NARROW LOT HOMES

Smart and stylish, practical and perfectly functional – the designs of Ison Homes prove that there’s more to expect when it comes to building narrow lot homes.You will be surprised how much we can fit in our narrow lot homes. Our design team will impress you!

All our designs abide by the Narrow Lot Homes Code of the BCC. This code implements building standards for small / narrow lot homes in the region. We have extensive experience in narrow lot home design in Brisbane and the rest of South East Queensland.

Narrow Lot Homes Brisbane

This makes us your best option for your narrow lot home project. Our innovative design solutions compliment your lifestyle and tastes.

  • Maximise livability and space to suit your desired lifestyle.
  • Better privacy and outlook from and for neighbouring properties.
  • House sizes blend in with surrounding properties.
  • Solar consideration so natural light and breezes are optimised.

Call us today:  (07) 3207 4298!

At Ison Homes, we will assist you throughout the design and building process — from initial narrow lot design until the completion of your new home. With more than three decades of experience, we know the relevant development and building codes that are unique to infill areas. You can rest assured that the development of your dream home will go smoothly and efficiently.

You can see for yourself! Ison narrow lot homes are all over Brisbane and its surrounding suburbs. We can make your dream home come true! Some useful information relating to the Narrow Lot Homes code that may assist in your initial investigations:

Question: I am looking at advice on what I can do with a small lot. A friend said I need a town planner, is that true?

Answer: No, that is not the case. The small lot code is self accessible. This means meaning that as long as the design fits within the code, no special planning like a DA is required. Only when we are trying to do something outside of the code does the design require a development approval.

Question: I want to have a house designed on a narrow lot. Does that mean I have to have a balcony at the front?

Answer: Having a balcony at the front is entirely optional. The small lot code states that you need either windows or a balcony facing the street to facilitate casual surveillance of the street and provide visual interest. The only time it is a requirement is when there is a character code in place so the house must have been subjected to the character code as well.

Question: What are the building restrictions, with regards to the size of the house I can put on a narrow lot?

Answer: The maximum footprint is 50% of the site (not the overall size, just the footprint). The overall maximum length of the building is 25.0M, regardless of the overall block length. The side setbacks are 1.500 to the walls and .900 to the roof line. However, parts of the building, like the garage and laundry, can be built to the boundary, with certain height restrictions. Front setbacks will depend upon neighbouring residences; and rear setbacks will depend upon the length of the block.

Question: I am trying to understand the screening and privacy solutions that are stipulated in the small/ narrow lot code. It looks like I have to add privacy screens to all my upstairs windows, mainly to the side of my home and this includes my balcony as well.

Answer: Privacy screening is only an issue when you can look directly into a neighbour’s window that is within a 45 degree angle of your view. This is usually only an issue on the upper level. If you do have to comply with screening, you can either screen the windows externally as per the code or think about having you windows finish 1.500 off the floor. Using obscure or translucent glass or a translucent film can also be used, provided that the glass is fixed.

Note: The Council is forever changing this rule. Until recently, we have found it’s impossible to determine at working drawings stage if this is required. These days we now make these decisions on site when windows are installed at the Frame Inspection Stage. Building certifier’s will then advise if they are required for a Final Building Approval. If your building approval shows no privacy screens on signing of the contract and should the certifier’s require these for hand over, it will be classed as an additional cost to the contract.

Question: I am looking at the narrow lot homes code and it states that the upper level must overhang the garage. Is there a way around this?

Answer: The reason for this is to create a shadow effect over the garage, making it look a little less dominating from the street. The only time you don’t have to comply with this is when the slope of the block is quite steep (1:4) and the garage needs to be separated from the main house. The disadvantage of this is the overall length of the house must still be no greater than 25.0M

Question: Are these all of the answers I need to know regarding the small lot code?

Answer: I have only touched on the areas where I see a lot of people misinterpreting the small lot code and sometimes, this even includes certifiers and town-planners. Quite often, I re-read the code when doing a design that’s a bit outside of the norm so that we always maximise the design possibilities.

Question: What is a small or narrow lot?

Answer: A Small or Narrow Lot with an average width less than 15 meters and or with an area less than 450m2 (for example, the traditional 16 perch lot).

A rear lot (‘battle axe block’) less than 600m2 in size, these types of Narrow Lots are more common in older suburbs.

Many existing properties, particularly in the inner suburbs, have a house straddling two existing Small Lots on an 809m2 (or 32 perch) parcel of land.

Most existing titles in these suburbs were subdivided more than eighty years ago. They were not built on then because land was so cheap.

If a Narrow Lot House design complies in full with the Narrow Lot Homes Code, it is deemed ‘self assessable’ and can be approved by a private building certifier (does not need to go directly to the local Council for approval). This is because the requirements of the narrow lot homes code regulate the size of house and other critical design elements. Meeting these requirements ensures that houses are of an appropriate size for the land and do not impact on the amenity of neighbouring properties.

Council planning approval is required for any narrow lot house proposed in a Demolition Control Precinct, even if it complies with the provisions of the Residential Design—Small Lot Code. This is so that the Council can assess the design to ensure it respects the character of pre–1946 housing in the street. However, no public advertising is required