A 9-Unit Project That Would Be Harder to Achieve Today

Last week, my client GK informed me that construction would be commencing soon on a project I managed from feasibility through to planning approval.

The site comprised two lots, combined to create a 1216 sqm parcel in what was then a Residential Growth Zone (RGZ). Through a carefully considered design response, we obtained approval for nine dwellings arranged around a central driveway.

A Design That Worked Harder

The proposal was designed to balance yield, liveability and site responsiveness:

• Nine units with a shared central driveway.

• Ground-level private open space for several dwellings.

• Reverse-living layouts with first-floor balconies for others.

• Unique two-bedroom units that gave two occupants the potential to live more independently, with a bedroom on each level.

  
  

At the time, the RGZ did not require a minimum garden area, which gave the design greater flexibility in organising building footprint, access, open space and landscaping.

Construction Value Under $4 Million

GK has advised that the construction cost will be under $4 million for the nine units. For a project of this scale, that is a strong outcome—particularly given the design delivers a mix of ground-level open space and upper-level balcony living.

It is also a reminder that good planning and design outcomes are not simply about maximising unit numbers. They are about creating dwellings that function well, remain attractive to occupants, and can be delivered at a realistic construction cost.

Would It Achieve Nine Units Today?

My honest view is that, if the same application were prepared today, the yield would likely reduce by three to four units.

The planning rules have become materially more restrictive since this approval was obtained. In particular, the mandatory garden-area requirement now applies in the Residential Growth Zone (RGZ) General Residential Zone (GRZ) and Neighbourhood Residential Zone (NRZ), requiring 25% garden area for lots of 400–500 sqm, 30% for lots of 501–650 sqm, and 35% for lots above 650 sqm.

While this site was in a Residential Growth Zone, today’s broader expectations around landscaping, tree canopy, amenity, access, built form and ventilation would still place significant pressure on the yield.

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