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You have been in the dark all these times :) Councils have no controls apart from charging a fee. This is State initiative. Land needs to satisfy certain rules. You can only build one GF. Go through brazen's post. You will know everything you need to know :)

I'm not too convinced buying and building GF strategy. Using your example, Current Valuation = 450K Total cost = 401K Gain = 49K Current LVR = 89% Say you didn't build the GF. Current Valuation = (271K/105%)+100K = 358K Total cost = 271K +10K reno = 281K Gain = 77K Current LVR = 78% In GF...