Living Options Varsity Lakes, Australia

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Darren Armstrong
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1 Living Options Varsity Lakes, Australia Summary Varsity Lakes is a master planned community located at the Gold Coast, Queensland that comprises 4,500 homes. The development is based around Lake Orr and includes 56 hectares of open space, walking and bike trails, and a range of community outdoor activities. The development boasts a large range of housing options from self-contained one bedroom units through to more traditional freestanding homes: town cottages, town homes, warehouses, terraces, SOHOs, lofts, studios and Living Options. The Living Options home or Multi-Family-Dwelling provided a new type of housing choice and created diversity in the suburban context, delivering three individual dwellings on a single suburban lot. The SOHO dwellings are designed to provide the perfect mix of professionalism and privacy. Website: lendlease.com/australia/projects/varsity-lakes.aspx Project details Start date: 2001 Completion date: 2001 Site type: greenfield Density: Living Options 58 dwellings p/ha Lot sizes: Living Options 215m 2, 165m 2 and 130m 2 Price: Living Options $230,000, $205,000 and $150,000 Streetscape Living Options Compact Housing Scoping Study 1

The development boasts a large range of housing options from self-contained one bedroom units through to more traditional freestanding homes: town cottages, town homes, warehouses, terraces, SOHOs,

2 Challenges and achievements 1. Vision To produce an innovative multi-dwelling residential housing design that was attractive to buyers, accepted by neighbours, sit within the streetscape and challenged the barriers of compact housing. 2. Funding structure The project was fully funded by Lend Lease as part of the larger Varsity Lakes development project. 3. Design principles A few golden rules were applied to the houses including distinct and identifiable entries for each dwelling, lots of windows and overlooking of the street, unobtrusive on-street parking and a setback regime that ensures that garages are recessed behind more attractive architectural features. Extensive street frontage on a corner allows for good driveway separation. Modest street setbacks and private open space provisions allow an increase in density. Private spaces at the rear allow the street frontage to be fenced and landscaped more openly. Compact internal designs are expressed to the street by way of articulated rooms and rooflines. Façade of the building suits the character of other single family dwellings on the same street. Materials were varied to provide texture and contrast. 4. Sales outcomes Sales results for Living Options at Varsity Lakes were very successful. All three properties sold within three months. Only the largest home, has since been on-sold. The remaining two are still owned by the original purchasers. Sales statistics for the SOHO are unavailable. Compact Housing Scoping Study 2

housing. 2. Funding structure The project was fully funded by Lend Lease as part of the larger Varsity Lakes development project. 3.

3 Site plan Living Options Compact Housing Scoping Study 3

4 Lessons learnt 1. Design outcomes Three best practice principles were applied to achieve a successful outcome for Living Options. Commodity > > Three homes on an otherwise single house lot > > Housing diversity (one, one-bedroom with single garage, one, two-bedroom with tandem garage and one, three-bedroom with double garage) > > Site design (using smaller home footprints was a good response to the slop) > > Financial feasibility to address levels by unlocking additional yield > > Extensive street frontage on a corner allows for good driveway separation > > Modest street setbacks and private open space provisions allowed an increase in density Amenity > > North facing private courtyards to the rear ensure good solar aspect and thermal comfort > > First floor balconies provide good CPTED outcomes > > Existing street tree is reserved for shading > > Off street parking is easily accommodated without dominating the streetscape > > Each entry is distinct and clearly legible to the street Delight > > Private spaces at the rear allow the street frontage to be fenced and landscaped more openly > > Compact internal designs are expressed to the street by way of articulated rooms and rooflines > > Massing is human scale and suits the character of single family dwellings on the same street > > Accommodating multiple dwellings encourages greater street fenestration > > Materials are varied to provide texture and contrast 2. Design analysis Living Options homes provide a new type of housing choice and create diversity in the suburban context. The Living Options multi-dwelling home addresses a number of urban design challenges inherent in typical greenfield development, providing a strong community structure within the street as well as improved financial returns to the developer client. A typical corner site in a suburban neighbourhood is more-likely-than-not to result in poor streetscape, as houses not specifically designed for a corner lot will tend to present a non-frontage elevation to one of the streets. However, by encouraging multiple dwellings on these lots, multiple frontages all part of the design, so a good urban design outcome is much more likely, while the good financial return of an increased yield allows more attention to be devoted to design, quality materials and landscaping. A few golden rules need to be applied, including distinct and identifiable entries for each dwelling, lots of windows and overlooking of the street, unobtrusive on-street parking and a setback regime that ensures that garages are recessed behind more attractive architectural features. When it comes to the synergy of lot and dwelling design, nothing is more critical to a successful outcome than the effective coordination of site services, including street lighting, electrical pillars, inlets, outlets, drainage, meter boxes, curb styles and street trees. Compact Housing Scoping Study 4

> Site design (using smaller home footprints was a good response to the slop) > > Financial feasibility to address levels by unlocking additional yield > > Extensive street frontage on a corner

5 Living Options The Living Options homes address a number of urban design challenges inherent in typical greenfield development, providing a strong community structure within the street as well as improved financial returns to the developer. A typical (516m 2 ) corner site in a suburban neighbourhood is more-likely-than-not to result in poor streetscape, as houses not specifically designed for a corner lot will tend to present a non-frontage elevation to one of the streets. However, by encouraging multiple dwellings on these lots it provides a good urban design outcome. Key details Grand maison Terrace Fonzie flat Lot size: 215m 2 165m 2 130m 2 Home size: 205m 2 123m 2 105m 2 Sale price: $230,000 $205,000 $150,000 Bedroom: Bathroom: Car: double garage tandem garage single garage Living Options Living Options Ground floor plans Living Options First floor plans Compact Housing Scoping Study 5

A typical (516m 2 ) corner site in a suburban neighbourhood is more-likely-than-not to result in poor streetscape, as houses not specifically designed for a corner lot will tend to present a

6 SOHO homes Striving for an innovative design for a modern home-office resulted in the SOHO (small office home office). Created to provide the owner with fully integrated yet independent living and work spaces in one location. SOHO homes were constructed on a premier commercial street in the Varsity Central business and innovation precinct, cleverly nestled between the business centre and residential district. Each SOHO has two separate entrances. The private residence entrance is via the residential street and the business entrance opens onto Varsity Parade. A light industrial design has been used on the business façade complete with concrete floors and exposed beams. Core features of the home office include a study and powder room, and options include a kitchenette and mezzanine level should the purchaser require additional workspace or a meeting room. A central courtyard is at the heart of the design with a galley kitchen, living spaces and office areas arranged around it. Bedrooms are located upstairs with balcony access. Key details Lot size: 156 to 293m 2 Home size: 92m 2 Sale price: from $253,000 to $275,000 EER: 6 star Bedrooms: 1 Bathrooms: 1 Car: single carport SOHO Residential entrance Compact Housing Scoping Study 6

SOHO homes were constructed on a premier commercial street in the Varsity Central business and innovation precinct, cleverly nestled between the business centre and residential district.

7 SOHO Business entrance SOHO Interior Compact Housing Scoping Study 7

8 SOHO Floor plan Compact Housing Scoping Study 8

Prior to submission of drawings for building permit, the architectural control process will be undertaken for the developer and/or builders.

Prior to submission of drawings for building permit, the architectural control process will be undertaken for the developer and/or builders. 6.0 Design Review process 6.0 Design Review Process The design review process will coordinate the public and private realm architecture for the community, i.e., the site planning, streetscape, and architecture