DESIGN GUIDELINES

AFFORDABLE HOUSING
Housing SA
Introduction
Purpose 2
Whoisthisguidefor? 2
Changeandinnovation 2
Context 2

PrinciplesofGoodDesign
Objectives 3
Broadprinciples: 3
Sustainablehousing 3
Welllocateddevelopment 5
Adaptablehousing 6
Sitespecifcprinciples: 8
Houseform 8
Integratingintothestreetscape 10
Designtofacilitatecommunity 11
Landandlotarrangements 12
Titlingandownership 13
Parkingconsiderations 14
PolicyScenarios

Masterplanning 15
Mixedusezone 16
Characterzone 18
Mediumtohighdensitytransitzone 20
Residentialzone 22
References
Forfurtherinformation 24
Formoreinformationondesignguidelines 24
Forotherinformationongooddesign 24
DESIGN GUIDELINES
AFFORDABLE HOUSING
2
Purpose
Affordablehousingandgoodurbandesignarenotalwaysseenascompatibleobjectives.However,this
neednotbethecase.Designbecomesacriticalelementintheplanningandbuildingofmoremodest
accommodation.Investmentindesignallowsthedevelopmenttomaximisethespaceavailableandcreate
usableandpleasantplaces.
Whileprinciplesofgoodurbandesignforanyformofhousingalsoapplytoaffordablehousing,thereare
particularelementsthatprovideformoreaffordableconstruction,andmoresensitiveandpracticaldesigns.
Whoisthisguidefor?
Thisguideprovidessomepracticalmethodstointegrateaffordablehousingintoourcommunities,focusingon
planninganddesign.Itaimstohelpdevelopers,designersandpolicymakersconsidertheimpactofdesignon
affordablehousing.Fordevelopersandbuilders,itprovidesgoodpracticeideasandoutlinestheexpectations
oftheSAAffordableHousingTrustforthosedevelopmentsapplyingforcertifcationunderthegovernments
affordablehousingprograms.Forpolicymakersandplannersitprovidesideastoconsiderinsettingthepolicy
andplanningcontextthatbestsupportgoodqualityaffordablehousingoutcomes.
Changeandinnovation
Theplanninganddesignofaffordablehousingcanbeacomplexissue.Thisguidehastakenintoconsideration
anumberofelements,inparticularthefnebalancebetweenhousingqualityandaffordability.Howeverthe
moreinvestmentindesignthebetterqualityhousingoutcomeandgreatermarketdemandisachieved.Thisis
particularlyimportantwherethehousingmarketandcommunitiescansometimesberesistanttochangeand
diversity.Increasingly,howeverthereisrecognitionoftheimportanceofaffordablehousing,andtheneedfor
diverseandsustainablecommunitieswithenvironmentallyresponsibledevelopment.
Context
Thisguidehighlightsprinciplesofgooddesignthatareofparticularrelevancetoaffordablehousing.Itcovers
bothbroaderprinciplesoflocationandsustainabilityaswellassitespecifcconsiderations.
Itthenprovidessomepracticalexamplesofhowaffordablehousingmaybeappliedinparticularpolicyareas,
takingintoconsiderationthecharacterandbroaderobjectivesofthearea.
INTRODUCTION
Allhousingshouldbewellplannedanddesigned,andthisistheresponsibilityofallpartiesinvolved,
includingdevelopers,designersandpolicymakers.
Guidelinesfortheplanninganddesignofaffordablehousingdonotvaryfromthoseconsideredforany
otherdevelopment.
However,specialattentionshouldbegiventoensurethatthedevelopmentofaffordablehousinggives
consciousattentiontoensuregoodprinciplesofdesignareemployed.
3
Theplanningofaffordablehousingrequiresaholisticapproach,linkingurbandesign,builtformand
constructiontechniques.Whilemasterplanningandlotsizescanindirectlyprovideadiversityoflandsizesand
costs,investmentingooddesignandinnovativebuiltformswhenusedtogetherwithconstructiontechniques
candirectlyreducecosts.Itisimportanttoalwaysconsidernewtechnologies,newandincreasingquality
buildingmaterials,andothereffcienciesinconstructionwherepossiblealongsidedesigninitiativesasdiscussed
inthisguide.

Objectives
ToprovideWELLLOCATEDaffordablehousingthathasaccesstoservicesandfacilities,employmentand
education,preventingconcentrationsoflow-moderateincomeearnersindisadvantagedlocations;
ToconsiderLONG-TERMAFFORDABILITYofhousingandincorporateenvironmentallysustainabledesign
techniques;
ToprovideADAPTABLEHOUSINGtosuitchanginglifecycleconsumerdemands;
ToofferadiverseCHOICEOFHOUSINGFORMStosuitcontemporaryfamilies;
ToestablishSAFEANDCOMMUNITY-MINDEDneighbourhoods;and
ToprovideaffordablehousingthatisWELLINTEGRATEDintotheneighbourhoodandthestreetscape.

