All Topics / Help Needed! / QUESTION ABOUT SUBDIVISION OF LAND – VIC

Viewing 9 posts - 1 through 9 (of 9 total)
  • Profile photo of buynow07buynow07
    Participant
    @buynow07
    Join Date: 2007
    Post Count: 6

    I have a friend who would like to buy land and build units, or buy a house and knock it down and then build units…….Just wondering if anyone knows how u can find out about subdividing a block, or putting units on it BEFORE buying an existing house or land in East melbourne?

    Is it a case of just buying land or a house and then finding out? How do u find out before u buy? Can u ask local council? How much does it cost to find out this info?

    Any helpful info greatly appreciated!!

    Profile photo of ttmanttman
    Member
    @ttman
    Join Date: 2005
    Post Count: 61

    why doesn’t the friend ask himself/herself ?

    Profile photo of Alistair PerryAlistair Perry
    Participant
    @aperry
    Join Date: 2004
    Post Count: 891

    If your friend is serious about getting into developing tell them to find a good architect or draftsperson who has a lot of experience with unit developments. Speaking to council is fine, but if you don’t have a design to show them then nothing they say means much,

    Also get them to have a look at http://www.dse.vic.gov.au and get familiar with planning schemes and zoning maps.

    Regards
    Alistair

    Profile photo of d_robb21d_robb21
    Participant
    @d_robb21
    Join Date: 2006
    Post Count: 101

    More than happy to give you the details of a great architect that we used in VIC, depending of course where you are, buy we’ve had him inspect blocks in both Eastern and Western Melbourne, very happy with his services and instilled a lot of confidence in us when purchasing property for development purposes.

    Let me know if you want his details.

    Dave.

    Profile photo of salsachinitasalsachinita
    Member
    @salsachinita
    Join Date: 2005
    Post Count: 34
    Originally posted by d_robb21:

    More than happy to give you the details of a great architect that we used in VIC, depending of course where you are, buy we’ve had him inspect blocks in both Eastern and Western Melbourne, very happy with his services and instilled a lot of confidence in us when purchasing property for development purposes.

    Let me know if you want his details.

    Dave.

    Ooooh Dave,

    If it’s ok with you, this contact sounds exactly what we need (we are Melbournians too)…… could you please give us his details..??

    By PM or email would be fine: [email protected]

    Thankyou for the generous offer!!

    Profile photo of buynow07buynow07
    Participant
    @buynow07
    Join Date: 2007
    Post Count: 6

    Thanks Alistair and Dave, great replies… will tell her about it…. she’s in her late 30’s with a family, and hasnt gone into property investing beofore….. and im still learning…….and the reason the friend hasnt asked herself is because at work on our tea break we often flip through the local property magazine from the real estate agents, when she came up with the question i asked u guys, i said i go on this great property investing forum on the internet… i’ll ask for you on there, cos theres heaps of great advise…
    Thanks again Dave and Alistair![smiling]

    And Dave, i’d love to get into developing, but im still young and havent finished studyingyet….. will wait till i get some financial backing behind me first, thanks for the offer though… in a few yrs it will definately ne helpful [biggrin]

    Profile photo of AmandaBSAmandaBS
    Participant
    @amandabs
    Join Date: 2005
    Post Count: 549

    Hi Buynow,

    Here’s an extract of a document off our website that provides a few details about the subdivision process:

    What is Subdividing?
    Subdividing is when a piece of land is split into two or more pieces (ie separate lots). The process is controlled by the local Council. Planning codes and procedures vary significantly between Councils and also between States and Territories, as do the relevant fees and charges.

    Factors to examine when considering a Subdivision
    • Local town planning regulations

    Land zoning restrictions
    Minimum size of lots
    Access to water and sewerage services
    Setback requirements
    Minimum building envelopes
    Parks and open space
    Easements
    Vehicle access including Council refuse collection
    Storm water management
    Increased noise from new development
    Environmental and heritage issues

    Hidden Costs
    A subdivision can take several months (and sometimes even years) to complete so you must factor in your holding costs such as:
    • Interest
    • Rates
    • Land maintenance – (eg slashing and weed control)

    Many astute Developers make the purchase contract for the land subject to the acceptance of a Development application approval with Council. This is usually done with an option agreement (see your Solicitor for more information)

    Dividing the Land
    Before you rush out and build a new dividing fence in your backyard, you should first consult your local Council for specific guidelines and costings, as it is imperative that the property is divided correctly. Any errors at this stage will cause major problems further down the track.

