Kim Macdonald: Boosting density in the suburbs will free up vacant blocks of land amid housing shortage

A homeowner once told me she had sold her house in a high-density corridor in Nedlands because she was fed up with neighbours selling to developers. She could have moved to a low-density part of Nedlands but she wanted to get far away from the new townhouses, units and apartments in the area. So she bought a home on a 850sqm block in a quiet street in Carine, where there was no chance a neighbour would one day peer into her backyard from a neighbouring apartment, or keep her waiting at the traffic lights. NIMBYs (those from the Not-In-My-Backyard camp) probably hold the view that she moved to greener-zoned pastures, so to speak. But density supporters likely think the move put her family at a disadvantage, because they lost the opportunity to one day subdivide their family block. While the woman in question would never sell her backyard to a stranger, the Nedlands block would have given her adult daughter the chance to build her own house on site. Regardless of where you stand on the density debate, the case highlights that opportunities and challenges that come with density, and the stark difference in zoning within and between suburbs. In my view, the problem with the current system of R-codes is that it contains density to specific areas, which means a relatively few Perth residents get all the opportunities – and all the potential problems – that go with it. I consulted property commentator Gavin Hegney as to whether there should be a more uniform approach to zoning across Perth. His view was that it would be crazy not to consider it, claiming it would be wise – at the very least – to expand the corner lot policy of a handful of suburbs. In this scenario, zoning rules would be relaxed to allow the subdivision of any corner lot with dual street frontage. He believes that allowing medium or even high-density developments on corner blocks creates a new form of downsizing, as it would allow a greater proportion of homeowners to retire in the family home after selling off the backyard. It would also help these homeowners to cope with rising interest rates, introducing a degree of liquidity to an asset – the family home – that has long been illiquid. In his view, the move has the added benefit of boosting the likelihood of meeting the State Government’s 47 per cent infill target for new housing. For my part, I would support a broader relaxation of R-codes across Perth. I believe all R20 zoned areas – which require minimum sized blocks of 450sqm and can include some strict conditions – should be changed to R25, because it would allow 700sqm blocks to be subdivided in two. It seems to me that many properties ripe for demolition and subdivision – such as some cheaper homes built in the 70s and 80s which are typically on 700sqm blocks – are the very homes that are being protected by the R20 code. For example, most of Kingsley in the City of Joondalup is zoned R20. Meanwhile, the current system has long funnelled development pressure into more established areas with pockets of greater density, which ultimately encourages the demolition of some beautiful old homes. Why are we maintaining a system that prioritises the preservation of Project Builder homes from the ‘70s over the beautiful Federation and art deco homes from earlier last century? Greater density in the ‘burbs could also help families to stay together, by allowing two family-sized houses to be built on a single 700sqm block. It would help many ageing homeowners to stay at home, while also living close to children and grandchildren, allowing them to more easily help with babysitting and get support in their later years. A broader relaxation of R-codes across the suburbs would also help to spread the financial benefit of subdivision among homeowners who need it a lot more than all those retired doctors in Nedlands. This change would not come without a tinge of sadness though. No doubt our ancestors would be horrified at the size of the modern block of land. But in light of the housing shortage, and the cost and environmental impact of urban sprawl, relaxing some R-codes would solve more problems than it made. Whether we like it or not, the trend towards smaller blocks has been under way for decades. The average lot size in new estates in fringe suburbs is 375sqm and costs an average $400,000. With new releases at various estates selling out in as little as 60 seconds, more infill land is a must. Kim Macdonald is The West Australian property editor