BroadPrinciples

Sustainablehousing
Affordablehousingdesignsneedtoconsiderthelong-termcostsinadditiontotheup-frontcostsofbuyinga
house.Long-termcostscanbereducedthroughbuildingahousethathasenvironmentallysustainabledesign
(ESD)techniquesinplace.ESDcanreducethedemandforresourcessuchaselectricityandwater,helping
residentstosavemoneyontheirlivingexpenses.
Principlesthatshouldbeconsideredinclude
INSULATIONtominimiseheattransferthroughthedwelling;
NORTHERNASPECToflivingroomsandopenspaces;
ALLOWINGSOLARPENETRATIONofthewintersun;and
BLOCKINGSOLARPENETRATIONofthesummersunthroughcorrectlyplacedeaves;
ISOLATIONofroomsforheatingpurposestoconserveenergy;
SELECTIONOFVEGETATIONfortheclimate;
RAINWATERTANKSinstalledandconnectedtothetoiletforfushing;and
MAXIMISINGPENETRATIONOFRAINWATERthroughporoussurfaces.
ForfurtherinformationrefertoHousingSADesignGuidelines.
PRINCIPLESOFGOODDESIGN
4
Theangleofeavesonnorthfacingwindowsshouldallowwintersunpenetration,
butblocksummersunpenetration:

ArangeofESDprinciplesthatmaybeused:
5
Welllocateddevelopment
Welllocatedaffordablehousingdevelopmentincreasesbothaccesstoservicesandfacilities,andlong-term
affordabilityaspectsforresidents.Aconcentratedformofmediumtohighdensitydevelopmentaround
transit-orientedlocations(suchastrain/tramstationsandfrequentbusroutes)andcentresimprovesaccessfor
residents,increasestheviabilityofpublictransportservicesandalsoenablesagreaterdiversityofdwellings.
Improvedaccessreducesthehighcostsofprivatecaruseasatransportmethod,increaseslandeffciencyand
increasesthevitalityandliveabilityofneighbourhoods.Giventhecloseproximitytopublictransport,thereis
lessdependenceonprivatecarparking.
Residentshavetheabilitytochoosethetypeandsizeofhousethatsuitsthem,andcantrade-offconventional
housingelements(suchaslargegardensandexcessiveoff-streetparking)forthegoodaccessandeasy
maintenancethathigherdensitylivingoffers.Withanageingpopulationandbusierlifestylesthedemandfor
welllocatedandlowmaintenancepropertiespresentsamarketopportunity.
Principlesthatshouldbeconsideredinclude
MaximiseaffordabilitythroughlocationsnearCENTRES,TRAMandTRAINSTATIONSandalongFREQUENT
BUSROUTES;
MEDIUMTOHIGHDENSITYaffordablehousingdevelopmentwithinwalkingdistancetotransportstopsor
centres;
DIVERSITYINHOUSINGFORMshouldbeencouragedthroughprovisionsinthedevelopmentplan(see
housingformsection);and
USABLEOPENSPACEtobalancetherecreationalneedsofresidentswithsmallerlivingspaces.Mixeduse
areasalsoprovideopportunitiesforinnovativeuseofpublicspacesthatcanbeenjoyedandincreasethe
safetyandvitalityofthearea.
Spatially,higherdensityzonesshouldincorporateaffordablehousingwithinwalkingdistanceofeach
transportnode:

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Adaptablehousing
Designingforadaptabilitycanimprovethelongtermaffordabilityofahomeandshouldbeconsideredbecause
oftheneedtosuitadiversityofresidents,thechangingnatureofhouseholdcompositions,andadaptto
consumerdemandsasconsumerneedschangeoveralifetime.
Consider
1.Theabilitytoincreasethesizeorlayoutofdwellingsthroughfexibleuseofspaceandextensions(suchas
convertinggaragesintohabitablerooms),andalsotodecreasethesizeofdwellings(forexamplethrough
creatingtwomaisonettesfromalarger,singledwelling).Thiscanprovideanadditionalsourceofincome
throughbeingabletorentoutunusedrooms.
2.Modernhouseholdscanhaveun-conventionalhouseholdarrangements(suchaspeopleintransitionand
sharehousing)andresidentsneedthefexibilitytoadapt.
3.Housingneedstobeabletoadapttoallconsumerdemands,includinghousingpeoplewithdisabilitiesand
specialneedsandmakinghomesaccessibleforrelativesandfriendswithdisabilities.
4.Mostpeopleprefertoageinplaceandwiththeageingofourpopulation,itisincreasinglyimportantthat
thiscanoccurwithinneighbourhoodsandthatresidentscanfeelsafeandcompetentathome.
Principlesthatshouldbeconsideredinclude
DESIGNINGFORPEOPLEWITHDISABILITIESsuchasthroughwidewalkways,singlelevelfoorthroughout,
turningspacetoaccommodatewheelchairs,doorframesfushwiththefoor,lowerpowerpointsandlight
switches;
PLANNINGFORADAPTABILITYthroughbenchesthatcanchangeheightsandfacilitiesinbathroomsto
attachfeaturessuchashandrails;
PLANNINGFORFLEXIBLEHOUSEHOLDSthroughseparatebedrooms,bathroomsandcar-parkingtosuit
house-sharingordesignsthatcanbeeasilyconvertedintoseparateaccommodationarrangements;and
CONSIDERINGINCREASING/DECREASINGDWELLINGSIZEtoaccommodatechanginghousingarrangements.
ForfurtherinformationrefertoHousingSADesignGuidelines.
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Singleestablishedpropertiescanbedividedtoaccommodatetwoaffordabledwellings:

