Hi Everyone, I am new to this forum but i have been reading the forum for around a week, really good place, lots of knowledge and experiences. love it. I got a idea in my mind recently and have been trying to assess the idea to see if this is practical. any suggestion is much appreciated! I have a block of land around 334 sq, with 4 mins walk distance to train station and within 10km direct distance to the CITY. Zoned R3 medium density. (current house is at really poor situation but livable, tenanted currently) house is mortgaged trough NAB, 80% loan. Wanting to knock it down and build a boarding house on it. right now i am thinking, give every room a small bath, kitchen, toilet and laundry. make it looks more like studio apartments rather then shared accommodation. Got a few problems i need to fix before i can make this construction thing happen. >_< 1. Will council be more likely to approve my idea of "studio alike Boarding House"? Planning to make a booking on monday morning and talk to a duty town planner perhaps, but wont hurt to ask here I guess? Just for discussion, will post back once i got answer from the planner as well. the council is Canterbury Council. 2. Floor space ratio, according to what I searched on the Canterbury Council LEP, should be 0.6:1 for land less then 400 SQ. would this mean I can only build up to 204 SQ internal area being that the LAND is only 334 SQ? If I build double storey, would this become 204*2= 408 SQ? This makes a huge difference as 204 SQ i can only build 8 rooms MAX, if 408SQ is permited, 16rooms is possible, which means more income. ( same, will ask next week when I see a planner, but will appreciate if anyone know the answer ) 3. Construction Loan, I can pull out 100k to 150k to build the boarding house, if I loan the construction, from my understanding, most bank would laon up to max 70%. Will it be hard to find a bank to mortgage this? ( should be commercial loan if I am right) Any one have any good broker that I can talk to? anywhere around Sydney is fine by me. thanks in advance 4. Would it be hard to overcome the DA? for example, neighbors stand against the proposal? 5. If any one know any good architect or person who can help on DA around area of Canterbury Council, would be much appreciated if you can PM me the contact or post it up here. Thanks a lot guys!