Sash,Have you solved the problem?If not, do you need some help?

Figuringitout,I like the tag!You already have a lot of good information so I won't burden the thread unnecessarily, but I will make a couple of points that may be of some use.You will almost certainly need a full Town Planning Permit (TPP) application to subdivide the land, regardless of whether you intend to build or not.1,000 m2 or more (the old…[Read more]

Anand, thanks for the property details.

And, for the benefit of others, Anand is happy for me to publish the advice.

It may be of interest to others considering the same sort of project.

I have omitted any identifying details.

Thanks Anand, for allowing me to share the information.

Anand,

I have received your email and note you have…[Read more]

Anand, thanks for the property details.And, for the benefit of others, Anand is happy for me to publish the advice.It may be of interest to others considering the same sort of project.I have omitted any identifying details.Thanks Anand, for allowing me to share the information.Anand,I have received your email and note you have previously…[Read more]

Perhaps I can give some feedback on the broader subdivision concepts.Land is usually more valuable in its parts than as a whole. In that regard, development approval (DA or TPP) is currency.If there is an existing dwelling that is in good condition, try to keep it. It may not always be possible, but it's cheaper than replacing it.Seek funding with…[Read more]

Of course.Send it to the enquiries email at my website and it will find its way to me.Just mark it "attention Christian".

I like the website DWolfe. Sharp.Town planning seems to be a little about what you know, a little about who you know.And a lot about how you put the knowledge into practice.And yes, a back-flip is not unheard of!

Municipal planning schemes are complex and often overlaid with strategic planning objectives that can vary widely within a small area. Understanding not only the zoning, but the strategic goals that underpin that zoning, can be the key to delivering the best possible outcome for any given allotment.On the face of it, 3 town houses on 650m2 is…[Read more]

Kenny,Most planners know a little about architecture.And most architects know a little about planning.I have both working in my office, and I'd say the architects, on balance, have a broader knowledge.To answer your questions:Is a town planner the right person? Yes is the simple answer, but a planner will need to rely on the expertise of an…[Read more]

It's technically possible. Perhaps!The issue is that there are several triggers for the requirement to use a licensed builder.If the works are of more than a certain value (I believe it's currently $12,000)If the works are "structural" in nature.The tricky part is that a building permit will be required for all of the works.It may be a good idea…[Read more]

Kris,Not sure if I provided the quote. If so, forgive my bias!The fees look to be around the mark. As for the second part of your question, my process works like this:One: Assessment. Do the planning and feasibility background to make sure it all works.Two: Strategy. Put together some basic documentation to communicate your proposal.Three:…[Read more]

Good advice from Scott.Zoning particulars aside – and they are vitally important – an assumption of 1:250m2 is reasonable. It may be however that a yield of substantially less, or a little more is the ultimate outcome.Seek solid early advice.

A budget of around $1,000/m2 is adequate.The process of completing the project beyond lock up is complicated if you are not a registered builder.If contemplating doing this work yourself you should instead consider a contract to build to lock up, plus rough-ins, plus hang and stop plaster. This means the "fabric" of the building is mostly…[Read more]

No, as I said, it starts getting too particular, and I don't want to give you advice that is inaccurate.I know some people apply a percentage of 75% for garaging and 50% for balconies, but I don't concur.

In the context of budgeting I would include all built form. This allows some slip.The more technical answer is that there are different build rates for the elements you have listed.And those build rates are almost infinitely changeable.For example a tanked and tiled balcony, with glass balustrade, over a living area will be considerabley more…[Read more]

Jazz, generally speaking the margin is what's left after all costs and overheads are accounted for. Different people look at it in different ways, but to me this is the simple answer.Matt, I commend you for building 3br dwellings of 125m2 – that's a perfect size in my opinion.Interestingly, it's much easier to design 3br dwellings with 200m2 to…[Read more]

To answer your question:"One more question for Christian B Given that these types of constructions are one-offs, you mentioned that a builder may typically allow a little more fat for contingency. So would you expect them to add a margin more like 25-30% rather than 20%?"Across the industry the historical average margin is I believe around 16%.…[Read more]

Yes, the budget of $1,500 needs to include all elements.

The reason it seems expensive is that people tend to compare "project" houses with "custom" houses.

If what you are proposing has not been built before – and this is generally the case with property development, whereby the dwellings must be designed to suit the land available – then it…[Read more]

Yes, the budget of $1,500 needs to include all elements.

The reason it seems expensive is that people tend to compare "project" houses with "custom" houses.
If what you are proposing has not been built before – and this is generally the case with property development, whereby the dwellings must be designed to suit the land available – then it…[Read more]

Yes, the budget of $1,500 needs to include all elements.
The reason it seems expensive is that people tend to compare "project" houses with "custom" houses.
If what you are proposing has not been built before – and this is generally the case with property development, whereby the dwellings must be designed to suit the land available – then it will…[Read more]