Townhouses Feasibility, Suggestions Please

[.toe]

I'm tossing up whether it's feasible to build two single story town houses on a block in Ballarat. There is a similar development next door (vacant block on other side). I haven't done this before & I have a meeting coming up with a draftsman. What questions should I be asking him and others before I decide whether to go ahead or not?

Here's what I have in mind so far:

- Does draftsman do many of these type of projects, examples & contacts (clients, builders etc)?
- What will it cost to get it through council, fixed fee, how long?
- What will it cost to build (I'll ask draftsman, and builders, & later I'll ask an independent project manager)?
- What will be the main obstacles for planning application (it's in a heritage overlay)?
- Are there any issues I should take up with a specialist now, ie site drainage issues, power connection etc?
- What's the likelihood of pre-sales (ask agents this also)?
- What will these sell for/rent for (get this from various sources, including valuer eventually)?

Any suggestion from those with more experience would be welcome

 

[Aaron_C]

1) Ask the draftsman for a portfolio of his past projects so you get a feel for what he's capable of.
2) Depends you should check the Council website for planning fees. But for a project this small it would be only a few hundred dollars.
3) Your dratsman won't know much it cost to build. And if he does, he's lying or just making up numbers. It might be a good idea to ask a QS to cost the project up for you once you've settled on a design to give yourself a conservative estimate on costs.
4) Heritage overlay isn't necessarily a problem if your draftsman designs the project to conform to the requirements of the heritage overlay.
5) Don't worry about those now - the only major issue might be contaminiation if it was used as, or is next to, a petrol/industrial site.
6) Ask the agents.
7) Ask the agents. Also do your own research about the area.

 

[.toe]

Thanks much Aaron, anything else I should be asking at this stage?

 

[Aaron_C]

Not really. It's all about making sure your project fits in with the area, and minimise what your neighbours will complain about (because trust me, they will).

 

[vicplanner]

Does draftsman do many of these type of projects, examples & contacts (clients, builders etc)?
Ye some draftsman do, you really need to get information on projects they have worked on. A lot I know have said they have dealt with unit developments, but basically have no idea what they are doing. I have a property im about to develop in Ballarat, and have done a few applications for clients up there. Im a town planner and have a draftsman who works with me, so message me if you are interested in any help.

What will it cost to get it through council, fixed fee, how long?
For the development permit it depends on construction cost. So if it is $400,000 its $707, plus advertising fees (usually $150).

What will it cost to build (I'll ask draftsman, and builders, & later I'll ask an independent project manager)?
Depends on quality of finishes, and the design. Best to speak to a builder.

What will be the main obstacles for planning application (it's in a heritage overlay)?
Heritage overlay’s can pose great issues. Is there any existing dwelling on site. Really would need to look at the site and the area before I comment on that.

Are there any issues I should take up with a specialist now, ie site drainage issues, power connection etc?
Again depends on the site, is there any slope on the block? If so and its front to back can cause some drainage issues.

What's the likelihood of pre-sales (ask agents this also)?
Off the plan sales in Ballarat are a bit hit and miss on townhouses and units, but have worked for one of my clients.

What will these sell for/rent for (get this from various sources, including valuer eventually)?
Depends on the location in Ballarat. It’s a regional city and like all areas has its good areas and bad. It also has areas where units/townhouses have historically better sales. I have a few real estate contacts up in Ballarat that I could talk to for you.

 

[.toe]

Thanks Aaron_C & vicplanner. Very helpful.

vicplanner are there any other questions I should be asking at this stage?

Also to clarify, I'm sure there would be some interaction about neighbouring properties. However I'd hope they're limited because next door is a similar development which I would not likely overshadow, on the other side & at back are vacant blocks (there is one property which partly boarders mine on one side at near the back).

I'm hoping the development next door is an indication that any heritage listing issues will can be fixed.

I am a little concerned that the power line from the street would have to cross over part of the vacant block next door.

Also it does slope slightly to the back, next door re-leveled by about a metre over 50 meters. But I'm wondering if I can go across the vacant block.