Tree Canopies + Garden Area: The One-Two Punch Killing Small Residential Developments.

The new low-rise policy already makes redevelopment harder with mandatory tree canopy requirements.

But when you add the Garden Area rules on top, the impact becomes even more severe.

Developers are not just losing flexibility.

They’re losing entire dwellings.

A Real Project Example: 1056sqm Site → Lost One Whole Unit

On one of our recent projects—a 1056sqm lot—the combined effect of:

• 20% tree canopy, and

• Garden Area requirements

resulted in the loss of one full townhouse.

That’s not a hypothetical. That was a real, feasible, well-designed project—until the controls changed the calculations.

Tree Canopy Impact (Large Lots 1000sqm+)

For sites above 1000sqm, the canopy requirement doubles:

• 20% canopy cover

• On a 1056sqm site → 211sqm of mandatory canopy

  
  

Those 211sqm must come from tree species in the approved table. We achieved it through a mix of tree types, but the issue wasn’t the selection.

It was the placement.

Because these trees:

• Cannot overhang the building,

• Cannot overhang neighbours’ land,

• Must be positioned so the full mature canopy fits entirely inside the lot.

This means 211sqm of land instantly becomes undevelopable—no roofs, no walls, no garages, no private open space above or below.

Then Comes the Garden Area Requirement

Separately—totally independent of canopy—the scheme imposes Garden Area minimums.

This is:

• Permeable surface

• Minimum 1 metre wide

• Must comply with the Garden Area table for the zone

Garden Area Schedule for a Dual occupancy and unit site

On a small or medium site, Garden Area already bites into the yield calculations. On a larger site combined with the tree canopy rule, it becomes crippling.

The Result? 211sqm Gone to Trees + Significant Area Gone to Garden Area

When both controls are applied at once:

Tree canopy takes a fixed, inflexible bite out of the envelope. Garden Area takes another, equally inflexible bite

In the 1056sqm example:

• Tree canopy removed 211sqm from the buildable area

• Garden Area removed further permeable open space

  
  

The leftover envelope simply could not accommodate the fifth unit.

The site shrank from a viable 5-unit project down to 4 units.

That is a big loss in yield caused purely by policy—not by constraints, not by neighbours, not by design.

And This Is Happening on 600sqm Dual Occ Sites Too!

On a typical 600sqm block:

• 10% canopy → 60sqm removed

• Garden Area → another chunk removed

• Trees cannot overhang anything

• Driveways, POS, setbacks, and service easements all compete for the remaining space

The “simple” dual occupancy suddenly becomes a negotiation exercise to fit two modest dwellings onto a site that would have comfortably accommodated them five years ago—and perhaps a third in some cases.

We Love Trees.

But We Also Need Homes.

A lost unit is:

• one or two fewer residents housed,

• less gentle density,

• reduced financial viability,

• and reduced housing supply across Melbourne’s established suburbs.

In practice, canopy + garden area is not greening our suburbs- it is shrinking our neighbourhoods’ capacity to house people.