Originally I was going to PM this to Michael Yardney ,as he had a lot of helpful advice both in the archives and when I posted a question over 12 months ago re a development I was starting in Townsville. Hopefully posting this may help others also....
Feb 2004 I lodged application to do a 6 townhouse development in Townsville. Sketchy time as City Plan was in process of changing. Wanted to do something appropriate to climate and not like all the other ugly "6 packs" that were popping up on the landsape.
lesson 1. Should have talked to my town planning consultant before getting architect to commence design. There are some things that the council really is hard and fast on not compomising and unfortunately my design came under some of those "unbendables". Very hard to change and costly to change design after working this out.
lesson 2. Should have met directly with council when they came back with a "request for information". Even though my town planning consultant said it wasn't necessary, I think it could have cleared things up by meeting with them face to face. We seemed to spend a lot of time "guessing" what they wanted because they would not come out and say exactly, they just hinted at what they would like changed...and had to keep changing until they were happy.
lesson 3. Always check the block that I am looking at ,with the Roads Dept to see if they have future plans in the area. As it turns out ,my block is close to an intersection which required input from the roads dept (3 months of hold -ups) and they had future plans to put lights and change traffic flow - meaning we have to construct a cul-de-sac. Fortunately a lot of the road work is already there and this won't be a huge cost ,approx 8k. But certainly could have been worse.
lesson 4. Having a good contract in place . Fortunately, we did not purchase this block, but put it under contract with "subject to's". Normally an approval in this council area should take 4-5 months, it has taken us 16 months and we are getting (hopefully) approval this month. The holding cost on that if we thought it was going to be less could have cost a bomb.
lesson 5. This really shoud be the first point, but ensure that everyone involved is a winner. I heard Peter Coomben speak about 2 years ago and remember him saying make sure it is always a win win for all parties. Asking my vendor what she wanted was the way that we secured this site when property was in high demand in this area. (sales are still strong here). and it wasn't just about money.
I am sure as I think back on things I will think of other things I could have done better (anal problem of mine). One thing I have realised is that I have worked out what I am passionate about - it's creating beautiful places, whether renovating (my number one fave) or developing, I want it to be something I am proud of. Of course, it is budget approprate - it does not have to be Marble and Travtertine. But I just love creating that transformation. I can't wait to see these townhouses built - they will be stunning!
Not sure how soon I will do another unit development, I don't enjoy the uncontrollables. Maybe on the next cycle when I have paid so little per unit site that a there is a bit of fat to play with!!
Feb 2004 I lodged application to do a 6 townhouse development in Townsville. Sketchy time as City Plan was in process of changing. Wanted to do something appropriate to climate and not like all the other ugly "6 packs" that were popping up on the landsape.
lesson 1. Should have talked to my town planning consultant before getting architect to commence design. There are some things that the council really is hard and fast on not compomising and unfortunately my design came under some of those "unbendables". Very hard to change and costly to change design after working this out.
lesson 2. Should have met directly with council when they came back with a "request for information". Even though my town planning consultant said it wasn't necessary, I think it could have cleared things up by meeting with them face to face. We seemed to spend a lot of time "guessing" what they wanted because they would not come out and say exactly, they just hinted at what they would like changed...and had to keep changing until they were happy.
lesson 3. Always check the block that I am looking at ,with the Roads Dept to see if they have future plans in the area. As it turns out ,my block is close to an intersection which required input from the roads dept (3 months of hold -ups) and they had future plans to put lights and change traffic flow - meaning we have to construct a cul-de-sac. Fortunately a lot of the road work is already there and this won't be a huge cost ,approx 8k. But certainly could have been worse.
lesson 4. Having a good contract in place . Fortunately, we did not purchase this block, but put it under contract with "subject to's". Normally an approval in this council area should take 4-5 months, it has taken us 16 months and we are getting (hopefully) approval this month. The holding cost on that if we thought it was going to be less could have cost a bomb.
lesson 5. This really shoud be the first point, but ensure that everyone involved is a winner. I heard Peter Coomben speak about 2 years ago and remember him saying make sure it is always a win win for all parties. Asking my vendor what she wanted was the way that we secured this site when property was in high demand in this area. (sales are still strong here). and it wasn't just about money.
I am sure as I think back on things I will think of other things I could have done better (anal problem of mine). One thing I have realised is that I have worked out what I am passionate about - it's creating beautiful places, whether renovating (my number one fave) or developing, I want it to be something I am proud of. Of course, it is budget approprate - it does not have to be Marble and Travtertine. But I just love creating that transformation. I can't wait to see these townhouses built - they will be stunning!
Not sure how soon I will do another unit development, I don't enjoy the uncontrollables. Maybe on the next cycle when I have paid so little per unit site that a there is a bit of fat to play with!!
