Forum Replies Created
Hi Shanmarsh,
You’d be surprised at the dimensions of houses we deal with on a daily basis!
I’m currently working on a heritage property in Collingwood that is 4.7m x 31m and another in Yarraville that is approx. 6.5m x 38m.
We’re also currently developing a site in Brunswick that is 10.4m x 38m for SEVEN double storey townhouses (accessed off a side ROW)So as you can see… I see your peculiar site and raise you three.
A great drafty can be just as good as an Architect, but I always say it’s horses for courses. There’s quality, value and service to be found if you know where to look and knew what you were looking for. If you’d given me your budget, your design intent and your location, I could give you some advice on the best fit for your proposed development.
All the best,
BreeceI agree with Christian (we seem to do that a lot lately!)
It really depends on the scale and concept you’re after. A combo of Planner/Draftsman or Planner/Architect is always a recipe for success. As I’ve said elsewhere, you get what you pay for and you wouldn’t go to your GP to get dental work done. The same applies with Planning and Building Design.
In areas such as Moreland and Darebin in the inner north, Council are looking for good quality design outcomes that respond well to the site context. There are quality draftsmen out there who are competent and able to work creatively, but as Jonno mentions above, there are so many horror stories we see where the client has initially chosen a “cheaper” draftsman, but ended up losing time and money due to – to be blunt – incompetence. Sometimes the extra investment in an Architect is worthwhile.
My advice is ask around, speak to several draftsman and architects when planning your next development. A good indication of their reputation is a quiet discussion with Council planning officers. You’ll be able to tell pretty quickly who is good to work with and who isn’t.
The professional Town Planners, Draftsmen, Builders, Surveyors and Architects that post here all have a good name in Melbourne so that might be a place good start. We’re all “complementary” services, in that we’ll each provide different services, but have the knowledge to match your development needs to the right profession.
Supplement our advice with that of people that have gone through the process before, and you should be on a winner.
All the best,
BreeceG’day mate,
Your story isn’t unusual I’m afraid. You’ll almost always get conflicting advice, particularly between Town Planning Consultants and Draftsmen. There’s a reason why one is good at Drawing, and the other is good at interpreting the Planning Scheme… This is also the reason why I don’t draw..
At the end of the day, unless you’re comfortable that the consultants are thorough in the preparation of their due diligence and have discussed your proposal with Council, you’ll never really be sure.
There are a lot of really good people on here, both professionals in the industry and those that have vast experience with their own developments. In the end, it’s up to you to get good advice from the right people and go for it.
Just like at the doctors, if you’re not happy with the outcome, you’re always entitled to a second opinion. In your case, why don’t you call Casey Council’s Statutory Planning department and get some answers from the officer on the front counter. They’re also there to help you.
You shouldn’t be left seeing this situation as a “stalemate”, it’s either going to be a straight out yes, or no answer to the proposed Subdivision.
They say “a stitch in time saves nine”, and in our world of Town Planning, I wish someone would come up with a fancy saying for this message “Due Diligence and early engagement with key stakeholders is essential to positive town planning outcomes”
Good luck,
BreeceI’d be urging caution before going ahead with this one Rollo..
A Heritage Overlay and a very small lot size (for what you propose) does not always work in your favour.
I agree with Luke, seek advice from a range of professionals who can give you clear answers to your site specific concerns.Furthermore, never use precedent as your starting point. Just because something else similar has occurred in the immediate area does not warrant carte blanche support from Council.
All the best,
BreeceEasements generally come in three common varieties: access, utilities, and water/sewerage.
In our experience, water/sewerage is the most common.The value of property that is subject to an easement may be affected by restrictions on the use of the land resulting from the easement. In some rare instances, it is possible to get an existing easement removed if its purpose is no longer required.
Potential buyers who conduct thorough due diligence on your property will quickly become aware of your easement. The good news is that as long as the easement is not an impediment on the future subdivision of the land, there is no reason for this to reduce the value of the property.
Consider the potential of the property from a developers perspective. Are the easements oriented to the north, therefore creating ideal opportunities to take advantage of excellent solar orientation. Can you run a driveway down the opposite boundary and still maintain an appropriately sized building enveloped that does not needlessly encroach on neighbouring properties.
