Subdividing Corner Block Glen Eira VIC

Now, we have prepared all the drawings and will be submitting them to council next week.

Preparing the reports was the hardest part. Also, is there any sample/suggestion for how to prepare the Schedule of Materials or its just a simple tabular form details?

Also, a big thanks to Christian. I have had a meeting with him and his little tips has worked, having North on the drawings.

Lets see whats the outcome....
 
Hi Chandra,
Schedule of Materials - usually the colour chips which come from the brick and roof tile companies, paint colour chips if part of the building is going to be rendered, colour of garage door, window trim, fascia, guttering etc (all should be available from suppliers) - don't just list the colours you need to SHOW them as the names of colours sometimes do not really indicate the actualy colour (eg what colour is dulux 'Enchantress'??) Cut out all the colours and assemble them onto a sheet of paper and then label them (ie part of house, name of colour, sample) It helps to have a copy of the front facade on this sheet and give each part of the facade a Symbol (eg A, B etc) and match these to your list.

You won't have any problems getting your permit - Glen Eira are great (and adaptable) Councils know that if they knock back a development that is then taken to VCAT chances are VCAT will approve it (due to the extreme shortage of housing) and it costs the council money to go to VCAT.

Two 2-storeys on a corner is not a problem, as the townhouse in the "rear" does not usually overlook the back yard of the neighbouring property (it will overlook the front yard of the neighbour).

One thing you might want to think about is street addresses - eg if your property is 100 This Street on the corner of That Street, call the unit which faces This Street '100 This Street', and call the unit which faces the side street 2A or 1A or whatever is appropriate in That Street. This way the people who eventually live in the rear unit do not have to continually explain to everyone who comes to visit or deliver something "we are not actually on That Street we are round the corner in This Street"

The 4 metre from the rear boundary rule is not an issue because you have to have POS anyway. In a corner situation, for the rear unit, you can use 4 metres from the rear of the property (and therefore your POS is down the side of the rear unit - this is useful if there is an easement along the rear boundary), or 4 metres from the rear of the unit, they will accept either. You probably want to maximise sunlight into the rear courtyards.

One thing nobody tells you is that you WILL require a landscape design - this will be a condition of the Planning Permit when it is granted. You will also need to actually do the landscaping for both units before you will be given a Certificate of Occupancy. I can recommend www.outerspaces.com.au for this - they specialise in designs for unit developments and are in Bentleigh. You will be required to plant at least 2 semi-mature trees (2m height) for each unit (one in the back, one in the front)

From my experience doing developments the planning and design costs involved are minimal when you consider the building costs ($10k compared to $600k plus for two units) I would not skimp on design and planning - better to get it right the first time than to have to make amendments to your Planning or Building Permits because you later realise something is not right. Show your designs to as many people as possible and ask for their constructive criticism before you submit the plans to council.

Another issue KateMelb brought up is also misleading - it is not 50% site cover for each unit it is 50% OVERALL site cover (and much of the 50% not covered is the 7.5 m setback you require - POS and required setbacks will be the limiting factor on the size of your buildings, not the 50% rule!)

And if it is any consolation - it took me 7 weeks to get my last permit through Glen Eira (although it took them another week to actually stamp and send them!!) - a fantastic effort from my point of view...now if only the builders would get their act together! Hopefully finished within the month, but I would have liked sales to be in Autumn not Winter!

Good Luck with your development!
 
Thank you for detailed description and some really important suggestions.

Finally, I have submitted all the documents to Council last week. Also started advertising this week so in a wait state for next 14 days as required by council and then waiting from Council Decision.

Thank you once again for all your support and help.
 
Dual Occ Subdivision

ChandraOjHa,
You have made the classic mistake of believing you can do it all yourself. While you think you are saving money by doing it yourself it will cost you in the long run. Unless you have a good understanding of the Planning Overlays and the implications then you will be toing & froing from the council for an eternity.

We are currently pursuing the same process but have employed a professional and know the likely outcomes. These types of projects need to be approached like any property development with feasability,etc.

As for using an architect - an architect can take you to the build without any further fees other than plans & specs. So if you have appointed a competent builder then the architect is worth his weight in gold.

If you think you are going to make money on this project based on what you have revealed in this forum then can I suggest you are on a "hiding to nothing" in other words I dont think a lot of thought has gone into what you are doing. I guess if it was so simple we would all be doing it!

I wish you well with your project but be careful because you exhibit all the traits of someone who needs some assistance. This forum isn't 101 property development it is just an area to exchange ideas. Good Luck!
 
Hi Bobby

Thank you for your suggestions.

To be honest with you, I would agree with you on this because its not that easy but not impossible either.

