Why the 12m height limit zoned sites are not being developed

With the expected population numbers being forecast to rise significantly, it is timely to review height restrictions in selected suburbs, so we can start to create efficiencies in terms of construction, accommodation and the services that support higher density accommodation. There are two key points to note when considering this issue:

Economics of scale and construction comparisons with relation to height limits and the possibility of providing lower cost housing.

The greater emphasis on infill development and density increase in established urban areas to allow affordable, attractive and diverse living opportunities located with convenient access to integrated transport, employment, community, education, health, sport, recreation and other services.

Economics of Scale and Construction

Blackburne Jackson has been involved in a wide variety of affordable housing and infill developments in Queensland for many years. We have found the following to hold true in the vast majority of projects:

The most efficient to build, and hence affordable, residential product is the two-storey townhouse at $1100 – $1350 p/m2. The townhouse efficiencies are available through lightweight construction, shared boundary walls and driveways. Once the project moves to a three-storey building, typically the product changes to units (class 2 construction) masonry construction and to meet DDA requirements a lift is needed. This all adds to the cost of construction with increases to $1800 -$2400 p/m2.

To combat the increased costs p/m2, of the three-storey and above project, a larger density is needed to permit more units compared to land content and to share the price of the lift, to achieve similar economies and affordability to the two-storey townhouse project.

Construction cost is also reduced in other areas like structure, hydraulics and foundations with the advancing building height. Costs continue to reduce until the multi-story building reaches the effective height of 25m, as defined under the BCA, where addition stairs and fire services are required.

So, to achieve infill development and a more affordable product a higher height limit and density would be of great benefit to achieve a more economically feasible development project.

Infill and Density

Our firm supports the principal of infill development and density increase as a positive development model for many urban areas into the future. We see many suburbs that have a 12m height not achieving their density or development potential. These suburbs could be suitable for higher density and structures as they already have well-established services and amenities.

Building infill and density to suitable areas allows for:

  • A more affordable product, supporting diversity of resident
  • Access to better public transport options
  • Less reliance on personal vehicles
  • Less need for land clearing and suburb expansion
  • Better access to amenities (sport, medical, etc)
  • Councils to efficiently provide more amenities

With transport and future congestion already an issue, allowing for greater heights, in designated areas, will assist with the increased demand for accommodation and allow for greater efficiencies in the delivery of regular public transport services and this is something that needs careful consideration now.

Australians continue to build the worlds biggest suburban homes. We would encourage councils to support alternative options where possible while considering the feasibility of the final product. Three-storey height limits do not provide feasible residential, affordable housing.

Green Light for Australia’s First Live In Eating Disorder Residential Facility

The Sunshine Coast has many leading national and international businesses. We are good at many things and have world-class talent. We also have some of the most beautiful, humble people who are determined to make a difference in this world – some of them simply leave me in awe of what they are trying to achieve.

Mark and Gayle Forbes and Millie Thomas are three of those amazing people.

Millie is an Eating Disorder Recovery Coach and knows firsthand what her clients are going through having previously suffered Anorexia for 15 years before conquering the disease two years ago.

If there were more hours in the day she would have more clients, such is the demand for her services.

Mark Forbes understands this only too well. He has two direct family members who suffer bulimia. One is managing the condition and the other fights this insidious disease daily. He says he has “spent hundreds of thousands of dollars seeking help and treatment over the years”.

What is astonishing is that there is no dedicated live-in facility in Australia that specifically treats eating disorders. Families are often forced to seek help overseas and according to the New York Times, “A residential program costs $30,000 (AU $38,632) a month on average. And many patients require three or more months of treatment, often at a facility far from home”.

Mark and Millie are working together to make a difference for Australians who suffer from eating disorders and have plans approved to build the country’s first eating disorder clinic. They have found 25 acres in the beautiful Sunshine Coast Hinterland where they will build Australia’s first live-in residential eating disorder facility.

However, they cannot do this alone. With many local businesses (17 to date) already donating their time, such as Blackburne Jackson Design who have created the designs for the facility pro bono, they now need all of Australia to get behind them and help raise $1.3m to secure the land purchase. A further $2m will be required from July 2018 to Feb 2019 to undertake the construction of the project.

Donations of cash are being accepted but they also have a list of all the construction components and would love to hear from anyone who may be able to provide cabinetry, hardware, doors, windows etc. as well as people able to provide the internal fit out of beds and lounges.

Equine Therapy will be an important part of the healing process and new equine related equipment such as leads, saddles, bridles and rugs (as well as sound school masters) will be very well received.

The team are doing everything they can to raise the much-needed funds and are organising a ‘Main Event’ fundraiser to be held on 20 July this year. If you would like to join them or are able to sponsor or donate an auction prize, they would love to hear from you.

With one in 10 people suffering from an eating disorder (25 per cent are male), and suicide 32 times higher for people suffering anorexia-nervosa than the general population, it is time we band together and do something about changing these horrific statistics.

Please get involved today and help us create Australia’s first Live In Residential ED Facility become a reality. For more details go to https://www.ended.org.au/

Motel Value Improvements

Maximising return on your investment

Would you like to increase your profits, obtain more income and add value to your motel? If your Motel is looking tired and needs a facelift, if you have an unused area on your Motel site allowing for a room number increase or if a rebuild of your Motel site provides the facility you always wanted, then Refurbish, Upsize or Build.

Refurbish

Refurbishing your motel will increase your occupancy, tariffs and add value, but what do you refurbish to get “bang for your buck”? The first answer to that question is about knowing your guests and having a good understanding of their needs as meeting them is important. You also have to look at your needs. Increasing your occupancy may require an improved street appeal, and lifting your star rating may require better ensuites and facilities. There are also improvements required by building codes, to keep up with technology, legal, WHS and insurance requisites. If reduced expenses and green building environments are important, then improving your energy efficiencies can also be investigated.

Upsize

If your occupancy rates are high, there may be an opportunity to increase the number of rooms at your Motel and maximize your yield. Do you have an area on the site that is not being used efficiently? Is your car parking layout inefficient? Most local town plans allow two-storey buildings, so there may be an opportunity to go up. There are usually opportunities to upsize the number of rooms on site to add value to your motel while keeping your existing rooms online during the process.

Rebuild

If your Motel is not worth refurbishing, too old to update or there is no opportunity to upsize then the best result will be to build again. Your Motel site has value and it should be used to provide the best return possible with an efficient and modern designed Motel. The new Motel will take advantage of all energy efficiencies to reduce running costs, easily allow new technology integration and can incorporate better security systems. A rebuild will provide the exact product to meet your guest’s needs while maximizing your return on the site.

Where to now

Employing experienced design consultants that specialize in motels ensures assistance with all your building requirements. They can provide advice on the current building code requirements, meet on site and discuss your needs, provide a realistic budget before they start and find the best way to keep your rooms online during the process.

ABOUT BLACKBURNE JACKSON
Blackburne Jackson provides a complete design service with our Architects, Interior Designers and Landscape Architects on staff to answer the easiest questions from what colour carpet to select, to an entire building refurbishment. Blackburne Jackson has provided superior design services for over 80 years and been responsible for many quality Motels from Mackay in Queensland to the Yarra Valley in Victoria and we can assist you with your motel improvements.

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