An artist’s impression of the Forrest townhouse project. Image: TT Architecture.
A Demonstration Housing project that aims to build three large townhouses on a key corner in the heritage suburb of Forrest has the local community council worried about its implications for the area.
A development application has been submitted for the $2.6 million project, pitched at ageing in place and the missing middle.
It will convert a single residence in blue-ribbon RZ1 Forrest into three terraced four-bedroom townhouses. Similar townhouses in the area have been selling between $3.5 million and $4 million.
The property at 38 Empire Circuit sits on a 1973 square metre block at the corner with Tasmania Circuit, next to Manning Clark House, and is part of the Blandfordia 4 heritage precinct.
The current owners have lived in the 1950s house since 1997, when they bought it for $540,000. Its estimated value now is about $4 million, but it is in poor condition, expensive to maintain and heat.
LJ Hooker agent Keenan Veraar, who is listed on the DA, said they were now in their 70s and planned to downsize into one of the townhouses, which will be built to the Gold Level of the Liveable Housing Design.
“They are at a point in their lives where they want to stay in the same neighbourhood and would like a well-designed smaller home with less maintenance and [that was] more environmentally friendly,” he said.
Inner South Canberra Community Council spokesperson Richard Johnston said that, despite the ACT Heritage Council waving it through with some conditions, there were concerns about setbacks and the number of protected trees to be removed.
“We’re a bit alarmed that ACT Heritage doesn’t seem to have treated their own guidelines seriously,” he said.
Mr Johnston said the council also questioned just what the project was demonstrating other than how to max out the block.
He said this was an example of what could happen if density controls were relaxed in RZ1 generally.
“We’re really concerned about what’s likely to happen if the missing middle stuff goes through,” Mr Johnston said.
“This is supposed to be a demonstration of how to do redevelopment in sensitive areas appropriately, and we don’t think it’s a good example at all.”
But Mr Veraar said the Demonstration House process had been running for seven years.
He said there had been extensive consultation, including two publicly advertised on-site sessions, with the National Capital Design Review Panel, the Planning Authority, the Heritage Section, the Demonstration Housing team, the Planning Minister’s office, government-appointed external planning consultants, the Tree Protection Unit, local community groups and Manning Clark House representatives.
“The project is subject to the same rules as standalone houses, so the built form is of no further impact than if the block was purchased to plonk a McMansion on it,” he said.
“In fact, this project is below the minimum requirement in terms of site coverage and plot ratio. Current planning allows for a plot ratio not greater than 50 per cent. This project outcome is essentially underdeveloped, coming in at 42 per cent – [it’s] responsible urban infill.”
Designed by TT Architecture, the project’s three homes are connected by a central roof on the eastern boundary of the property, creating the illusion of a single building from the street.
A shared asphalt driveway with a neighbour to the north-eastern side of the block on Empire Circuit will provide access for all three units.
Ground floor garages separate the accessible two-storey homes, which have a bathroom and ensuite, and lifts for occupants as they age or are disabled.
Site map of the proposed development. Image: TT Architecture.
The existing main entry is to be removed and replaced with a matching hedge that will also serve to shield the homes from the street. The brick and cladding project’s gross floor area is 835.78 square metres, which provides a plot ratio of 42.36 per cent.
On the block itself, there are 15 trees of various sizes and heights, and eight of them are slated for removal. Three regulated trees will stay. There are seven outside the block, and four of these are also to go. The tree report says some have dieback.
Mr Johnston said the heritage guidelines were a bit woolly about trees, but there would be an impact on the streetscape and neighbouring No. 36, along which the driveway will be built.
He said smaller townhouses, or just two, with a different layout, would protect more of the trees.
A major departure from the guidelines was the size and arrangement of the setbacks.
“The appearance of the proposal would be a much greater amount of building to both street frontages and including to the rear, adjacent to Manning Clark House,” Mr Johnston said.
He said the existing building was set back a minimum of about 8 metres from the Empire Circuit frontage and angled away from it, and about 10 metres from Tasmania Circle (also angled away).
The site and landscaping showed a minimum setback of 8.176 metres from Empire Circuit, but generally parallel to it, and 5.57 metres from Tasmania Circle.
“It just seems to be a demonstration of how to maximise development and not worry too much about saving trees and protecting the streetscape character,” Mr Johnston said.
Mr Veraar said the project also had to meet the heritage requirements for the area, which allows a footprint of 30 per cent of the block.
The large hedges and some mature trees would be retained, with a further 20 trees to be planted.
The private open space was 60 per cent of the block, and the planting area was over 40 per cent. None of the neighbours would be overshadowed, Mr Veraar said.
The National Capital Design Review Panel supported the project, which has been redesigned in response to its feedback.
The ACT Government’s Demonstration Housing Project aims to showcase innovative housing models, informing policy and potential planning changes to enhance housing choice.
The proposal aligns with the government’s policy to encourage missing middle development in established suburbs, including townhouses, row houses, terraces, and low-rise apartments.
Comments on the DA close on 1 December.