8
SiteSpecifcPrinciples
Houseform
Achoiceofhousingshouldbeprovidedtosuittheneedsofadiversepopulationtopromoteawidersocialmix,
sociallyinclusiveandsustainablecommunities.Allgroupshavedifferentneedsforhousing,somebeyondthe
conventionalhousingform.Thedifferentdesignsandhousingformsneededtoachievethisdiversitycanbe
compatible.
HigherdensitiesarebeingaccommodatedacrossSouthAustraliaastheypromotesustainableurbandesign
andtransportoptions.Theseareasarebestsuitedforaffordablehousingastheyprovideadiversityofhousing
formsandassuchacomplementingaffordablehousingpolicyshouldalsobeadoptedalongsidethisincreased
developmentcapacitytoensureaffordablehousingopportunitiesarecreated.
Principlesthatshouldbeconsideredinclude
ENCOURAGESUSTAINABLECOMMUNITIESbyprovidingadiversityofhousingforms;
PROMOTEDIVERSITYofhousingformssuchasdetached,semi-detached,rowhousing,mews,apartments/
fats,accessorydwellingunits,rear-lotdevelopmentsandshop-tophousing,through:
-INCORPORATINGINCREASEDDIVERSITYaroundtransitnodesandcentres
-REDUCINGSET-BACKSsothatuseablelandspaceismaximisedandhousesarenotisolatedfromthestreet
-SUPPORTING2-3STOREYHOUSINGindesignatedresidentialzones;
STREETSCAPEAPPEALthroughdesignelementssuchassettinggaragesbackfurtherthanthelineofthe
dwelling,ensuringwindowsverandahsandbalconiesfaceontothestreet(alsoimportantforpassivesafety)
andreducinghighfencesthatisolatethedwellingfromthestreetandcreateunsafe,unattractivepublic
spaces(seeintegratingwiththestreetsection);and
ROOFSincorporatinggaragingtoreducescaleandimpact.
Diversehousingformscanbecompatibleandaddinterest:

9
Streetscapeappealcanbeachievedthroughlowfences,andwindowsandverandahsfacingontothestreet:
2and3storeyhousingcanachievestreetscapeappealandcanbebuilttoascalethatispedestrianfriendly:

10
Integratingintothestreetscape
Akeyaimforthedesignofanyhousingistoachieveanattractiveanddesirablestreetscape-thisisnodifferent
foraffordablehousing.Howevertheimplicationsforthedesignofaffordablehousingareevenmoreimportant
becauseofthenatureofaffordablehousing(suchassmallerhomes).Effortsmustbemadetointegratethedesign
ofdifferentformsofdwellingsfromthestreet,sothataffordablehousingisnotidentifablefromotherhousing
forms.Thisenablesresidentstofeelapartoftheneighbourhoodandprideintheappearanceoftheirdwelling.
Principlesthatshouldbeconsideredinclude
BUILDINGHEIGHTSANDPROPORTIONSforaffordablehousingdoesnotdiffermorethanonestoreyfrom
surroundingdwellings;
TECHNIQUESTOFINDABALANCEbetweennewandolddwellingsshouldbeused,suchasusing
complementarymaterials,colourschemesandbuildingfeatures(likegablesetc);
ASTAGGEREDBUILTFORMachievesprivateoutlooks,minimaloverlookingandminimisesgaragedominated
streetscapes;
VEGETATIONsurroundingnewdevelopmentsshouldbefast-growingsothatdwellingsblendintothe
streetscapeandsharpcornersareeliminated;and
VEGETATIONshouldbesuitedtotheenvironment(preferablynative)sothatminimalmaintenanceand
wateringisrequired.
Astaggeredbuiltformincreasesprivacyandcreatesaninterestingstreetscape:

