Street, Glenelg North 93.2 dw/ha

052 Halifax & Gilles Streets, Adelaide 98.4 dw/ha

053 Corryton Street, Adelaide 99.8 dw/ha

054 Esplanade, Seacliff 105.8 dw/ha

055 Lipson Street, Port Adelaide 130.0 dw/ha

056 Henley Beach Road, Brooklyn Park 133.7 dw/ha

057 Leader Street, Goodwood 140.4 dw/ha

058 Anzac Highway, Plymton 142.3 dw/ha

059 Colley Terrace, Glenelg 899.9 dw/ha

060 Rundle Mall, Adelaide 2305.9 dw/ha

High Density

73

High Density Definition

The Planning Strategy for Metropolitan Adelaide describes high density as:

Typical Built Form

High density development includes residential flat buildings and apartment buildings 5 storeys in height or greater, but may include alternative housing forms which deliver higher dwelling yields. High density housing development includes high-rise development.


Greater than 45 dwellings per hectare


Greater than 67 dwellings per hectare


High density development should occur in locations of intense activity with excellent public transport links. High density housing development in Adelaide will be largely limited to locations within the Central City Activity Centre, regional activity centres and some district activity centres where appropriate, and as part of transport orientated developments along major public transport routes.

74


The following examples of residential high density have comparatively small site areas for individual dwellings (under 150 square metres).

Many of the examples are apartment buildings, varying in height between 3 and 12 storeys.

High density can also be low scale, such as the row cottages.

Low scale dwellings have very small front setbacks but may also have rear gardens.

High density is not a modern phenomenon and has been part of the character of Adelaide since pre-federation. There are also many examples from the 1970s, as well as contemporary developments.

The location and site area dedicated to car parking is a major contributor for high density developments to be achievable. The 1970s examples tend to have communal car parking at the rear, whereas the most recent examples have either car parking at the rear using communal space for vehicle manoeuvring or basement car parking.

High density development does not necessarily require high site coverage.

Private open space is often restricted to balconies or small courtyards inside the building envelope. The amenity of the surrounding locality often compensates for the loss of traditional gardens.

High Density

75

High Density 046 Goodwin Circuit, Golden Grove

Built Form: Single storey detached & semi-detached dwellings & 3 storey residential flat building Date Built: 1993 Site Area: 2529 sqm No. of Dwellings: 18 Ave. Site Area per Dwelling: 141 sqm Net Density: 71.2 dw/ha

Comments: Mixed dwelling development opposite Golden Grove District Centre Zone and close to local and regional areas of public open space.

76

047 George Street, North Adelaide

Built Form: Single & 2 storey row dwellings Date Built: 1900 original; 1984 redevelopment Site Area: 2054 sqm No. of Dwellings: 15 Ave. Site Area per Dwelling: 137 sqm Net Density: 72.9 dw/ha

Comments: Small front setbacks and no side setbacks, with car parking accessed from the rear or on street.

High Density

77

High Density 048 East Terrace, Adelaide

Built Form: 3 storey residential flat buildings Date Built: 1975 approx Site Area: 2679 sqm No. of Dwellings: 20 Ave. Site Area per Dwelling: 133.5 sqm Net Density: 74.7 dw/ha

Comments: Car parking is located at the rear away from the dwellings. Site coverage is low with considerable landscaping at the front.

78

049 Burnham Road, Kingston Park

Built Form: Residential flat building in terrace arrangement Date Built: 1965 Site Area: 1994 sqm No. of Dwellings: 15 Ave. Site Area per Dwelling: 133 sqm Net Density: 75.2 dw/ha

Comments: Seaside apartments with private open space restricted to balconies and a swimming pool. Car parking is located underneath and at the rear of the development.

High Density

79

High Density 050 Charles Street, Unley

Built Form: 2 storey residential flat buildings Date Built: 2001 approx Site Area: 2108 sqm No. of Dwellings: 18 Ave. Site Area per Dwelling: 117 sqm Net Density: 85.4 dw/ha

Comments: Private open space is confined to balconies. Car parking is located at the rear within the building envelope.

80

051 King Street, Glenelg North

Built Form: 4 storey apartment building with basement car parking Date Built: 2004 approx Site Area: 3540 sqm No. of Dwellings: 33 Ave. Site Area per Dwelling: 107 sqm Net Density: 93.2 dw/ha

Comments: Underground car parking. Private open space on upper floors restricted to balconies.

High Density

81

High Density 052 Halifax & Gilles Streets, Adelaide

Built Form: 2 & 3 storey residential flat buildings & row dwellings Date Built: 2003 approx Site Area: 6708 sqm No. of Dwellings: 66 Ave. Site Area per Dwelling: 102 sqm Net Density: 98.4 dw/ha

Comments: Private open space restricted to balconies and internal courtyards. Minimal setbacks to the street or side/rear boundaries.

82

053 Corryton Street, Adelaide

Built Form: Single storey row dwellings Date Built: 1880 approx Site Area: 1403 sqm No. of Dwellings: 14 Ave. Site Area per Dwelling: 100 sqm Net Density: 99.8 dw/ha

Comments: Very small front setbacks, no side setbacks and no off-street car parking.

High Density

83

High Density 054 Esplanade, Seacliff


Comments: Seaside apartments with communal car parking

84

055 Lipson Street, Port Adelaide

Built Form: 3 storey apartment building with basement car parking Date Built: 1903 Site Area: 1538 sqm No. of Dwellings: 20 Ave. Site Area per Dwelling: 77 sqm Net Density: 130.0 dw/ha

Comments: Former warehouse converted to studio apartments with no private open space.

High Density

85

High Density 056 Henley Beach Road, Brooklyn Park


Comments: 6 storey development located adjacent a neighbourhood centre and frequent public transport (bus) route, but in a locality dominated by low-scale development. Communal car parking is located at the rear.

86

057 Leader Street, Goodwood


Comments: Communal car parking at rear and dwellings have no private open space.

High Density

87

High Density 058 Anzac Highway, Plympton

Built Form: Residential flat buildings – various heights up to 9 storeys Date Built: 1969-1978 Site Area: 6888 sqm No. of Dwellings: 98 Ave. Site Area per Dwelling: 70 sqm Net Density: 142.3 dw/ha

Comments: Mixture of multi-storey buildings in a somewhat isolated location away from significant centres or public transport.

88

059 Colley Terrace, Glenelg

Built Form: 12 storey apartment building with basement car parking Date Built: 2004 approx Site Area: 2856 sqm No. of Dwellings: 257 Ave. Site Area per Dwelling: 11 sqm Net Density: 899.9 dw/ha

Comments: Multi-storey, very high density development with 4 levels of basement car parking.

High Density

89

High Density 060 Rundle Mall, Adelaide

Built Form: 8 storey apartment building Date Built: 1968 Site Area: 425 sqm No. of Dwellings: 98 Ave. Site Area per Dwelling: 4 sqm Net Density: 2305.9 dw/ha

Comments: Very small apartments designated as student accommodation (apartments have communal cooking and recreation areas) allows for extremely high densities to be achieved. This former office building accommodates a bank on the ground floor, with seven-storeys of residential above.

90

understanding residential densities: a pictorial … · introduction understanding residential...

Documents