Forum Replies Created
Hi Corie,
There are no minimum lot sizes for multi-unit development and subdivisions in Melbourne. Generally, the local council with assess the planning application for the development prior to the subdivision application. This is to ensure the proposed development complements the existing neighbourhood character of the area in addition to satisfying other planning requirements such as amenity impacts. The orientation of the site as well as the site coverage, setback and private open space requirements will also determine how many units can be constructed on a site. For example an 800m2 Residential 1 zone site in one area of Melbourne may be suitable for 5 units, but in another it would only be suitable for 3.
To found out the site coverage, setback and POS requirements for a specific site, go to the following website and search for a Free Planning Report for the site. This will tell you the zoning, if the site is constrained by any overlays and provide links to the relevant sections of the planning schemes which will outline the specific requirements for the zone/site/local area.
http://services.land.vic.gov.au/landchannel/jsp/reports/ReportsIntro.jsp
Please note that Victoria has recently introduced planning reforms to residential zones which are currently being rolled out across the Council areas, Glen Eira Council has been the first one to introduce the new zones which have placed a subdivision restriction of one into two lots on sites within the Neighbourhood Residential Zone. However there is still no minimum lot size required. Monash and Greater Dandenong Council's for the areas you are looking are yet to introduce the reformed planning zones.
If you have any specific sites that you are currently looking at, feel free to PM the address and I will respond with site identifying information removed.
Glen Eira in my opinion have never been a pro-development Council, which is evident in their Planning Schemes Local Planning Policies where they designated the majority of Residential 1 Zoned land as a minimal change area. Therefore this doesn't suprise me too much that they have decided to designate these areas as Neighbourhood Residential Zone.
From what I have gathered speaking to a number of Councils is that the new Residential Zones are going to follow what is currently outlined in their Local Planning Policies or Housing Strategy's. For example, an indication of how Whitehorse will designate residential land under the reformed zones can be found under Clause 22.03 of their Planning Scheme which outlines Substantial Change, Natural Change and Minimal Change Area. For Maribyrnong Council their Housing Strategy (2011) outlines areas of Limited, Incremental and Substantial Change which are indicated to likely be designated as Neighbourhood, General and Residential Growth respectively.
However there are no guarantees to this so if you are looking to develop and are worried these changes are going to affect you, it would be better to look into getting your application in sooner than later particularly if you are affected by a Heritage Overlay or in an outer suburb.
Further information on Glen Eira's reformed Residential Zones can be found at this link. I think Oscar may of missed it in his post.
Hello all,
The development of one or two dwellings is exempt from requiring a Cultural Heritage Management Plan. Development of 3 or more building with significant ground disturbance will require a CHMP.
A questionnaire outlining if your development is exempt or requires a CHMP can be found here:
http://www.aav.nrms.net.au/aavQuestion1.aspx
The maps to see if your property is affected by the Aboriginal Cultural Heritage Overlay can be found here (most of Frankston is included):
http://www.dpcd.vic.gov.au/aboriginal-affairs/heritage-tools/areas-of-cultural-sensitivity
More information on CHMP's can be found here:
Hope this helps. David.
Hi Landt,
No Problem send the details through.
David.
Nick,
The site should allow for two new dwellings to be constructed at the rear of the existing and subsequently subdivided into new lots. The site is within the Residential 1 Zone with no planning overlays, allowing for a site coverage of 60% and a max building height of 9m.
There are a number of relevant recently approved developments on the same street, of both one and two storeys. One of which was received by Council in February of this year and has since been approved for a planning permit. An exact date of approval is not given however indicates that it has been done within a 4-5 month period.
If you require any further information please get in touch.
David.
Hi Nick,
If you PM the address I can have a look at the property and give you my thoughts. I will reply in this thread with all identifying site details removed.
Tanya,
As you mention in your PM there is a precedent for one into two lot subdivisions in the immediate area so a planning permit for what you propose should be attainable.