Abalancecanbefoundbetweentheold(left)andthenew(right)bycombiningthesecondstoreywithinthe
sympatheticpitchoftheroof:
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Designtofacilitatecommunity
Thedesignofneighbourhoodswithaffordablehousingshouldconsidertheimportanceofresidentsbeing
supportedbywellconnectedcommunities.Involvementinthecommunityshouldbeencouragedsothat
allresidentsfeeltheycancontributetotheneighbourhood,increasingasenseofconnectednessandsocial
inclusion.Also,streetscapesneedtobewellconnectedsothatindividualdwellingsshouldcontributetoandbe
apartoftheresidentiallandscape,ratherthanlookingoutofplace.
Principlesthatshouldbeconsideredinclude
PUBLICOPENSPACEshouldincorporatemultipleuses,andshouldconsiderproximitytotransportnodes(eg
pathsshouldleadtobusstopsandtrainstations)l
PUBLICOPENSPACEshouldbewelldesigned,achieveavitalenvironment,beinclusiveofallcommunity
groupsandbedesignedforpeople.AffordablehousingdevelopmentscanalsoapplytothePlanningand
DevelopmentFundtoretainopenspacefundingwithinthedevelopment;
ConsiderSPATIALBOUNDARIESOFOPENSPACEtoensureagreatersenseofownershipoverpublicspace,
anddefnitionandenclosureoverprivatespace;
CRIMEPREVENTIONTHROUGHENVIRONMENTALDESIGN(CPTED)shouldbeachievedandmayinclude
considerationssuchaslowerstoreyandupperstoreyvegetation(nomiddlestorey)toimprovesightlinesand
alsooutwardlookingdwellingstoprovideeyesonthestreet;
DETERMINEANDCREATELANDMARKSforrecognitionandindividualisationoftheareaandasenseof
place,whichcanalsobethroughthecreationofvistas;and
PUBLICARTANDINVOLVMENTOFTHECOMMUNITY(suchaslocalschoolsandcommunitygroups)can
buildownershipanduniquenessofpublicspaces.Communityinvolvementsuchasthroughgreenthumb
gardeningcompetitionsandartcompetitionsforlocalpublicspaces.
Crimepreventionthroughenvironmentaldesign(CPTED)isincorporatedbyachievinganupperanda
lowerstoreyofvegetation(nomiddlestorey)toallowforsightlinesandbyhavingwindowsandbalconies
overlookingpublicspacetoincreasesafety.
Retainopenspacecontributionswithinaffordablehousingdevelopments
Asaffordablehousingdevelopmentscanoftenmeanhigherdensities,thisoftennecessitatesahigherneed
forqualityopenspace.
ACouncilcanmakeanapplicationtothePlanningandDevelopmentFundwhichisadministeredbythe
MinisterforPlanningfortheopenspacecontributionsassociatedwiththedevelopmenttobedirected
forusewithinthedevelopment.Certifedaffordablehousingdevelopmentsaregivenpriorityinthe
considerationofapplications.
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Landandlotarrangements
Asthekeycomponenttohousingcosts,effcientlandusagemustbemaximisedincreatinganaffordable
housingproduct.Thiscanbeachievedinwayswhicharesensitivetoadjoiningdevelopmentsandcommunity
expectationsforthearea.PlanningpolicyguidelinesforaffordablehousingrecommendthatCouncilsconsider
providingdifferentialplanningprovisionstopermithigherdwellingyieldsincertifedaffordablehousing
developments.
Principlesthatshouldbeconsideredinclude
DENSITYBONUSESorFLEXIBLEYIELDSenablelotsizestobeconstructedtoachievemarketpricedaffordable
housing(refertoLocalGovernmentKit),andneedtobeconsideredinconjunctionwithdetailedpoliciesthat
delivertheseoptionsinappropriatelocationssuchasaroundtransportnodesandcentres;
EFFICIENTBLOCKSSIZEStodevelopenergyeffcientbuildingshapes,includingconsiderationofthesize,
shape,orientationandlayout(considerguidelinesinGoodResidentialDesignSA).Squarerblocksaremore
economicalthanlongthinblockstobuildon;and
REDUCEDFRONTANDSIDESETBACKS:
-Reducedfrontsetbackswherethedwellingisclosetoapublicreserveandwherevehicleaccessand
parkingisviaarearlaneway;
-Reducedsidesetbacksinsquareblocksmaximiselightsourcedfromthefrontandrearofthedwelling.
Dwellingsitingshouldbeorientedtothesun.
Landcanbedivided(takingadvantageofdensitybonuses)usingTorrenstitlingtoachieveaffordablehousing
outcomesthatworkfromafnancialanddesignperspective:
a) Standardlanddivisionof10lots,withnoaffordablehousingoutcomes.
b)Landdivisionof12lots,including2additionalhousingoutcomes(withatleastoneaffordable)
toprovideamixoflotsizesanddiversityofchoice.
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Titlingandownership
Considerationshouldbegiventotitlingthatdoesnotcompromiseanaffordablehousingproduct.Using
small,individuallytitledblocksisakeyelementincreatinglongtermaffordability,comparedtothetraditional
approachofacommunitytitlecoveringanumberofdwellings.Advantagesinusingindividuallytitledproperty
ratherthanacommunitytitleinclude:
Reducedongoingcostssuchascorporationfees;
Eachownerhasfullcontrolofuseofspaceandagreatersenseofownership;and
Thetimingofmaintenanceandcapitalexpenditurecanbedeterminedtakingintoaccounttheirimmediate
fnancialposition.
Principlesthatshouldbeconsideredinclude
TORRENSTITLINGratherthanCOMMUNITYTITLINGusedfornewaffordablehousingdevelopments;
INTEGRATIONbetweenplanningofthelanddivisionprocess,titlingandhousedesignandconstruction;
LANDTITLINGARRANGMENTSshouldbeconsideredatthebeginningofthedesignstage;and
CREATEASENSEOFOWNERSHIPandcontrolofexternalspacearoundthehouse.
Creativeuseofspacefostersasenseofownershipoverpublicspace.
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Parkingconsiderations
Parkingisanimportantconsiderationinthedesignofaffordablehousing.Minimumcarparkingrequirements
varyacrossDevelopmentPlans,andformostsuburbanresidentialzones1to2off-streetcarparksareusually
required.Thisshouldnotbedifferentforaffordablehousinginmostsuburbanresidentialzones.
Howeverareasthatarewellaccessible(withinwalkingdistanceofpublictransportorcentres)shouldhave
reducedrequirement,torefectlessdependenceontheprivatecar.Inthissituation,residentscanchooseto
trade-offfeaturessuchasreducedcarparkingforanaccessible,qualitylocation.Residentsmayfndlong-term
affordabilitybeneftsinusingpublictransportmoreattractivethantheincreasingcostsofowningandrunning
acarorbeabletolavefewercarsforthehousehold.
Also,smallerhouseholdsmayhavelessparkingrequirements.Areducedparkingrequirementcancontributeto
theaffordabilityofthedwellingthroughmoreeffcientuseofthespaceavailable.
Principlesthatshouldbeconsideredinclude
REDUCEDCAR-PARKINGREQUIREMENTSinareasclosetopublictransportandcentres;
MULTI-STOREYAFFORDABLEHOUSINGshouldhavelivingspaceabovethegarage;
STREETPARKINGforvisitorsINTEGRATEDINTOTHESTREETSCAPEusingvegetationandpermeablesurfaces;
UNDERGROUNDPARKINGshouldbeachievedinlarge-scalemulti-storeydevelopmentssothatthebuildingis
lessobtrusivefromthestreetscape.
Wheredwellinglivingspaceisbuiltovergaragestheimpactonthestreetscapeisreducedsincethegarage
islessdominatingintermsofbuiltform:
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POLICYSCENARIOS
Althoughtheprinciplesofaffordablehousingdesignapplyacrossallresidentialdevelopment,afewscenarios
havebeenselectedtohighlightdifferentapplicationsofthedesignelements.Eachdevelopmentpresentswith
differentchallenges;somehavethebeneftofincorporatingaffordablehousingintotheinitialmasterplanning
ofanewsuburb,whileothersneedtocarefullyintegratethedesignwithexistinglocalzoningandcharacter.