In a way if I get through I may save some money on expert advice but that wasn't the sole motive actually. First thing I didn't have enough funds to pay for assistance. I have been lucky you can say because I have had some very good advice at each step where I saw a block.

The other very important thing I am trying to achieve here is the knowledge and true experience of developing a property. And on top of that I am prepared to lose all what I have spent time and money so far if the things fall apart.

You are quite right, I may not make money on this project and thats not the motive of this project any way.

I appreciate your feedback and your input is helpful for me pregressing forward.
 
Here are the recent development in the process:

We have finished advertising for 14 days period as required by the council.
We have received one objection from our neighbour. The interesting bit is, I read the objection and I agreed to address all the concenrs in the letter to resolve the issue. when I went to neighbour with solution, I realised that they wanted more than what they have given in writing.

The neighbour wanted me to remove balcony looking over their front yard, I agreed to remove.
The neighbour wanted to screen all the windows up to 1800 towards their side of the fence, I have them screen upto 1700. On top of that what they want is have the sill height of 1700 and then provide frosted glass on top of that and not let the window open fully. Virtually complete block. I didn't agree to this demand.

I am happy to provide frosted windows in bath room, WIR but there is one bedroom where I wanted to have a clear glass above 1700 height. I think when you are in a room, you have all rights to look at clear sky without opening the window.

I tried to give my neighbour this argument but they are not ready to buy this and are not moving from their point.

Only way out is getting council meeting which is scheduled in 6 weeks time.

I am not sure should I just agree to what they want or stick to my plans.

Commecially speaking, doesn't make sense but some times I feel they being not genuine?

What you think???
 
Today I had the DPC meeting.

The Council decided to issue me a notice with minor condition which I agreed to.

The Neighbour is still not happy. He may go to VCAT adding 6-7 months to the process.

Any idea on how to negotiate with Neighbour??? Just agree to what ever he is telling as thats all related to window screening and opening....
 
Two things to think about:
* It sounds as though the screening your neighbour suggests would make the bedroom less pleasant, which may affect the selling/renting.
* The window screening would need to be shown on amended plans and be endorsed by the council. As this screening etc is beyond the regulations, ff it is going to reduce the amenity of the house they would not agree to it.

Sounds like you will just have to wait it out. Hopefully your neighbour will seek planning advice and decide not to do anything.

Regards
 
Thank you Melanie

At the end of DPC meeting with Council the neighbour said he is not happy with the results. He demand all what he wants.

I have been thinking about it for a while as the next step is VCAT where I am sure chances are that I will have a say but that would add 6-7 months to the process, I enquired the next available date could be in April next year.


I have decided to accept all the demands which my neighbour has. I guess I have no option. I will just request for clear glass in the Bed Room if they accept but lets see what happens...
 
Interesting reading as I too am thinking about developing my first property. It's been 1 year and 4 months since you posting initially and I'm amazed that you aren't anywhere near laying the first brick. Just goes to show that this stuff ain't that straight forward.

I've purchased a development book that I am reading before I even attempt to go to council. Will also hand over to a project builder, as they will no doubt deal with a lot of the crap that I don't have to deal with.

Good luck with it all!
 
Will also hand over to a project builder, as they will no doubt deal with a lot of the crap that I don't have to deal with.

Don't be so sure Bludger! We did this until the project starting runs months behind - due to our town planning company's incompetance! It was only when we intervened and spoke to the Council directly did the project get back on track and the permit was finally granted - with just 3 days to spare before scheduled demolition! Phew!

Folks, if you're embarking on a build that will involve a planning permit, my advice is to involve your neighbours very early - invite them over for a cuppa and show them the plans. Walk them through your property including the backyard to explain what you are doing. Listen to their concerns and be prepared to reasonably compromise (screen windows, increase set-backs etc). It really is the most sensible and cost-effective approach. Yes, your property is your castle, but if you rub the neighbours up the wrong way they will fight you and cost you not only time and money but a decent relationship with your neighbours, something that is particularly important for owner-occupiers.
 
Finally, I have officially got stamped plans without any conditions now...

First of all thank you all for your support and advice when I needed the most.

Its been a very interesting journey and a lot of things have been new, surprising and interesting ofcourse.

But this is not the destination its probably the begining of the new journey of building.. I will conclude this post here and start a new one for building part of it....

thank you. :)
 
Hi ChandraOjHa,

This was a very interesting post with many lessons to learn.

I am also looking at buying my frist property with the intent to subdivide and build as a battlaxe block out the back.

Are you able to tell me how much it cost you to get to the building stage? I see it took quite a while and you did as much as you could yourself.

Kind regards
 
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