Flexible, higher density is more sustainable
This information is for ACT residents and is a general guide only. It is essential to seek professional advice on your particular block before making any big purchasing decisions.
An important aspect of making homes sustainable is making them flexible, so they can accommodate not only the changing needs of current occupants, but also function well for future occupants, including those at different life stages. There are also huge opportunities in Canberra’s older suburbs for more than one family group to reside on each block.
Jenny gave a talk about a variety of clever co-housing models we’ve used at Light House in 2020.
Building flexibility into your home, may mean you need to gain an understanding what you can do on your block.
It is important to understand that you cannot build whatever you like on your block. The ACT Territory Plan outlines the various building rules and regulations that apply in the ACT based on the size, zoning and location of your block. However, unless you know your way around the Plan it can be difficult to work out.
So here is some basic guidance, and a flow chart, to help you determine which options may be available to you.
Note: if you have large trees on your block they can add an extra layer of complexity.
Option 1: Share your house
Planning rules do not allow you to build two separate dwellings on many residential blocks in Canberra. However, there is nothing to stop you from inviting extended family or friends to come and live with you.
They can even have a separate kitchen, but it is important that you can access all parts of the house without going outdoors as this would constitute a separate dwelling.
We did a cracker project called Claire’s House for a gen-Yer who wanted a home that would function immediately with housemates, and in the longer term for a family. Our Finniss House and Thorn Place House are also great examples of how to build flexibility into a home. Both these homes can be split into two self-contained units, to provide a potential source of income once the kids have left home. Aranda House is another clever example where we have extended an existing home to effectively create two family homes on the one site.
You can also build a detached ‘studio’, but this cannot be a self-contained dwelling. If you build a detached structure containing a kitchen, bathroom and living room you can expect to run into trouble with the planning authorities!
Option 2: Build a secondary residence
Blocks over 500m² can have a secondary residence built on them.
There are specific rules around these residences; for example it must be between 40m² and 90m², have its own parking space and must be easily adaptable to suit the needs of people with disabilities.
A secondary residence can be attached or separate from the main house and can be rented out, but cannot have separate ownership. Our Hidden House is a great example of a second residence. This beautiful and super-functional residence has a floor area of just 54 square metres. It is the very happy home of a middle-aged couple who can host large groups of friends by opening the norther glass doors of their combined kitchen/dining/study/lounge to extend their entertaining space from inside to out.
Option 3: Dual occupancy – single title
On blocks that meet certain criteria, you can build a dual occupancy: two separate dwellings on a block originally intended for a single dwelling.
There are fewer restrictions on a dual occupancy than a secondary residence. In many cases a dual occupancy can’t be subdivided or unit titled – refer to the flow chart above to determine what applies to your block.
Check out our two bedroom Campbell Dual Occupancy as an example.
[A side note about how size matters and garden space is so important. At 151 square metres, this dual occupancy home is nearly three times bigger than Hidden House, the secondary residence described above. It is fractionally bigger than some of our four bedroom family homes such as Scout’s House, Jenny’s House and Aranda House. We cannot stress often enough that size matters if you are serious about sustainability and affordability. Less house costs less to build, less to maintain, and less to run. Not all space on your block can, or should, be filled with house. A smaller footprint home allows you to create a wonderful garden like the one at Fred Daly House. More garden also helps keep our homes and suburbs cooler in a warming climate. Building and landscape architecture work together.]
Option 4: Dual occupancy - unit title
In some cases you can build a dual occupancy and then subdivide it into separate units.
Some parts of the site or building may be common areas handled by an ‘owners corporation’. The units can be bought and sold separately.
You can read more about unit titles here.
Option 5: Subdivide into 2 single dwelling blocks
To subdivide your block into 2 totally separate blocks you must first build a dual occupancy and then apply to subdivide the block by way of a variation to the crown lease. You can read about crown lease changes here.
The resulting individual blocks will be treated as 2 totally separate sites with their own service connections and access, and can be bought or sold separately.
The Village is an inter-generational, multi-family co-housing project. On this large block in Rivett, we designed two separate dwellings for three households, with one of the houses incorporating a self-contained unit for a family member. The individual floor areas of the three residences are 127 m2, 140 m2 and 80 m2 (the second two combine as one 240 m2 square home from a planning perspective).
The Village: three homes, three generations