Masterplanning
Whatarethetypicalcharacteristicsofmasterplanning?
MasterplanningisamajorprocessofphysicalregenerationofGreenfeldorBrownfeldsites,involvingphysical
planningofelementsincludinghousing,buildings,access,publicspacesandinfrastructure.Itisanimportant
processtogetthebestoutcomesfromlanddivision,andtoensurethatessentialneedsareplannedinfrom
thebeginning,suchaspublictransport,servicesandfacilities.
Whyintegrateaffordablehousingintoamasterplan?
Affordablehousingneedstobeintegratedinthevisionofamasterplantoensureitsinclusionintheentire
developmentprocess.Whilelotsizesalonecanachievesomedegreeofdiversityinlandprices,anyresidential
strategymusthaveaparallelaffordablehousingstrategytoensureaffordablehousingisprovided.Becauseof
thelargescalenatureofMasterplanning,itistheidealopportunityinwhichtoconsciouslyprovideforaffordable
housingincludingaspectssuchasaccess,locationandintegrationwiththesurroundingneighbourhood.
Large-scaledevelopmentsitescanalsohaveimprovedaffordabilityopportunitiessincetheycanachievereduced
buildingcosts(suchasfortransportandmaterials)througheconomiesofscaleandmoreopportunitiesto
providefordifferentdensitiesandbuiltformscomparedtosmallerinfllsitedevelopments,makingitmore
viabletoachieveanaffordableproduct.
BothGreenfeldandBrownfeldsitesneedtobeconsideredinthedevelopmentofaffordablehousing.Special
considerationsinclude:
Greenfeld:Theabilitytoachieveanewdesiredcharactersincethereisminimalexistingcharactertoftinto.
Thelayoutofthesite,thedesignoftheblockssizes,roadlayout,andofarchitecturalstylesanddesignfeatures
areabletobebuiltwithoutcompromisingnearbycharacter.
Brownfeld:SitedevelopmentismorecomplexthanGreenfeldsitessincethereisanexistingcharacterto
consider,howeversavingscanbemadebymakinguseofestablishedinfrastructureandfacilities.
Specifcpolicyobjectives
DEVELOPMENTINEXCESSOFTWOSTOREYSparticularlyinlocationsadjacenttotransport,centres
andreserveswherethedesigntechniquesrequiredtoovercomeissuesassociatedwithoverlooking/
overshadowingmaybeeasiertoresolve.
INTEGRATIONofaffordablehousingopportunitiesthroughouttheentiremasterplannedregion(i.e.not
concentratedtogether);
GRIDSTREETPATTERNSallowforgreateraccessandwalkability,moreeffcientlandparcelshapesintermsof
ESDandongoingaffordability,andassistinpublictransportplanning.Gridstreetpatternsshouldbeteamed
withEFFICIENTBLOCKSIZES;
MATERIALSthatareCOMPATIBLEwiththerestofthedevelopment;and
REDUCINGFRONTANDSIDESET-BACKS.
RefertoLandandlotarrangementsectionformoreongridstreetpatternsandreducingset-backs.
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Mixedusezone
Whatarethetypicalcharacteristicsofamixedusezone?
Mixedusezonesincorporatemultipleuses,suchaslightindustry,offces,retail,warehouses,
andcommunityfacilities.
Whyintegrateaffordablehousing?
Longtermaffordabilityaspectsareimprovedforresidentssincelessdependenceisneededontransport
(particularlyprivatecaruse)whenhousingislocatedwithinwalkingdistanceofservicesandfacilities,
employment,shoppingandentertainmentthatareprovidedwithinthemixedusezone.Livinginamixed-
useenvironmentcaninvolveatrade-offbetweenhigherdensityliving,easyaccesstoshopping,facilitiesand
servicesoverbiggerresidences,backyardsandlongertraveltimes.
Interstateandinternationalexampleshaveshownthathousingcancoexistwellwithcommercialandother
activities.Affordablehousingiseasilyintegratedintomixedusessincethezonealreadyincorporatesadiversity
ofbuildingforms.Thiscanoccurwithoutdetrimentalconsequencesonthestreetscape;rathertheadditionof
housingcanalsoincreaseinterestandaddahumanelementtothezone,particularlyafterhours.
Specifcpolicyobjectives
AffordablehousinginareaswheremixedusesareCOMPATIBLEwithresidentiallivingandresidentshave
ACCESSTOPUBLICTRANSPORT;
MEDIUMDENSITYHOUSINGisencouraged;
INTEGRATIONwithsurroundingcharacterofmixedusezone;and
ConsiderspecifcHOUSINGTYPESincludinghousingincorporatedwithinexistingstructures,suchas
-Shop-tophousing;
-Apartment/fathousing;
-Warehousingliving;and
-Convertedfactoriesorotherappropriatefacilities.
Doublestoreyshop-tophousingintegratedintoamixed-usezone:
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EXAMPLE: SHOP-TOP HOUSING
Whatisshop-tophousing?
Shop-tophousingisresidentialdevelopmentaboveshops.Itcanbeeithersmallscale(i.e.singleresidential
levelaboveshops)orcanbeamulti-storeydevelopment(withoffcesinbetweenretailandhousing).
Shop-tophousingcanbeanadditionaboveanexistingshop,orcanalsobeadeliberateattempttocreatea
retail/housingdevelopmentincludingaffordablehousingfromtheinitialstagesofanewdevelopment.Smaller
developmentsofshop-tophousingshouldbeconsideredwherelandownershipisfragmented.
Shop-tophousingalsoincreasestherevitalisationofunder-utilisedspaces,andgenerallandeffciency.It
providesopportunitiestoworkfromhomeorincloseproximitytohome,whichisrefectiveoftheneeds
ofmodernfamilies.
Whyisshop-tophousingaffordable?
Sincethelandfootprintneededforthedwellingissharedwithotherlandusesincludingotherdwellingsand
businesses,amoreaffordableproductcanbeachieved.Ongoingaffordabilityisalsoachievedthroughproximity
toservicesandemployment.
Specifcpointstoconsider
Theshopneedstobesuitableforaresidentialdwellingabove(i.e.doesnotemitfumes,isnotnoisyout
ofbusinesshours);
Thebuildingisstructurallyabletosupportupperstoreyadditions;
Thebuildingiswithinaccesstopublictransport,servicesandfacilities;
Accesstothedwelling/sneedtobeconsidered(i.e.considerifthestairswillbelocatedatthefront/side/rear
oftheshop);
Designofdwelling/sshouldconsiderexistingbuildinginadditiontosurroundingneighbourhoodcharacter;
Restrictionsonadvertising(size,colour,etc)asadvertisingneedstobesympathetictoaresidential
environment;and
Balconiesasprivateopenspace.
Multi-levelshop-tophousing:

