Dual Occupancy Homes vs Secondary Dwellings: Which is Right for You?
Dual Occupancy Homes vs Secondary Dwellings: Which is Right for You?
As property prices continue to rise, many homeowners and investors are looking for ways to maximize the value of their land and address the growing demand for affordable housing solutions. Increasing the density of residential areas through the development of additional dwellings on existing properties is one such approach. Two popular options for achieving this are secondary dwellings and dual occupancies.
Each development type has distinct requirements, advantages, and challenges. Understanding the key differences between the two can help you make an informed decision based on your property goals and local council regulations.
What’s the Difference?
Secondary Dwellings: Simplicity and Flexibility
A secondary dwelling is essentially a small, self-contained unit added to an existing property, typically in the form of a granny flat or self-contained studio apartment. These dwellings are ideal for homeowners looking to create an additional living space without major alterations to the property.
Key Features of Secondary Dwellings:
Simple Development: Secondary dwellings are generally easier to construct, as they don’t require extensive changes to the main residence.
Less Impact: The overall impact on the site and surrounding neighbourhood is minimal, making this an attractive option for those wanting to increase density without disrupting the character of the area.
Size Restrictions: There are floor space limitations for secondary dwellings, usually no larger than 60-70 square metres, which keeps the scale of the development modest.
No Subdivision: A secondary dwelling must remain on the same lot as the primary residence, meaning the property cannot be subdivided into separate titles.
Dual Occupancies: Maximising Potential
A dual occupancy involves developing two separate dwellings on a single lot. These can be structured in several ways:
Attached Dual Occupancy: Two homes sharing a common wall on the same allotment.
Detached Dual Occupancy: Two separate homes located within the same boundary.
Semi-Detached: Two homes on separate land titles, typically sharing a common wall.
Key Features of Dual Occupancies:
Subdividable: One of the key advantages of a dual occupancy development is the ability to subdivide the land (subject to local council approval), creating two independent properties with separate titles.
Increased Density: This option allows for greater density, making it ideal for investors looking to maximize land use.
More Complex Planning: Dual occupancy developments are typically more complex, requiring careful consideration of site factors, including:
Width of Battle Axe Handles (for rear dwelling access)
Private Open Space for each dwelling
Car Parking behind the building line
Stormwater Management and additional utility connections if subdividing
Developer Contribution Liability for infrastructure funding
Zoning and Council Requirements
Local zoning and council regulations play a significant role in determining what can be built on a given property. Both secondary dwellings and dual occupancy developments generally fall within R1 General Residential, R2 Low-Density Residential or R3 Medium-Density Residential zones, but specific requirements can vary.
Legal and Regulatory Pathways
Understanding the regulatory process for your development is crucial. The approval process for both secondary dwellings and dual occupancy developments typically involves two main pathways:
Complying Development Certificate (CDC): This fast-track approval is available for certain developments that meet specific state and local planning standards. It can be processed quickly through accredited certifiers, ideal for projects that meet all necessary criteria. In the first instance, speak with your Architect or Building Designer to determine if your proposal will meet the criteria.
Development Application (DA): If your project doesn’t meet the requirements for a CDC, a DA will be required. This process involves a merit-based assessment and a more detailed review by the local council, which can result in longer approval times with the benefit of additional flexibility on planning requirements. Working with a town planner can help you navigate the DA process efficiently and avoid costly mistakes. Town planners can also assist you with due diligence reports or Statements of Environmental Effects (SoEE), providing valuable support for your DA.
Choosing the Right Option for Your Needs
When deciding between a secondary dwelling and a dual occupancy, it’s important to consider the following factors:
Lifestyle Considerations
Dual Occupancy Homes: Dual occupancies can be perfect for families with aging parents, adult children, or even as a way to rent one side of the property while living in the other. Dual occupancies are a more flexible option, as they allow for subdivision into separate titles, offering greater opportunities for long-term asset management
Secondary Dwellings: Secondary dwellings are typically suited for smaller households or individuals, such as retirees, students, or young families who need affordable housing options in close proximity to family support. They are also a great option for investors looking to generate rental income through Airbnb or long-term leases. A secondary dwelling offers a more affordable and simpler alternative if you’re looking to add value to your property without the complexity of subdivision or major development.
Conclusion
Both secondary dwellings and dual occupancy homes offer valuable opportunities for maximising land use and addressing housing needs. The right choice depends on your goals, site characteristics, and the local council’s planning regulations. Engaging a professional town planner early in the process can help ensure your project meets all the necessary requirements, reducing the risk of costly delays and improving the overall success of your development.