Feel free to contact us for further information on your site specific issues.
All the best,
Breece Gevaux
Hi Trying investor,
You cannot simply remove a Heritage Overlay, unless there are some extenuating circumstances, such as an 'untimely house fire' that has destroyed the property that related to the site specific Heritage Overlay. If however, your property is under a precinct-wide Heritage Overlay, there is little to no chance of having it removed.The good news is that you can generally work with your Architect and Town Planning Consultant to discuss your opportunities and constraints for development with Council's planning and heritage officers.
<moderator: delete advertising>
Cheers,
BreeceHi Baysider,
For a straight subdivision of the rear, I suggest you talk to a Land Surveyor. <moderator: delete advertising>
Good luck with your subdivision!
All the best,
BreeceHi Dougyman,
That price seems a bit steep for a development of that size and scale.
As with all things in life there are pro’s and con’s for going down the path of Spec Home building. I’m sure Metricon offer a very good package deal, and would take care of all the hassle for you. This however may come at a premium.
Another path to happiness is to consider engaging an Architect or Draftsman to design a dual occ or mulit-unit development with a Town Planner that suits the site conditions of your block.
Kingston City Council are generally very good to work with, and the Town Planning Department down there runs effectively. Local policies are generally supportive of development, and you can avoid VCAT through good design and consultation early in the process.
It is always a good idea to discuss your concept plans with Council before signing any contracts, or engaging someone to complete your drawings.I would recommend you consider your options, and seek out several quotes from draftsmen, planners and designers. Choose someone who will get you the results you desire and is the right fit for you.
All the best,
BreeceHi Matt,
We work with several excellent draftsmen who can provide quotes for your proposed subdivision.All the best,
BreeceHi RahrahPrincess and Ashley,
We worked on the Epping North Structure Plan and the subdivision of the Summerhill development on Harvest Home Road, Epping North. Whittlesea Council have two excellent teams in both Strategic and Statutory Planning. The council planning officers there are well trained, well supported, and very customer service oriented. Town Planning Applications are processed quickly and they provide clear direction on what they will support and refuse.
If Ashley needs town planning support with your subdivision, feel free to get in touch.All the best,
Breece
[email protected]Hi Maternic,
We work all over Melbourne and I’m happy to provide you a free consultation to get you moving in the right direction.All the best,
Breece0438026077
[email protected]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,
BreeceG’day Grantos,
What state is the property located?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.
<moderator: delete advertising>
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
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,
BreeceGlenroy 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=2009000807Notice 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/itzjfpGood luck everyone!
Breece
Hey Shell,
I know it’s hard but try to hold your nerve on this. I went through a similar situation with one of our properties in North Fitzroy.
Finding a good tenant is one of the keys to happiness.Extra photos will help you, and looking at some of the other properties in the rental market up there, it shouldn’t be too long until you’ve found someone.
All the best,
BreeceHi WealthyJVD,
I’m a Town Planner who has worked with Frankston Council on previous multi-unit developments. They are generally supportive of new development if you approach them early and consult regularly with them.
Engage a good planner or architect early in the process and assess the site on it’s specific merits.A thorough site analysis and neighbourhood description will demonstrate to Council that you’ve addressed several of the common concerns that can develop into objections from your neighbours.
For a site like that, some matters that you will need to address through appropriate design include:
– Visual bulk,
– Overlooking,
– Setbacks,
– Over shadowing,
– Neighborhood character,
– Provision of car parking, and
– Walls on boundaries.If you address these common concerns at the start of the process, and design to your site opportunities and constraints, you generally get a smooth ride through the Town Planning Process.
Of course, there can never be any 100% guarantees in life, and the same goes for town planning. Planner’s value to the client comes through mitigating concerns and minimising your risk.
All the best with your development,
Cheers,
BreeceHi Tania,
I’ve been using the following Building Cost Calculator recently and the figures it generates are reasonably accurate. If you allow for 20%+- variation it works as a good starting point to getting a clear picture in your mind.
http://www.washingtonbrown.com.au/building-cost-calculator/We’ve just moved back to West Melbourne and noticed the level of construction in the past 3 years has increased dramatically.
Good luck with your construction.
Breece
