Forum Replies Created
- Qlds007 wrote:Ashley Yes you bettter.
I hear the forum is like the US PGA and that only the first 125 make the cut. lol.
Cheers
Yours in Finance
After a busy week, up to 98!
Watch out pi.com, will be looking at top 10 any day now
Hi there,
DA refers to Development Approval. This is really just another way to describe the planning permit.
With the Zoning Reform in Victoria, I haven't heard of an exact date for this going through, (maybe anyone else here can shed some light on it?). Heaps of info can be found here: http://www.dpcd.vic.gov.au/planning/theplanningsystem/improving-the-system/new-zones-for-victoria
A private town planner would be a good idea for your first couple of developments, as they will be able to guide you through the process, liaise with council and organize any professionals that may be needed. I always recommend new developers engage private planners as it makes the process that much easier.
(Edited- see Breece's comments below for planning questions)
Cheers,
Cheers Breece.
All good, I've only heard so much about the changes (and probably a few too many rumours too!)
Thanks for the correction, now I've learnt something new today!
#132? Better get posting!
Many professionals (especially in property development) have a good network of other professionals who they prefer to work with. I only refer clients to a small group of people in various industries as the last thing anyone wants is cost blowouts, poor quality of work or being stuffed around.
If you're looking to employ each person separately then this could be another option to reduce costs, as well as improving productivity as the work is familiar to everyone involved.
Cheers,
Hi Sinders,
Your best bet here would be to call up council and see what their thoughts are on granny flats. They will ask for a site survey (if you're happy to go ahead with the project) and also some designs for the granny flat before giving approval.
This will ensure that they are satisfied that the development won't be a hindrance on the neighbors.
Cheers,
To build on Christian's comment above, some good resources can be found at:
http://planningschemes.dpcd.vic.gov.au/
http://services.land.vic.gov.au/landchannel/jsp/map/PlanningMapsIntro.jsp
If you go to Land Victoria you can do an address search. Then, click "Get Report" and this will build a pdf report on the property.
Opening up the report will show what zone your property is in, and you can get more information on the zone by clicking the link. For more detailed planning questions I'm sure many of the professionals on here will be happy to help you out (such as Christian or Breece).
Cheers,
Hi Jsof and welcome to the forum.
(first name's Ashley by the way).
As a land surveyor with much experience around residential subdivision in Melbourne I've learnt not to rely on draftspeople for planning applications. Even with much experience in design, there often isn't that additional awareness as to fit in with planning regulations (even push the envelope) as well as finding the best possible solution for the client.
I have had multiple dramas dealing with architects directly and going through council planners. If you have a look through the forums you'll see numerous examples of applications being denied from basic rescode restrictions being overlooked in design.
I am not in any way saying they're a bad idea, as there are many fantastic ones out there. I am simply saying that overlooking a planner is a risk that I wouldn't take myself, nor recommend to customers. Surveyors know a small amount of town planning so can definitely take charge of this on very simple subdivisions.
Cheers,
Hi Opee,
In all developments a surveyor is needed. Surveyors undertake all the field work where the site is measured up to provide a plan which is then used for design and planning purposes. Surveyors also do all the subdivision work and submission to the titles office.
Ash you're looking to at least have some units designed you'll also need a town planner. Planners do the design work to get the best possible outcome for the client whilst sticking to the regulations of your zone. As opposed to council planners who aren't really interested in the best outcome for the client, private planners strive to get you the best bang for your buck.
It is possible to subdivide without a private planner when no design is needed- however this is becoming increasingly uncommon with councils requesting designs to accompany surveys when applying for planning permits.
Cheers,
Hi Opee,
Yes, we specialise in residential subdivision across Melbourne. The majority of subdivisions we do is in the Eastern Suburbs (although we get a bit out in the sticks!).
You'll find that the process is significantly less strenuous on yourself with the use of a private planner who can work in conjunction with the surveyor.
Cheers,
Mystery wrote:I'm fairly sure this company contacted me a while ago and offered their services. It was going to cost something like $24,000 to handle the sub-division process including plans, council stuff etc, but didn't include council fee's and some other costs which I can't remember. I think from memory by the time everything was factored in it was closer to $26,000 to $30,000 ….. Very expensive.We had a town planning consultant and surveyor handle this sort of thing for us in Queensland a couple of years ago including drawings, application paperwork and application fee's for around $6,500. I considered this very reasonable and factored in with the eventual construction cost it made for a profitable project.
