Much talk recently about solving the housing crisis with increased density in existing suburbs (hello NIMBYs).

Into this missing middle maelstrom stepped the NSW Pattern Book Design Competition, which readers will know I marked as a failure last week. In limiting the typologies to terraces and low rise apartments it asked the wrong questions, and so got the wrong answers.

My main beef was having the best option off the table: 3 storey walk-up flats or 3SWUF. They abound in Sydney and Melbourne, revered by residents, reviled by commentators. Some images of the traditional fare can be found here, if not already seared into your memory. Any analysis of their qualities shows they are the ideal housing density, community fit, strata size, sustainable design and low cost.

But for whatever reason the planners dreamed up, they are now effectively banned in our cities. Too big for the residential house areas, and uneconomical once apartments are permitted. So they weren’t in the competition. Neither was I (readers will know my application went to the bottom of the pile). So I’ve made a one-man Salon de Refusé, with a scheme for a 3SWUF, just in case anyone asked.

Here's my notes for a pitch.

The project

6 one bed + 4 two bed = 10 units. Fits on the same site as a Duplex or Manor Home. Located within 800m of tram / train or 400m of a bus. Modest sizes, all compliant with the NSW Apartment Design Guide. All with balconies. Central stair with open circulation. No lift. Two accessible units on the ground floor (not adaptable – that never happens). Three storeys tall with low pitched roof, keeps the suburban scale.

Here’s the views of each level.

The Apartments

Simple rectangular planning allows for a minimum of internal circulation space. All apartments at the corners of the building give light from two sides and cross ventilation to the kitchen, dining, living. Two fully accessible units at grade on the ground floor, gold standard, with access to the garden.

The Circulation

Foyer in centre ground floor, access along driveway, with herbaceous border. Single open flight stair (easy to retrofit stair climber) in central hallway to modest, cross ventilated, landing on each level. Easy access for all residents, also memorable as the point of egress in case of fire.  Opposite end of stair is louvre-screened for clothes drying (shaded from rain, but well aired).

Landscape

Set back to the street as for houses, single narrow driveway. Trees in front in deep soil, and no ground floor windows for loss of privacy. Edge planting to assist with privacy and vegetation. Larger communal open space, with deep soil, at the rear (not on the roof), is private to the street.

Cars

Good access to public transport, in areas close to services, shops and transport hub. Car spaces for 50% of the apartments (open area reduces waste), but can only be used for car parking (not storage with cars in driveway or street). Direct access from garage to foyer. Could accommodate a car share arrangement. Has naturally ventilated garbage store.

Construction

Can built from traditional construction: load-bearing brick walls with concrete slabs, with lightweight infill. Low scale, no crane, truck based hi-ab or hoists. Lowest construction costs for class 2. Or could be built in prefabricated units, delivered and mobile craned into site (reduced time). Either way use heavy wall and roof insulation.

Energy

Roof form can be oriented to maximise photo voltaic panels to provide energy for the public areas and residents. Batteries and car charging in the garage. All the usual water conservation measures, and water tanks for the garden.

What it doesn’t have

Lots of things are missing (to reduce initial construction and ongoing maintenance costs). No sprinklers (only 3, not 4, storeys). Limited hydrants, no booster pumps or pump rooms (depending on water pressure). No fire isolated stair. No lift. No basement; no interference with the water table. No basement mechanical ventilation. No green roof which has expensive waterproofing and is constructionally difficult. Less complicated Strata management.

In summary

The sweet spot in the provision of good density and lifestyle amenity is about 6 times suburban areas (which this achieves), not 60 (mid-rise). Reduces the size and complexity of the apartments (simple strata), increases the sense of community and sharing (clothes drying, even shared laundries, maintenance tools and garden equipment etc). Reduced maintenance required in a low-rise building.

The biggest issue is that the best solution is the one that’s banned. And an army of do-gooders with their misguided urban design beliefs are determined to keep it that way. To the barricades, architects.

design-i #9, 11 Dec 2024. Researched and written by Tone Wheeler, architect / Adjunct Prof UNSW / President AAA. The views expressed are his. design-i is a new column that replaces Tone on Tuesday. Old ToT columns can be found here, and you can still contact TW at [email protected].