Hi there,

DA refers to Development Approval. This is really just another way to describe the planning permit.

With the Zoning Reform in Victoria, I haven't heard of an exact date for this going through, (maybe anyone else here can shed some light on it?). Heaps of info can be found here: http://www.dpcd.vic.gov.au/planning/theplanningsystem/improving-the-system/new-zones-for-victoria

A private town planner would be a good idea for your first couple of developments, as they will be able to guide you through the process, liaise with council and organize any professionals that may be needed. I always recommend new developers engage private planners as it makes the process that much easier.

(Edited- see Breece's comments below for planning questions)

Cheers,

#132? Better get posting!

Hi Sinders,

Your best bet here would be to call up council and see what their thoughts are on granny flats. They will ask for a site survey (if you're happy to go ahead with the project) and also some designs for the granny flat before giving approval. 

This will ensure that they are satisfied that the development won't be a hindrance on the neighbors.

Cheers,

Hi Jsof and welcome to the forum. 

(first name's Ashley by the way).

As a land surveyor with much experience around residential subdivision in Melbourne I've learnt not to rely on draftspeople for planning applications. Even with much experience in design, there often isn't that additional awareness as to fit in with planning regulations (even push the envelope) as well as finding the best possible solution for the client.

I have had multiple dramas dealing with architects directly and going through council planners. If you have a look through the forums you'll see numerous examples of applications being denied from basic rescode restrictions being overlooked in design.

I am not in any way saying they're a bad idea, as there are many fantastic ones out there. I am simply saying that overlooking a planner is a risk that I wouldn't take myself, nor recommend to customers. Surveyors know a small amount of town planning so can definitely take charge of this on very simple subdivisions.

Cheers,

Hi Opee,

Yes, we specialise in residential subdivision across Melbourne. The majority of subdivisions we do is in the Eastern Suburbs (although we get a bit out in the sticks!).

You'll find that the process is significantly less strenuous on yourself with the use of a private planner who can work in conjunction with the surveyor.

Cheers,

Hi Opee,

I would highly recommend contacting Breece or Christian at Pillar + Post 

http://pillarandpost.com.au/homepage

Both great blokes and I always have fantastic feedback from clients I recommend.

Cheers,

What area were you looking at doing the development in?

Cheers,

I actually saw a doco on this recently on Nat Geo. You can get a bunch of them (let’s say 2 wide x 2 high) and cut out the middles, seal the gaps and you’re left with an open-plan house. Some really clever designs were shown which make good use of the space.

I’m not sure what council would think of this, but I’d think it would come under the same reg’s as granny flats. You’d think that at lease some concrete would have to be put down to ensure the stability of the dwelling? Good idea in principle, but the thought of living in a renovated container probably isn’t that appealing for renters. Interested to know how this would go through council though!

Hi Senajav,

To get an idea of costs you’re best speaking with a town planner. Calling council will give you a very rough idea, however private planners will give a much more thorough assessment of the project outlook.

In regards to your investing question, much knowledge is acquired over time and talking with other people on forums like this. If you need some quick learning then Steve’s books are very good and informative.

Cheers,

Yes that covers every survey requirement that councils in Victoria have for DA. This particular project was a 2-Lot Subdivision. It is important to be extremely thorough in DA submissions; as I previously mentioned the last thing you want is to be turned around for having missing information and have to start over.

Copied from the surveyor’s handbook:

The site and context description may use a site plan, photographs or other techniques and
must accurately describe:
In relation to the site:
– Site shape, size, dimensions and orientation.
– Levels and contours of the site.
– Natural features including trees and other significant vegetation, drainage lines, water courses, wetlands, ridgelines and hill tops.
– The siting and use of existing buildings and structures.
– Street frontage features such as poles, street trees and kerb crossovers.
– Access points.
– Location of drainage and other utilities.
– Easements.
– Any identified natural or cultural features of the site.
– Significant views to and from the site.
– Noise and odour sources or other external influences.
– Soil conditions, including any land affected by contamination, erosion, salinity, acid sulphate soils or fill.
– Any other notable features or characteristics of the site.
– Adjacent uses.
– Any other factor affecting the capacity to develop the site including whether the site is affected by inundation.

An application for subdivision of 3 or more lots must also describe in relation to the surrounding area:
– The pattern of subdivision.
– Existing land uses.
– The location and use of existing buildings on adjacent land.
– Abutting street and path widths, materials and detailing.
– The location and type of significant vegetation.

I’d be making sure that all the above are covered when employing a surveyor. You may also need an arborist if there are significant trees, along with a building footprint (at minimum) of the proposed dwelling location. These are the sorts of things that should be confirmed with council’s town planner before starting development.