clueless start!

Northern suburbs of where?

Regards

Shahin

Pretty hard to say what you could build. Tell us the street its on and which suburb and state and ill give you the link for the answers

So that's darebin council yes?

For any queries in regard to the review please contact the Strategic Planning Unit on 03 8470 8465 or via email to: [email protected]

id arrange a time to go in and speak to them because res code might vary a bit if its on a main road and they are looking for that type of development. Even speaking to a town planner would give you a better idea of what is possible within the code. But have a look at other developments on the main road. If someone else has out 3-4 townhouses up on 570 sqm or less then youd have a pretty good precedent to submit something even if it is non complying. Just because they say it has to be 200 sqm for example minimum size doesn't mean 190sqm won't get through 

Talk to the Strategic Planning Unit  and are you sure you want to build three townhomes? Won't it be a little bit crowdy? I, for instance, do not like to live too close to another house, so I can see everything going in my neighbors' place. I would also probably keep all houses and just rent them out.

It's now the norm Matty. Here in Mandurah WA all the new subdivision like to build houses almost on top of each other. I rent a 5yr old 4//2/2. If I stick my tongue out the window I can lick the boundary fence. 

Claustrophobic to say the least. If you want space you have to rent an old banga.

Hi bnd,

The Strategic Planning unit in a Council deals with Planning Scheme Amendments (rezonings), Urban Design Frameworks, Structure Plans.

You need to contact the Statutory Planning Department to discuss the redevelopment of your property.

(Sorry to nit-pick everyone, but it will save lots of time by not having to explain your story to the wrong person, then repeat it).

To respond to some of your questions bnd, please see below:

1. Will 3 units fit on 570sqm or are we better off building 2 generous sized? (I think we'd make better money off 3?)

No one will be able to confidently answer this until you have carried out a Property Development Assessment by a professional.

From experience, I can tell you that Keon Park (and many other suburbs in Darebin) are impacted by Single Dwelling Covenants, with the beneficiaries in some cases extending out into the hundreds due to the historical application of covenants during the initial subdivision of land in the northern suburbs. 

– Ensure you ask the right questions and get detailed answers before you commit to anything.

– Understand what you want and have a plan.

– Understand the context you are working in – from the local planning controls to re-sales/rental income.

– Have an understanding of the process, even if someone else manages your project.

– Budget for $1,500/m2 delivery costs. (This includes all planning, design, and build costs)

– Get good advice early. The profits are in the detail.

– Ensure you have a sound team with the relevant expertise at hand.

– Get the right structure in place to minimise tax.

2. Can we look at having the weatherboard house leased out for another 12 months while we get the building started on the first one or 2 units? or is it too much headache, or will it not even save us on costs?

Plan for this early. Expect your Town Planning and Design stages to take 6-8 months before you commence site works. 

Remember, you need to allow for concept plans, the planning application, working drawings, specifications, planning and building approvals, and any contingencies due to site specific controls.

It may be that from Day 1, you allow for a 12 month lease on the existing dwelling.

It's all about timing your project effectively.

3. Where could we possibly look at selling the weatherboard house – this would save on demolishing costs? (is it worth it?)

There are a number of demolition companies in Melbourne who recycle components of old houses. However, if the property is in good condition and well sited on the block, I would consider options which include retention of this dwelling.

4. Is a larger company, i.e. carlise homes, vs private builder the way to go, given the fact our budget is small? ( Looking at maybe less than 150k each unit)

This is entirely dependent on what your development priorities are.

Before you do anything, do your due diligence and get a Property Development Assessment completed.

This will provide you with your Development Options, Construction costs, Planning and Design costs, Feasibility of options, and your financial strategy. All of these considerations are driven by your budget.

We are currently building a 3 bedroom townhouse in Glenroy on a construction budget of $165,000. Our client in that scenario prioritised cost over size, and finish. This was decided after analysing the information contained within his Property Development Assessement (PDA).

Given the site information you have provided, and from experience in that area, I would consider your priorities would be to ensure you can achieve your development goals (2 or 3 units), within the shortest possible timeframe, within your budget. 

Similar to our Glenroy client, I would suggest you are driven by cost. Is this correct?

So who is better suited to your needs?

Follow the advice above and get a strong team around you with the relevant experience. You will know who is best suited once you have assessed each company against your development plan.

5. We were thinking of selling maybe 2 and keeping 1 on rent.

It is good to settle on this plan early in the development process. 

As discussed above, plan early and have the right structure in place to minimise tax.

6. Typically how long may it take from time of planning, council, to selling these newly built units?

You will find a range of answers to this question from different sources.

Typically for your scenario it should take 6-8 months in the planning stage and 6-9 months in the construction stage.

It is not possible to give a firm timeframe this early in the process. There are too many variables that are yet to be resolved.

I hope this information assists you with your project. I hope it is an enjoyable and rewarding experience.

You will learn so much from your first project. Be prepared to ask hard questions of your team and ensure they take the time to explain the process, step by step.

All the best,

Breece