Going from a single dwelling to multiple dwellings on one block increases density and disrupts neighbouring properties. But what makes these changes worse, is when neighbours only find out about them when the building work begins.
This is most common for code assessable development, an assessment process that does not include a formal public notification period. That means many people, including the neighbours, don’t get to hear about development applications and don’t know what’s going on nearby until the builders actually move in and start work. That might be okay if the development is substantially the same as what was there before but adding multiple dwellings to a site previously home to a single dwelling can have many adverse impacts for neighbours. If neighbours’ genuine concerns were heard and considered before development is approved, a better outcome might result for everyone.
This was the case for 13-15 Kitson Street in Morningside where a development approval allowed 4 two storey houses to be added to a residential block that previously housed a single dwelling. Morningside is a part of the Bulimba district neighbourhood plan area and is zoned a low-medium density residential zone. That means a variety of dwelling types, including single and multiple dwellings no greater than 3 storeys, will be assessed as code assessable development and are likely to be approved. The original house (pictured below) was set on an 810m2 block. It was moved to the front corner of the block to make way for townhouses in the backyard of this house.
Photo source: Realestate.com.au < https://www.realestate.com.au/property/15-kitson-st-morningside-qld-4170>
SEQCA draft case study code assessable development 16/07/2021
Speaking with a neighbour of the development site, they were incredibly unhappy with the process and the density of the development. The first they heard of it was when works commenced in March 2020. The developer lodged the application for development in October 2019. It was approved, unbeknownst to any of the neighbours, in March 2020. The resident of the area said they would have appreciated notification, especially as their enjoyment of views and sunlight will be disturbed by the shifting of the original house and adding two storey houses to further block out the sun. There was also an issue of privacy to be raised as the window of one of the houses was now to be placed right outside the main lounge area of one of the neighbouring properties – an issue they never thought would arise when they moved in. Above all else, the neighbours would have liked to have been notified and given the opportunity to have their point of view understood. They could have offered solutions to the problem.
This is an issue with code assessable development. At the very least, it should require a sign out the front of the property to notify of upcoming works for neighbours to consult and be prepared. This case came as a shock when builders turned up to do their job which added to the shock of the whole process and ignited a great sense of upset. This is becoming a common occurrence, moving old houses to the corner of a large block to make way for townhouses.
Building more densely may well be a solution to the increasing demand for housing in SEQ but it upsets existing landowners and occupiers especially when they are left in the dark. More needs to be done to make sure the neighbours are not so blindsided and shocked when the builders turn up. It needs to start with stakeholder notification for code assessable development, at the very least.
Written by Erin Schipp
Griffith University student
June 2021