Just for your reference, the property is within the Residential 1 Zone (R1Z) with no overlays allowing for new dwellings up to 9m in height and a total site coverage of 60%.
Hi Tanya,
First step before approaching a builder would be to find out if you can get a planning permit to build a duplex on the site. If it is probable that you can gain planning permission to construct a duplex then you would move onto the feasibility of the project which would identify all the costs of the development (plans, permits, construction, water/sewerage connections etc) and the estimated profits if any of the duplex development. From there you can determine if you have the financial resources to make the project happen or if you need to sell off the land.
If you PM me the address I can reply in this thread, with site details removed, whether it is probable that you would be able to gain planning permission for a duplex on the site.
If the owners have let the DA lapse then you would need to re-apply for the DA to be able to re-develop the property. The property should not be worth any extra, only comes with some peace of mind that the Council has allowed three units to be previously approved on the site, and that unless there has been major changes in planning policy since the last approval then they will probably approve a similar development in the future. Although there is no guarantee of this!
DM,
I'd be interested in and be wary of what the Bush Suburban areas of Whitehorse Council will be re-zoned as under the new planning reforms however under the current R1Z zoning I am confident that you would get a planning permit for a one into two with a well designed 3 bedroom to the rear, taking into the need for an additional carpark space. Planning history suggests that the Council would not allow two-storey developments that far south, but there are a few examples of 3 double storey dwellings on a lot further north on the same road.
My indications from Whitehorse is that they are wary of any development more than 2 dwellings on a lot in Bush Surburban areas however there have been examples in other Bush Surburban areas where Whitehorse Council's decision has been over turned at appeal at VCAT.
I'll PM you the details of some recent examples in the area.
Thanks and I'm always happy to help!
Update from the above… had a chat with a contact within Whitehorse Council.
Bush Surburban areas are flagged to become General Res under new zoning, subject to a schedule. This won't be rolled out until closer to the 1st July 2014. At this stage I expect this to not have too much of an impact on what can currently be done.
A two-storey rear dwelling should be suitable, allowing for three bedrooms and 2 car park spaces… however you would need to be looking at at around 1000sqm to have 3 dwellings on a lot.
I'll pm you some nearby recent planning applications.
I was speaking with a contact who is a Strategic Planner with a northern Melbourne council this morning and they told me that the Council had been working on the new residential zones for over a year now and are still unlikely to have implemented the new residential zones to all areas before the 1st July 2014 cut off date. So expect this to be a drawn out process with further changes after the above date. They are looking to do it in stages, not one major transition which I expect most if not all Council's to do.
Also I expect there to be an increase in the number of applications coming through Council's for the amendment of a planning permit so that developers with recently approved developments affected by this change can make the most of the new zones/reforms.
Overall, I'm looking forward to the changes. I'm hoping it will make the process a bit simpler, clearer and quicker! (one can dream) And if you have a property in walking distance from a centre or train station expect the value of property to rise over the next few years!!
DM,
Managed to have a look into the property for you. Comments below:
Property is located within:
– R1Z – Residential 1 Zone
– Area of Natural Change under Whitehorse Council Local Planning Policy; and
– Bush Suburban character area, I won't give the specific area here as it narrows down the location further.
The Bush Suburban area is characterised by mature and large trees and shrubs many of which are native. This particular site is not affected by any planning overlays but a number of adjacent properties are subject to the Vegetation Protection Overlays (VPO).
A quick search into the planning history of the area identifies that there has been a number of one into 2 subdivisions with new dwellings to the rear and also the odd three dwellings to a lot (removing the original house).
My thoughts are that the site is suitable for re-development maintaining the existing dwelling to the front and building a new dwelling to the rear. There are no set minimum lot sizes. The design would need to take into consideration the Bush Suburban character and any mature vegetation in the area.
Dangermouse, if you PM me the address I will look into it for you and reply in this thread without identifying the site.
Within Whitehorse Council area, the minimum lot size allowed will in most cases be determined by the Neighbourhood Character Area it is located within, but I will expand on this for you once I know the details.