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Characterzone
Whatarethetypicalcharacteristicsofacharacterzone?
Characterzoneshaveaculturalheritagevalue(suchasbuiltorenvironmentalcharacter),andthepolicy
objectiveswillaimtopreserveorenhancethisvalue.Housingpolicyincharacterzonesisgenerallyrestrictive
andlimitswhatcanbedevelopedtoachievethedesiredcharacteroutcomeforthezone.
Whyintegrateaffordablehousing?
Sustainablecommunitiescanbebuiltbyencouragingadiversepopulationtoliveinaneighbourhood.
Affordablehousingisamethodofenablingdiversitythroughanincreasedrangeofhousingtypesandsizes.
Traditionalhousingonlargelotsoftenprohibitsoptionsforaffordablehousingandhousingdiversitybecause
ofthehighmarketpricesassociatedwithlandsize.Affordablehousingoptionsencouragetheuseofthespace
available.Ofteninareaswhereablockhasbeensubdividedhasmeantthatthespaceavailablesuchaslarge
frontyardsthatwererarelyusedandpublicspacearebetterutilisedforrecreationandbringingpeopleintothe
streetandpublicrealm.Thisisimportantforusinglandmoreeffciently,aswellascreatedagreatersenseof
communityanddiversity.
Anoptionofreducedprivateopenspaceissoughtbysomeconsumergroups,suchasthosewantingtoagein
placeandremainlivingintheircurrentdwellingsafterretirement.Sellingofflarge,unmaintainablebackyards
reducesresponsibilitiesandburdensandisaformofincreasingfunds.Also,thissuitslifestyleswherepeoplework
moreandhavelessfreetimetoliveinhomeswithsmallerandmoreeasilymaintainableprivateopenspace.
Specifcpolicyobjectives
Diversityinhousingstockcanbeachievedwithoutcompromisingthedesiredcharacteroftheareathrough
theuseofgooddesignprinciplesinhousedesign,encouragedthroughtheDevelopmentPlan.Although
acharacterpolicymayrestrictthenatureofthedevelopment,itisimportanttorememberthatdiversityin
housingformsandsizescanstillbeachieved.
Specifchousingformsforcharacterzonesmayinclude
Conversionofdetachedhousingintomaisonettes(maintainshouseappearancefromstreet);
Divisionsoncornerblocks;
Accessorydwellingsattherearofexistingdwellings
(andtakingadvantageofrear-laneaccesswherepossible;and
Multi-unitstylehousing.
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EXAMPLE: ACCESSORY DWELLING UNITS (ADUS)
WhatareADUs?
AccessoryDwellingUnits(commonlyknownasgranny-fats)areself-containeddwellings(eitherdetachedor
attached)andaresituatedonthesamelotastheprimarydwelling.
AdvantagesofusingADUs
DevelopmentsofADUscanbemadewithinanysuburb;
ADUsareadiscreetoptionwithminimalimpactsastheyarelessvisiblefromthestreetthanotherformsof
housingdevelopment.
HowcanADUsbeaffordable?
ADUscanprovideasourceofrentfortheowneraswellasanaffordablerentalopportunityfortenants.
Theyalsoassistextendedfamilies,andareanoptionforageinginplace;and
InCanada,ADUsaccountfor20%ofprivaterentalaccommodation.
Specifcpointstoconsider
ADUscanbeinclusiveofanyperson,ratherthanasadependantunittocreateafavourablepolicy
environment;
ADUsmaybesuitableonlargeblocks;and
ADUsarenotusuallyvisiblefromstreetandthereforehavelimitedimpactonstreetscape/neighbourhood
character.
Elementsoftheprimarydwellingsuchasroofpitch,coloursandwindowsizecanberefectedintheADU:

