Maybe send a pm to Aaron_C on the forums – he seems to like the inner-city projects so I’m sure can shed some good knowledge on Carlton.

Cheers

Hi Figuringitout,

Subdivision is a relatively straight forward process, it’s a matter of following the steps involved. I’ve uploaded a subdivision flowchart to my web page (link in signature) which I think would be a good starting point for yourself as it is based on Maroondah and Yarra Ranges Councils.

First you’ll need an assessment of the site which many professionals can help you with (eg. Town Planners, Surveyors etc.). This is where the feasibility of the subdivision is assessed before you start spending the dollars.

From here there are several options of which stage in the subdivision you can go to. For example you can just get the planning permit and sell without subdividing (as the permit has value), you can split the block into the two titles and sell the new lot at the rear or alternatively go the whole way and build. Maroondah council heavily encourages at least a building envelope is designed to lodge with DA. Strictly it isn’t 100% necessary but will save you much hassle.

Firstly in all subdivisions a Feature and Level Survey with Site Analysis (or Neighborhood Description) needs to be undertaken to show existing conditions and is what is used in permit applications. Whoever is designing anything in the backyard, such as the subdivision extents, building envelope or complete dwelling will use this survey to work off.

Once you have DA the subdivision is designed and a Title Re-Establishment Survey is undertaken. A surveyor will lodge all necessary forms and liase with council until the point where you’ve got the two titles in your hands and ready to sell or develop.

If you like feel free to send an email and I can give you some more information.

Regards,

Hi,

Probably doesn’t answer your question exactly, but on our plans of subdivision we must define the land slope by the following:

For the purposes of subregulation (1)(a)-

(a) level land means land where slopes do not exceed 3 degrees; and

(b) undulating land means land where slopes vary between 3-10 degrees; and

(c) steep land means land where slopes vary between 10-15 degrees; and

(d) mountainous land means land where slopes exceed 15 degrees.

This defines 0 degrees as being flat and then work either side of that.

Doing a bit of trigonometry on your block with ~ 1m drop over 28m. Angle = tan^(-1) x (1/28) = 2.045 degrees.
So actually by definition you’re on “level land”.

Cheers,

Hi Kris,

For building strategies I would suggest speaking to a private town planner in your local area. Surveyors more-so deal with the subdivision side of things as opposed to the building side. Obviously we can help you out with the various steps in the process and point you in the right direction if it is something out of our expertise, but are unable to quote you on costs of a unit for example.

I’m sure there will be some interesting articles in the blog section of this forum – see lots of articles popping up about the Gold Coast / QLD. I’m in Victoria so can’t help you too much with the market there!

_____________________________________

Keiko, in response to your last post I find many surveyors will just throw a number at you without explaining what’s behind it. My quotes are generally 2 pages long and list everything that is shown on the survey. From feedback I’ve gotten on them apparently this doesn’t happen very often in the industry. By cutting back on the details in the quote it would definitely leave the door open to shortcuts in the survey. Try to find someone that has the time of day for you and can guarantee a complete and thorough end product.

Good luck to both of you!

iPhone app would be fantastic. I’m a member of an automotive forum and the iPhone compatible version makes it much easier.

Also maybe simplify it down to the iPad too. I find that I have to zoom in to press the buttons when using it on the iPad (maybe I need glasses!)

Cheers!

Hi Martin,

There’s a few good planners on this website such as Breece, his website is here: http://www.hubplan.com.au/

I guess the first question that would help out the forumers on here is what state are you in?

For the financial advice there’s quite a few brokers and finance experts on this website- have a look in that section and maybe shoot some pm’s around.

Also if you jump on your council’s website they should have all the information you need for planning and subdivision. Most councils in Metropolitan Melbourne do anyway from my experience.

Cheers,

As long as you’re polite and completely honest about it there won’t be any issues at all.

I’ve had a few customers try to deceive me with promises of future work, saying how another surveyor gave a friend the same service for this much so many years ago etc. I’ve even had extremely rude demands to give people a lower price. In all these cases if the customer was polite and up front about it they would have got a good response from me.

In this day and age everyone wants the best price they can get, and businesses know that- there’s just correct avenues to go about it! Naming the company that gave you the better price is a good idea so it doesn’t sound dodgy. I like how wisepearl worded it- sounds good.

Hi Viral,

That would depend on council if they require detailed plans to be submitted with the permit application. I would expect that for a duplex development this would be fairly Australian-wide (as It’s the case with councils around my area). To confirm this I would give the council’s planner a call and see what they think about it.

I would also check their flexibility with design. As long as you’re not changing the setbacks from the road and the side boundary there wouldn’t be any issues with small design changes. For example if the original design was 2m off the side boundary and then you decided to put it on the title boundary this would cause issues.

Submitting an application for planning really isn’t all that difficult, it’s just a couple of forms. Many of the projects I undertake the clients rather submit this themselves. If your planner is charging you significantly for this I wouldn’t worry about him doing it. Call around a few draftspeople and see what prices they can give you on a design for the new dwelling and also ask for some examples of their work. I’m sure you’ll get significantly better than 13k.

Also to note $900 for your site survey is very cheap (which I assume was a basic Feature and Level). Some councils require a Site Analysis on top of this (sometimes called Neighborhood Description Plan). So there is the probability that additional works are needed before submission. Check this with your council also.

Cheers,