Hi everyone,
There are a range of factors that determine the density at which you will be able to develop your land.
For example in metropolitan Melbourne, in addition to ResCode, we have local planning policies that inform what form and pattern of development councils wish to see in their communities. An example of this can be found with Hobsons Bay in their neighbourhood character policy that discourages (but does not prohibit) double storey developments in the rear, against council's such as Moreland who encourage appropriate higher densities in and around their designated urban villages.
To put it simply, each site should be viewed on it's merits as it relates to the relevant planning policies and the site context. Seek the advice of your local Council, land surveyor, draftsman or town planning consultant who can indicate what potential your land has for subdivision and future development.
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In the past we have developed sites with:
– 2 double storey townhouses on 410m2 sites
– 3 townhouses on 620m2 blocks
– 4 double storey townhouses on blocks of 750m2
– 8 double storey townhouses on a 1800m2 block within a Heritage Overlay
– Sydney Rd, Brunswick shopfront development, with 8 apartments over 4 storeys
– 12 apartments over 4 storeys on a 420m2 block in MorelandIn each of these examples, the site specific opportunities and constraints afforded us the opportunity to develop at higher densities.
Not every site can achieve these levels of density, but it's certainly worthwhile exploring your options with a professional.All the best,
Breecee. [email protected] m. 0438 026 077
Hi Bas,
Have reno'd two properties and built another two in Vic and well underway with planning a subdivide and build in Vic.
If you have the time, obviously you will learn more and make more money if you manage your sub division yourself, rather than paying experts.
Secondly if you want to invest the time, learn and hence maximise the money you make, rather than maximising the amount you pay to others you will probably find that you only need a good draftsperson, a good surveyor and a good builder to succeed.
And you'll need to ask lots of questions of the local council. If you are not sure about what any of them say, double check with one of the others. Sometimes draftspeople are little impractical in what they draw, and sometimes council are overly cautious in what they advise etc.If you have recently been through building another property you'll be getting familar with dealing with council and hopefully have a some or all of these key people already in place. If you don't then perhaps you might be best to tackle something a little less challenging first time round… lower risk, takes less time, but will hopefully yield a good relationship with builder, draftsperson etc. The you can move onto more ambitous projects.
Also many surveyors (and draftspeople) do handle the council planning permit process.
Get yourself a copy of ResCode clauses 55 and 56, which are basically the state wide rules that the council and draftsperson need to follow, and read them. It covers garage sizes and myriad other issues such as overlooking etc.
Best of luck with it : )
Hi Fda,
Have you had experience with rezoning with manningham council?
Cheers
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