Development on <600sqm

Definitley speak to the local council, you will find that most Councils will have a minimum subdividable size. it maybe 300 sqm or 250 sqm or something else.

If your block doesn't meet the minimum size you may still be able to apply for approval as an 'exception' however you may also need to engage a Town Planner and/or Architect (who may have Town Planner in their office) to submitt application to Council etc.

Assuming you may wish to build double story you will also need to deal with shadow overlays and privacy issues with the neighbours etc (overlooking their back yards or into their house etc) hence a good architect and/or town planner maybe required

I don't want to pu you off but If the neighbours object it could become a long & expensive process, I seen situations were costs have exceeded $20k to obtain planning approval etc which will reduce your profit
 

Glenroy is certainly an interesting area at the moment. We’ve been personally looking for the right property in the Pascoe Vale, Oak Park and Glenroy corridor for several months. It’s definitely an area that appears to be realising it’s potential at the moment.

These properties below tell the story of the potential for growth in this corridor including:
http://www.domain.com.au/Property/For-Sale/House/VIC/Glenroy/?adid=2009004427
http://www.domain.com.au/Property/For-Sale/House/VIC/Glenroy/?adid=2008884539
http://www.domain.com.au/Property/For-Sale/House/VIC/Pascoe-Vale/?adid=2009000807

Notice the three different types of opportunity for development,
1. Permits approved,
2. Renovate and Subdivide, and
3. Demolish and Develop. The third property in particular in Bolingbroke Street, Pascoe Vale would be an excellent development site for several townhouses.

I’m currently working on a development with a draftsman named Phil Ferrotto for 8 two bedroom townhouses with basement parking in Melbourne Avenue, Glenroy. The site has a site specific Heritage Overlay and additional site constraints that added a layer of complexity to our design response. The site is interesting as it is approx 24m x 77m deep! Through the requirement to maintain the existing facade and front fence, we have maintained a front setback of 25m. Each townhouse is provided with more than the minimum required Private Open Space as well as the retention of a common open space garden of more than 250m2 on the western boundary. The way Phil has designed these townhouses has minimised the impact on the existing streets cape, as well as the adjoining properties.
Through a combination of creative design, good planning, and early engagement with Council planning officers, we look likely to gain Council support.

A quick plug if I may.. Phil Ferrotto Is one of the best Architectural draftsmen I’ve ever worked with. We’re currently working on several jobs together that include the Melbourne Ave units, a dual occupancy, 14 apartments in Brunswick, a medium density retirement development, a five storey mixed retail & residential development on Sydney Rd, a 4 townhouse development in Pascoe Vale and several others at concept plan stage.
As I mentioned in my earlier post, Phil is a good example of someone who works closely with Council, the developer and his Town Planner to conduct a thorough Site Analysis and review of the site opportunities and constraints. Sometimes three well designed townhouses can create a better design response than four smaller units on a block.
An example of some of his work can be found here http://bit.ly/itzjfp

Good luck everyone!

Breece

No worries mate.

When it comes to finance, there are many people here who will give you honest answers and support.
I’m sure someone will respond shortly with the right advice for you.

All the best,
Breece

Hi WealthyJVD and Blair,

Clause 55 forms part of the planning assessment that needs to be completed on developments of two or more dwellings on a lot, or residential buildings (eg. Block of low-rise flats).

Clause 55 gives both your draftsman and town planner the criteria with which we design your townhouses, and includes such things as side and rear setbacks, building heights, site coverage and open space, parking, solar access, overshadowing and overlooking, provision of services and controls that ensure the good amenity of your proposed development.

AHD is the acronym for Australian Height Datum which is provided by your surveyor when they complete your site survey. You don’t need to worry about this too much as your Draftsman, Town Planner and Surveyor utilise this information to prepare your design and relevant plans and reports.

Your Town Planner will be able to address all the relevant planning controls that impact your site. In your case, you have both State and Local Planning Policies that include the Frankston Neighbourhood Character Policy that provides direction on the neighbourhood character that Council seek in your area. Your Town Planner will need to assess your development against the objectives of your Neighbourhood Character precinct, in addition to the other planning policies that relate to your site.

If you’d like to drop me a line with the property address, I’m happy to provide you further information on what controls apply to your site, and what potential the site has for development. A site of 591m2 could potentially fit 3 townhouses if we respond appropriately to the site conditions.

Blair,
as you’ve no doubt learnt through the process, you can appeal against Conditions on your Permit if you are not satisfied with the outcome. We attend VCAT regularly to represent developers who find themselves in your situation. In many cases, VCAT mediation leads to a better outcome for all parties.

If you have any questions, feel free to give me a call or email on 0438 026 077 or [email protected].

All the best,
Breece

Clause 55 is planning guide for multi residential developement. Ive lodged about 15 applications with Frankston in the last year and to be honets a town planner is an expensive exercise for such a small project, as i draftsperson i handle all my clients application within the design fee ( i think most drafting servioces do this also from everyone i know in the industry). I dont wish to contradict anyone here or tell you what to do but if a draftsperson cant handle your small application without the help of a town planner youve spoken to the wrong guy. Town planners are usually used more so for developements pushing the envelope and larger context developemnt. They are also usefull for VCAT hearings should it come to this. My advice would be to get a good quality local draftsperson to do the work ( alot of people of for city based companys) not always the best idea as developement in the city is denser and usually they will tell you you can fit on more than you really can without a lot of hassle. Eitherway i hope this helps a little as i dont want to tread on anyones toes with contradicting info, but i do have alot of experoence with Frankston council due to living in the area. All up a set of town planning drawings for 3 small units may cost $3000 as an approx value.

The best thing you can do is get a full break down of what will be needed with the application. Usually alojng the lines of:

MSS response
SPP response
LPPF Response
Design Response
Clause 55 Response
TP Drawings @ A1$3000ish
Rescode Survey to AHD  $2000+
Arborist report (if neccesary)  $600ish?
App Form and fees $770

there may be a few other bits and pieces but thats most of it unless youre in floor prone or WMO or DDO or something else special.  Hard to say without looking at specofoc job.

Again hope this rambling helps