    The Process
    Most Councils require a Development/Planning Application to be lodged, together with details and drawings of your proposal. A Town Planner or Surveyor can assist you with this process, and they may also be able to give advice regarding conditions that the Council is likely to require.

    Before lodgement of the Application, you can ask the Council for a “Pre lodgement” meeting to discuss your subdivision and determine what issues will need to be addressed in the Application.

    When the Council receives your application, they may require you to erect a notice board for public viewing. The purpose of the board is to alert the public of the proposal by providing details of the subdivision. The Council may also write to the owners of the residents of the neighbouring properties advising of your intentions. We suggest that you contact the Council to find out what procedures your local Council uses.

    Additional information the Council may require
    Water and Sewerage
    • Are existing services available?
    • Can the existing infrastructure cope with increased use or need upgrading?
    • Is permission required from neighbours to access property?

    Storm Water
    • How will storm water run off be managed?
    • Is a drainage pit required?
    • Are tanks required to regulate the flow of storm water?

    Noise
    • Will existing main road traffic noise affect the subdivision?
    • If so, how will this be reduced? (Fences and/or earthworks)

    Soil Conditions
    • Do the soil conditions (eg.sand, clay) impact on road and footpath design?
    Top
    Other issues
    Footpath
    Lighting
    Signage

    Issues for the Developer to consider
    For the Developer there are also other issues to consider such as:

    “Wasted” land due to unusual configurations
    Steep slopes
    Flood-prone land
    Other planning overlays (ie restrictions)
    Other factors that may reduce the number of lots and so profitability.

    Approval of the Development Application
    The approval process for your Application may take several months depending on the complexity and size of the subdivision.

    You will then be issued with a conditional approval covering topics such as:

    Developer to supply a plan of survey and mark land with survey pegs
    Road reserve
    Easements over stormwater, water and sewage mains
    Requirement that storm water pipes be designed to cope with a “1 in 100 year” event.
    Dust control
    Hours of permitted work (usually Mon – Sat 6:30am to 6:30pm)
    Headwork contributions to be paid by Developer
    Open space (parks)
    Social infrastructure
    Road infrastructure
    Water infrastructure
    Sewerage infrastructure
    Street scape contribution
    Disposal of cleared vegetation
    Entry walls or features
    Connection fees to live sewer mains
    Road (width, pavement depth, footpaths, kerb and channel, ramp profiles)
    Street lighting
    Fire Extinguisher (Battle axe blocks)
    Underground electricity and phone
    Erosion and silt management
    Maintenance period of roads
    Retaining walls
    Fire ant inspections
    Portable long service leave for Building and Construction Industry
    If you are not satisfied with the Council’s decision, you may apply for a review.

    Operational Works
    Before work can begin, you will need to engage the services of a Civil Engineer to design and draw the sewer, water, road, footpaths and any other Council requirements.

    This is a separate application usually referred to as “Operational Works” and attracts additional fees and charges.

    Final Stage
    All civil work will require Council and Engineering certification. When the subdivision has been completed to the satisfaction of the Council, you can then apply to register each separate title deed.

    Conclusion
    Land subdivision is a $mart way to fast track profits into your investment portfolio. However, as with all investment decisions, thorough research is necessary in order to balance the level of risk associated and ensure that the process runs as smoothly and quickly as possible, and that the best, most profitable outcome is achieved…..”

    Also a great resource book is “Australian Residential Property Development” by Ron Forlee

    Best wishes,

    AmandaBS
    http://www.propertydivas.com.au
    FREE online Property Resources

    “It is better to be inconspicuously wealthy, than to be ostentatiously poor…”

    Profile photo of VivekVivek
    Participant
    @vivek
    Join Date: 2004
    Post Count: 6

    Amanda,

    Thanks for the excellent post !!!!

    I have heard that sometimes if the neighbours object you may need to go to VCAT – is this part of the reason that the Development approval may take several months ?

    Vivek

    Vivek

    Profile photo of AmandaBSAmandaBS
    Participant
    @amandabs
    Join Date: 2005
    Post Count: 549

    Hi Vivek,

    A subdivision can take months or even years and it really depends on how complex the job is. Lots of reports are needed, drawings to be prepared, tenders obtained etc. and each stage takes time. Tomorrow is final inspection on our subdivision, YIPPEE, which we started Oct 2004, so be patient!

    AmandaBS
    http://www.propertydivas.com.au
    FREE online Property Resources

    “It is better to be inconspicuously wealthy, than to be ostentatiously poor…”

Viewing 9 posts - 1 through 9 (of 9 total)

You must be logged in to reply to this topic. If you don't have an account, you can register here.