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Mediumtohighdensitytransitzone
Whatarethetypicalcharacteristicsofamediumdensitytransitzone?
Transit-orienteddevelopmentiswellconnectedandeasilyaccessible.Locatedsurroundingatramortrain
stationadjacenttopublicopenspaceoraneighbourhood/districtcentre,atransitzoneprovideshigherdensity
livingtoencouragestronglinksbetweeneducation,employment,servicesandfacilities.Itisdesignedforthe
pedestrianandcyclisttohavedirectroutestothetransitcoreandprovidesfastandfrequentpublictransport
(improvedservicescancomeasaresultofimprovedpassengernumbersinhigherdensityliving).
Somemixofuses(bothverticallyandhorizontally)isoftenconsidered,anddevelopmentachievesmultiple-
storeys.Heightlimitationscanapplyaroundtheedgeofamediumdensityzonetoprovideasofterbalance
betweenhigherandthelowersurroundingdensities.Also,variabilitywithinhousedesignsispermittedhowever
withconsiderationtodesign,colourandmaterialsofsurroundingdevelopment.Contemporaryhousedesigns
canbedesirable.
Whyintegrateaffordablehousing?
Itisimportanttolocateaffordablehousingintransitzonesbecauseoftheimportanceoflong-term
affordability.Dependenceonaprivatevehicleisreducedwhenthelocationiswelllocatedforeaseofaccess
toeducation,employment,servicesandfacilities.
Itismoresensibletoaccommodateaffordablehousingwithinhigherdensityresidentialzonesbecause
developmentplansaremorelikelytoaccommodateelementslikereducingset-backsandallowingmultiple
storeys.Also,affordablehousingwillintegratewellwithothersmaller,higherdensityapartment-styledwellings.
Specifcpolicyobjectives
Increasedensityinzonethroughincreasedbuildingheightandsmallerlanddivisioncapabilities;
Improveurbandesignforpedestrianandcycleaccessandamenity;
Consideralternativeformsofdwellingsincludingattachedhousing,rowhousing,apartments/fatsand
multi-unitdwellings;and
Integrateaffordabledwellingswithinhighdensityresidentialcomplexes,andconsider:
-Builtformandbothverticalandhorizontalintegrationofaffordabledwellings;and
-Trade-offssuchassmallerbalconiesandlessparkingspacetoachieveanaffordableproduct.
Mewsdwellingscancomplementsurroundingdwellingswhenset-backsallowforlandscapingandbalconies
facethestreet:
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EXAMPLE: MEWS APARTMENTS

Whataremewsapartments?
Mewsapartmentsareconsideredaformofaffordablehousing,wherebythelandfootprintofthedwellingis
onlythecar-parkspace,alllivingspaceisasecond(orhigherstorey)overanotherdwellingorothercar-parking
space,andtheprivateopenspaceconsistsofabalcony.
Advantagesofmewsapartments
Smallerdwellingsprovidetheoptionforconsumergroupssuchassinglesandcouples(agrowingpopulation
demographic)toaccessaffordablehousing.Mewshavebeenparticularlypopularasstudenthousing.The
typicaldemographicforthisstyleofaccommodationmaybeundergoingchangesinlifeandwouldusuallyhave
troublefndinghousinginthemarketatanaffordableprice.
Mewsdwellingsincreasethediversityofhousing,enablingpeopletohaveachoicebetweentrading-offlarge
backyardsandlargedwellingsforsmallerwelllocateddwellingsclosetotransport,servicesandfacilitiesthat
areeasymaintenance,whichisappealingforsomemarkets,suchasyoungpeopleandretirees.
Howcanmewsapartmentsimproveaffordability?
Inmewsdwellings,theonlylandfootprintisthecar-parkspace.Aslandvaluesattributetothemajorityof
thecostofhousingthedwellingbecomesanaffordableproduct.Also,thedwellingitselfissmall,only1or2
bedrooms.Mewshousingshouldinmostcasesbeabletoachieveamarketpriceforaffordablehousing.
Specifcpointstoconsider
Themewsdwellingwillnotsuiteveryone.Howevertheyprovideanaffordableoptionforpeopleseekinglow
maintenancehousing.
Carefuldesignconsiderationsshouldbeinplaceespeciallysincetheprimarystreetfrontageisagarage.Set-
backsshouldallowforlandscapingspace,andbalconiesshouldbefacingthestreettoimprovestreetscape.