Mystery
Hit the nail on the head there Mystery. It's been proven time and time again on the forums that these "one stop shop" companies prey on the uneducated developers. A little bit of due diligence and some effort can definitely end up with you saving thousands in the end. Once you've signed up you're more than likely going to run into those extra costs at the end- making you fork out another few thousand dollars.
Realistically, the subdivision process isn't all too difficult. Using a good team of professionals who work well together will be just as able to get the project done promptly as those big development companies- and with a more personalized service to boot.
Hi Opee,
I would highly recommend contacting Breece or Christian at Pillar + Post
http://pillarandpost.com.au/homepage
Both great blokes and I always have fantastic feedback from clients I recommend.
Cheers,
Great post there by JacM – couldn't have said it better! I can assure you that if it was a fantastic buy then one of the many developers in Melbourne would've snapped it up by now.
If you're wanting to make sure of the numbers, speak to more than 1 draftsperson / planner / designer and then add much room for additional costs and go from there.
Why not buy a block in the eastern suburbs, subdivide that and then sell one or both of the new lots?
Cheers,
hursyhurs wrote:hay there thanks for tips ,has any one got any builders or draftsman they would like to recommend that dont charge a arm and leg,cheerzWhat area were you looking at doing the development in?
Cheers,
A search on the subdivision you’re on will give the month and year the lot was created. Assuming building happens within a year or two after this then it might get you close!
Cheers,
I actually saw a doco on this recently on Nat Geo. You can get a bunch of them (let’s say 2 wide x 2 high) and cut out the middles, seal the gaps and you’re left with an open-plan house. Some really clever designs were shown which make good use of the space.
I’m not sure what council would think of this, but I’d think it would come under the same reg’s as granny flats. You’d think that at lease some concrete would have to be put down to ensure the stability of the dwelling? Good idea in principle, but the thought of living in a renovated container probably isn’t that appealing for renters. Interested to know how this would go through council though!
Hi there,
I don’t see any reason why you shouldn’t do the development yourself. The key is in having a good team of professionals around you.
In terms of feasibility you’re probably best in speaking with a planner to look at various options, possibilities and ultimately what will get you the best value for money. With residential subdivisions, councils in Vic want to see at minimum a rough design for the new dwelling in the planning application, so is a priority to sort out what you want to do with the site.
Cheers,
Hi Senajav,
To get an idea of costs you’re best speaking with a town planner. Calling council will give you a very rough idea, however private planners will give a much more thorough assessment of the project outlook.
In regards to your investing question, much knowledge is acquired over time and talking with other people on forums like this. If you need some quick learning then Steve’s books are very good and informative.
Cheers,
KeyStrategies wrote:AshleyI have to say you know your stuff and based on this and various other posts I have seen you are extremely generous with your information – Thanks for your contribution to the forum – shame your in Melbourne or I would be using your services.
Cheers
Thanks for the kind words Michael. Always happy to help out if you decide on doing anything down here in Vic- have had a couple of interstate builders and developers fly down to undertake projects here.
Cheers,
Yes that covers every survey requirement that councils in Victoria have for DA. This particular project was a 2-Lot Subdivision. It is important to be extremely thorough in DA submissions; as I previously mentioned the last thing you want is to be turned around for having missing information and have to start over.
Copied from the surveyor’s handbook:
The site and context description may use a site plan, photographs or other techniques and
must accurately describe:
In relation to the site:
– Site shape, size, dimensions and orientation.
– Levels and contours of the site.
– Natural features including trees and other significant vegetation, drainage lines, water courses, wetlands, ridgelines and hill tops.
– The siting and use of existing buildings and structures.
– Street frontage features such as poles, street trees and kerb crossovers.
– Access points.
– Location of drainage and other utilities.
– Easements.
– Any identified natural or cultural features of the site.
– Significant views to and from the site.
– Noise and odour sources or other external influences.
– Soil conditions, including any land affected by contamination, erosion, salinity, acid sulphate soils or fill.
– Any other notable features or characteristics of the site.
– Adjacent uses.
– Any other factor affecting the capacity to develop the site including whether the site is affected by inundation.An application for subdivision of 3 or more lots must also describe in relation to the surrounding area:
– The pattern of subdivision.
– Existing land uses.
– The location and use of existing buildings on adjacent land.
– Abutting street and path widths, materials and detailing.
– The location and type of significant vegetation.I’d be making sure that all the above are covered when employing a surveyor. You may also need an arborist if there are significant trees, along with a building footprint (at minimum) of the proposed dwelling location. These are the sorts of things that should be confirmed with council’s town planner before starting development.
