In The Know

A date with density...

The traditional 'Australian Dream' has typically involved the big back yard, tree lined streets and room for the cattle dog to get plenty of exercise.  But with the availability of developable land on the decline and the environment begging for a break, perhaps we need to re-think our living arrangements.  Who knows, we just might like it...

Density and affordability...

Over the next decade the challenges for our property industry will include, affordability and accommodation of our growing population. We already have an undersupply of residential dwellings and this is not taking into consideration the decrease in construction as a result of the current economic malaise. This undersupply will inevitably decrease affordability.

Increased density will have a positive impact on affordability through a decrease in the land content value per dwelling. It will also result in economies of scale and increased use efficiency reducing some construction cost and some statutory costs.

Increased density will also result in an increased number of dwellings per unit of land thus the availability of dwellings in urban areas within access to services and infrastructure will increase.  The Government is starting to recognise the importance of density, with plans to create a new high density suburb in Brisbane's north with buildings up to 10 storeys high - most homes in the suburb will be sold for below median prices.

The increase in density can have an adverse effect on the occupier’s welfare (liveability) this can be remediated though through careful and strategic urban design and will be offset by the benefit to the occupiers of owning or renting an affordable dwelling.

Density and design...

More space does not necessarily mean better living standards.

While most people might not agree with this statement, with the constraints on available space in cities and the intensifying undersupply of property, effective design means higher density is going to become a way of life.  According to THG’s head Urban Designer, Craig Baynham, “the issue with our city design is that people think they want big spaces and it’s our job to show them the difference higher densities can make.”

One of the benefits of increased density from an Urban Design perspective is that it allows more space (and more justification) for public amenities. These public spaces are what create a sense of place and community within a development, which attracts prospective buyers.

Higher densities mean a greater quality of life for people who would otherwise not have been able to afford to be close to public transport, cultural and community facilities. “This really is the way we will be living in the future, and it is the way many other parts of the developed world have been living for centuries,” says Craig. 

Can increasing density change the world?

Okay, so we can't claim this one, but we're not averse to bringing you different thinking by people who aren't us, particularly if we think it's a good idea.  Over at Worldchanging, they've discovered that you can reduce your carbon footprint by upping density.  According to research by Ed Glaeser, urban environments cause a reduction in greenhouse gases in two ways - city living means proximity to shops, cafes and public transport which means less time in the car and thus less consumption of fossil fuels.  Secondly, sharing walls, ceilings, or floors with neighbors (while potentially noisy) is more efficient when it comes to heating and cooling your home. 

According to the stats, city dwellers living in higher density areas emit as much as 7 tons less CO2 per household each year than those who prefer the suburban life.

Density and social welfare...

Guest article by Dr Daniel O’Hare, Associate Professor of Urban Planning, Mirvac School of Sustainable Development, Bond University

The concept of density is not new. Communities have traditionally been mixed in these ways, consisting of people of complementary capabilities, so that people have the opportunity to complete their life cycles without leaving being the only option. The greater the choice of density, housing type and tenure, the wider the range of people able to be accommodated.

Communities that are designed for just one type of resident are likely to be less resilient, as they have finite life cycles. The retrofitting costs are huge when communities and neighbourhoods lack the capacity to age gracefully. There are too many ageing mid-twentieth century suburbs consisting entirely of family homes gathered around empty schools and playgrounds, and occupied by elderly people lacking the facilities needed for their stage of life.

Finally, while mixed communities offer the potential for people to develop empathy for their fellow humans, attention to urban design is essential if this community benefit is to be realised.

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