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Residentialzone
Whatarethetypicalcharacteristicsofthiszone?
Residentialzonesaretypicallyhighamenitylocationsthatprovideasafeenvironmentforhousing.InSouth
Australia,thesearetypicallylowdensityzones,consistingofconventionalhousingforms(detacheddwellings
onlargeblocks)withsomeinstancesofmediumdensityzones.Inthelast50years,someblockshavebecome
smaller,particularlymorerecentlywithcourtyardliving,buthomesonaveragehaveincreasedinsize.
Whyintegrateaffordablehousinginresidentialzones?
Affordablehousingneedstobeintegratedintoresidentialzonesbecauseadiversityofhousingstockis
neededtoaccommodateanincreasinglydiversepopulation.Insomecases,thismaymeanachievingamore
compactenvironmentthroughinfllandrefurbishment.Residentialzonesshouldaimtocreateanenabling
policyenvironmentforaffordablehousingtoincreasethediversityofhousingstockandtoincreasetheoptions
availableforthoselookingtorent/buyanaffordableproperty.Thiswouldallowaffordablehousingtobetter
provideforchanginghouseholdneeds.
Inmanyresidentialareas,housingproductscanbebuiltandsoldatanaffordablemarketprice(withoutpublic
fnancialassistance)ifconsiderationsaregivenintheDevelopmentPlan.
Specifcpolicyconsiderations
Inresidentialzones,DevelopmentPlansshouldaimtoencourageadiversityofdwellingtypes,including:
Attacheddwellings;
Semi-detacheddwellings;
Rowhousing;
Dualoccupancy.
Inadditiontopromotinggeneralresidentialdiversity,DevelopmentPlanscanmakedirectprovisionsfor
affordablehousing,sothatvariousprovisionsfromcar-parkingtodensityenableaffordablehousingtobe
createdatmarketprice.(refertotheLocalGovernmentAffordableHousingResourceKit).
EXAMPLE: REDUCING FRONT AND SIDE SET-BACKS
Whatarereducedfrontandsideset-backs?
Reducedfrontandsideset-backsenableincreaseddensitiesaslesslandisneededforsinglelandparcels.
Reducingthefrontset-backencouragesconnectionswiththestreet,increasespassivesafety(eyesonthe
streetthroughwindowsandbalconies),andprovidesamoredefnedstreetedge.
Reducingsideset-backsenabledwellingstobebuiltclosertooralongtheboundaryline.Inparticular,reducing
sideset-backsimprovessiteutilisationasopenspaceonadjoiningpropertiesbecomesmoreprivate,andthe
spacebetweenthehouseandfencewhichisoftenunder-usedisremoved.
Howcanreducedfrontandsideset-backsimproveaffordability?
Reducingthefrontandsideset-backswilldirectlyinfuencetheprovisionofanaffordableproductsincethe
landparcelsizecanbereduced.Thiswillreduceup-frontlandcosts,increasingtheaffordabilityofaproduct.
Forexample,havingareducedfrontset-backwilldecreasethedepthoftheblock,thusdecreasingthetotal
landareaproportionately.
Specifcpointstoconsider
Considerationofdesigntechniques(suchasmaterials,stylesofhousing,colours)needstobeundertaken
evenwhenspecifcbuildingforms(suchasreducedset-backs)havebeendecided.
RefertoLandandlotarrangementssectionformoreinformation.
23
Reducingsetbackscancomplement/createcharacterinastreet:
Reducedsetbackscanalsobeusedwithmultiplestoreyhousedesigns:
24
REFERENCES
For further information
TheAffordableHousingInnovationsUnitwebsite
providesinformationonworkandcurrentprogress
andresources.Thewebsiteiswww.housing.sa.gov.
au/affordable
LocalGovernmentAffordableHousingResourceKit
assistsLocalGovernmentstoidentifycriticalhousing
issuesintheircommunityandtodevelopeffective
localresponsesthataresupportedbyregionaland
statewideplanningandinvestment.Itcapturessome
ofthelatestideasinhousingpolicies,outlinesthe
affordablehousingplanningframeworkandprovides
achecklistofpotentialCouncilstrategies.TheKitis
availablefromwww.housing.sa.gov.au/affordable
For more information on design guidelines
GoodResidentialDesignSAaresourceforplanning,
designinganddevelopingneighbourhoodsand
homes,availableathttp://dataserver.planning.sa.gov.
au/publications/432p.pdf
DesignGuidelinesforSustainableHousing&Liveable
Neighbourhoods(HousingSA)captureexisting
corporateknowledgeanddesignphilosophyto
provideguidanceontheshapeandformoffuture
housing.Althoughtheseguidelineswerecreated
principallyforthedevelopmentofsocialhousing,they
canbeadaptedandusedinthedesignofaffordable
housing.Availablefromhttp://www.housingtrust.
sa.gov.au/text/text.asp?swId=4&pgId=1664
AffordableHousingDesignGuidelinescreatedbythe
QueenslandGovernmentwereproducedtofacilitate
theconstructionofnew,welldesignedandwell
locatedaffordablehousing.TheDesignGuidelines
areintendedforstakeholdersengagedinplanning,
designing,buildingandassessingproposalsfor
affordablehousing,andareavailablefromhttp://
www.housing.qld.gov.au/partnerships/affordable/
publications/design_guidelines.htm
HousingNewZealandDesignGuidelinesdescribes
thehousingprocessfromstarttofnish,
providingaconsistentdevelopmentmodelandaset
ofperformance-baseddesignguidelines.
Availableathttp://www.hnzc.govt.nz/hnzc/web/about-
us/our-publications/design-guidelines.htm
For other information on good design
Adopt-a-StationTransAdelaideaprogram
whichinitiatescommunityinvolvementandpride
aroundtrainstations,availablefromhttp://www.
transadelaide.com.au/community/adopt_station.htm
CreatingSuccessfulMasterplans,Aguideforclients
fromtheUS,CABE(CommissionforArchitecture
andtheBuiltEnvironment)providesadvicebased
onexperienceofcreatingsuccessfulmasterplans,
fromdescribingmasterplanningthroughto
implementation.Availablefromhttp://www.cabe.org.
uk/default.aspx?contentitemid=451
UnderstandingResidentialDensitiesHandbook
developedbyPlanningSAtodemonstrateavariety
ofstylesinhousingwithinthefourcategoriesof
residentialdensitiesdefnedbythePlanningStrategy.
Availablefromhttp://www.planning.sa.gov.au/go/
Understanding-Densities
AffordableHousingDesignAdvisorprovidesadvice
fromtheWHAT,totheWHYandHOWtoachieve
gooddesigninaffordablehousingfromtheUS.Also
includesasectionongreenhousing,adesignchecklist
anaaffordablehousinggallery.Availablefromhttp://
www.designadvisor.org/
Designmatters;Bestpracticesinaffordablehousing
outlinesanumberofqualitydesigninaffordable
housingprojectsanddesignobjectivesfromtheUS.
Availablefromhttp://www.uic.edu/aa/cdc/AHDC/
website/
Buildingforlife;Deliveringgreatplacestolivefrom
theUS,CABE(CommissionforArchitectureandthe
BuiltEnvironment)explores20questionsforassessing
thequalityofdesigninhousing,coveringthetopics
ofcharacter,roadsparkingandpedestrianisation,
designandconstruction,andenvironmentand
community.Buildingforlife;Deliveringgreat
placestolivefromtheUS,CABE(Commission
forArchitectureandtheBuiltEnvironment)
explores20questionsforassessingthequality
ofdesigninhousing,coveringthetopicsof
character,roadsparkingandpedestrianisation,
designandconstruction,andenvironmentand
community.Available from http://www.cabe.org.
uk/AssetLibrary/9350.pdf