Forum Replies Created
She! Nelsons is a she! geez guys!
Another reason the approval process takes so long is that sometimes the submitted application is so dodgy and insufficient that the planner/building surveyor/engineer cannot do an adequate assessment. We then have to go back and forth between the developer and ourselves a hundred times just so we can get all the necessary information. So, yes I believe that, especially for larger developments, it pays to get the services of a planning consultant or architect (although sometimes the architects miss a few of the finer planning details) on board. Not that I am pushing a barrow or anything here…….
Enelson
Right!!! as a fully qualified town planner – no more planner bashing!
First:
Is your proposal permissible in the land use zone?This is the fundamental point. You need to find out what you are and aren’t allowed to do on the land. I assume that you are in a medium or high density residential zone and already know that you can build a unit/units/town house/villa/residential flat building/medium density development/granny flat (just some of the many names for units).
Second:
Find out what the design restrictions are for the type of development you are proposing. By design restrictions I mean permissible gross floor area (GFA), maximum density, private and public landscaped openspace, car parking numbers, side boundary set backs, design appearance, heritage issues and the list goes on. A good planner will point you in the right direction for where all the relevant controls are located (or hidden!) within the Council’s planning controls.Third:
Armed with a good idea of what Council requires you can design a development that meets Council’s controls and objectives and you will have a smoother process ahead of you. If you have tried to fit say, 6 units on the block and the controls only permit 3 then good luck!Four:
Get yourself a good designer to do your plans. I have seen great plans by draftspersons and dodgy plans by architects and vice versa so it doesn’t really matter. The plans need to be clear and professional and you should also provide a brief report that outlines the key features of the development and discuss how it addresses all of the Council requirements. Council planners love this because it makes their job easier and they will appreciate the effort. A lot of Councils require this report anyway but try and make it as detailed as possible.Five:
Someone said once you have submitted your development application hassle the planner a lot. This is kind of true. The reason some approvals take as long as six months is that there is a dramatic shortage of planners (in NSW anyway – don’t know about other states) and the work load is high. Sometimes a bit of hassling can help.There a lot of other things in the development process that I have missed out on in this brief discussion but this should give a bit of an insight from the ‘other side’. If I’ve made it a bit basic and you know it all sorry to offend!
If you have further questions – email me. I have a small town planning business providing basic town planning services.
Enelson
Dazzling – thanks for your insights.
We weren’t aware of the hoons and our neighbours have confirmed that since we moved it has got much worse. Yes, thorough DD is essential and we have learned the hard way. I think most of the problem relates to the street itself – we are located right opposite the IGA so it is the epicentre of the suburb and we get all sorts…. I hope the whole suburb is not accurately represented in the shopping centre snapshot.
If we were to sell tomorrow we’d lose about $50K. That’s really stupid isn’t it? We are trying to get ahead not p*** money down the dunny, which is what it would feel like.
We are still thinking hard about it all but your story Dazzling has helped… my kiddies too are young (three under 3 for a while there!! no twins, crazy lady) and the eldest goes to school in 2007 so perhaps we can stick it out for a bit and move on in a few years. Would make a great IP being close to the services and transport etc…. love the word dross!
still thinking. geez I write too much.. look I’m still going… on… and on…. and on….
Enelson
We owe $130K on IP worth $160K – it’s in Sydney.
Our PPOR is in Tuggeranong or Thuggeranong, as I’ve been calling it lately!
We are yet to lobby the member but we’ve repeatedly asked for patrols (the shops across road are also regularly vandalised). Hubby has started running out in his jammies flashing his spotlight (yes, just his spotlight!) when the burn-out boys do their thing. He gets called all sorts of names.
Enelson
Just some thoughts – the over arching issue is that you have an unapproved development that may also be a prohibited use in the land use zone which covers the land.
This means that even if you butter Council up and plead ignorance and ‘clean the place up’ there is little Council can do if it’s a prohibited use in the zone.
Granny flats are often defined as ‘dual occupancy’ which means they contain a kitchen and can be considered as a separate ‘habitable dwelling’. A lot of Councils restrict granny flats and dual occupancies in many residential zones. So if it’s a prohibited use there’s not much you can do.
Sorry to sound like a know it all – I’m a town planner.
Enelson
Gee, I certainly have done this A*** about. I have just read the ‘positive cashflow’ article on the home page. Whilst our Penriff unit is negatively geared (just a little bit…), and hasn’t appreciated in value over the past 3 years it’s not all bad. The philosophy of this web site seems to emphasise that property investing needn’t be all about capital appreciation. I feel much better now. I guess in another year or 2 we could put the rent up and we’ll nearly nearly have a positive cash flow property even though it’s just a daggy little 2 bedder in the lovely sunny suburb of Sydney’s charming outer west – Penriff!!!
Enelson
Thanks for the detail re: restructuring our PPOR loan Mortgage Adviser. Definitely something to look into to ease our cash flow issues. Yes Penrith… is that with one ‘ef’ or two?
Since hooking up with this site I have seen so much good information about the whole ‘long term vision’ thing so yes, we will hang on to Penriff for a bit longer.Enelson
Hello Mortgage Adviser, I was hoping you’d reply! You’ve given lots of good info out I’ve seen.
Nope, we are doing it all very safe. Our PPOR is just your nice and easy P and I variable homeloan. No offsets, nothing! We only just moved here too (6 months ago). Cost us $315K. Borrowed $252K. I just want to get rid of my PPOR mortgage!!! I thought our unit could help do that (by selling it for lots of money) Not so.
Enelson
