What do i need to know to be able to subdivide and how can i find it?

z611143

z611143

As a beginner/learner looking to potentially buy something in the near future with developmental/subdivision ability i thought a thread like this would be beneficial to a few juniors.

I thought a thread like this where everything is kept in the one thread would be of great help, not only to myself but others looking to do a similar thing - im sure there are plenty of you.

Basically want to know as the thread title suggest what are the 'things' you need to know to be able to subdivide and where can you find it.

Ive been doing some solid research since i came to this forum and most of it has stemmed from this very forum itself.

Z6
 
1- R-codes 3.1
2- Town planning schemes for the council of target
3- SS- ask those who know
4- Pay a profesional ie buyers agent or developer

Thats about it.
 
HD_ACE said:
1- R-codes 3.1
2- Town planning schemes for the council of target
3- SS- ask those who know
4- Pay a profesional ie buyers agent or developer

Thats about it.
Click to expand...

Yup I agree.

Except maybe rinse repeat the first step about 50 times - seriously. Its how I learnt most of what I know about subdivision in WA - supplemented by the nice WA folks on here as well.
 
HD_ACE said:
1- R-codes 3.1
2- Town planning schemes for the council of target
3- SS- ask those who know
4- Pay a profesional ie buyers agent or developer

Thats about it.
Click to expand...

1. R-Codes 3.1 (Are you just referring to understanding that page 58?)

2. TPS (Purely just found on the council websites - type into search bar and it comes up pretty quickly)

3. Yes some great people including yourself and it seems as (ThatBum) mentioned some great Pertharian minds and investors on here, certainly trying to nut them out and all seem very helpful.

Can i ask where does understanding of sewage/water ect come into it?
 
z611143 said:
1. R-Codes 3.1 (Are you just referring to understanding that page 58?)

2. TPS (Purely just found on the council websites - type into search bar and it comes up pretty quickly)

3. Yes some great people including yourself and it seems as (ThatBum) mentioned some great Pertharian minds and investors on here, certainly trying to nut them out and all seem very helpful.

Can i ask where does understanding of sewage/water ect come into it?
Click to expand...

Other than those posting some more info from
-westminister
-sanj
-aaron sice

Not much to know bout sewerage and water really except where it runs and how much to connect i to it.
 
z611143 said:
1. R-Codes 3.1 (Are you just referring to understanding that page 58?)

2. TPS (Purely just found on the council websites - type into search bar and it comes up pretty quickly)

3. Yes some great people including yourself and it seems as (ThatBum) mentioned some great Pertharian minds and investors on here, certainly trying to nut them out and all seem very helpful.

Can i ask where does understanding of sewage/water ect come into it?
Click to expand...

All the r-codes. Every page at least 10 times to know the ins and outs. ITs in your best interests.
 
For more information about strata and survey strata, you can have a look at Development Control Policy 1.3 - Strata Titles (DC 1.3)

http://www.planning.wa.gov.au/publications/795.asp

And for freehold (green title) and survey strata, you can have a look at Development Control Policy 2.2 - Residential subdivision (DC 2.2)

http://www.planning.wa.gov.au/publications/803.asp

You will also need to be aware of relevant scheme provisions. For example, my block in Belmont is R20/40. With a split code, the higher code is only applicable if certain critieria are met. In Belmont's case, R40 (for my block), requires a minimum frontage of 16 metres, the existing house to be demolished, mix of single and two storey dwellings, and heaps of other things.

In schemes, the two codes on one lot may be referred to as flexible coded, split coded or dual coded depending on the scheme. As far as I can remember, the bigger number is referred to as the "higher" code.

Local planning schemes are available here: http://online.planning.wa.gov.au/lps/localplanningschemes.asp
 
perthguy said:
For more information about strata and survey strata, you can have a look at Development Control Policy 1.3 - Strata Titles (DC 1.3)

http://www.planning.wa.gov.au/publications/795.asp

And for freehold (green title) and survey strata, you can have a look at Development Control Policy 2.2 - Residential subdivision (DC 2.2)

http://www.planning.wa.gov.au/publications/803.asp

You will also need to be aware of relevant scheme provisions. For example, my block in Belmont is R20/40. With a split code, the higher code is only applicable if certain critieria are met. In Belmont's case, R40 (for my block), requires a minimum frontage of 16 metres, the existing house to be demolished, mix of single and two storey dwellings, and heaps of other things.

In schemes, the two codes on one lot may be referred to as flexible coded, split coded or dual coded depending on the scheme. As far as I can remember, the bigger number is referred to as the "higher" code.

Local planning schemes are available here: http://online.planning.wa.gov.au/lps/localplanningschemes.asp
Click to expand...

Thanks PG, that helps heaps.

Where would i look for say Mildand in regards to schemes and frontage?

Ive been looking through city of swan. Scheme 17, however cant find specifics like R20/R35 needs 'x' meters as frontage ect?

Edit: Also how do i know if a property im looking at on REA is 'Green title' or 'Strata'?
 
I may not be doing things in the 'right' order but this is what I've done so far:

- familiarised myself with planning rules, figured out where to find the info so I can read in more detail as I evaluate particular sites (2 councils so far)
- familiarised myself with water board development requirements
- started reading a development book, must put it back on top of the pile!
- spoken to a few builders so I'm familiar-ish with their processes. Have found one I'm comfortable with


I'm slowly doing feasibility on a block, it may sell before I get everything done but it's all experience which can be applied elsewhere. The delay is in getting my house painted so I can get it valued & refinanced.

Now I have a target block I have:
- reviewed the planning rules, have a few questions for council
- found a surveyor who I feel comfortable with & had a chat to him about the process & likely costs
- got the plan from water board showing sewage / storm water

Next I need to:
- speak to a couple of real estate agents & make sure I'm on target with what I think they'll be worth
- speak to council
- get a bushfire report done
- get a soil test done (not sure if I'll do this before or after purchase)
- get house painted / tidy up garden etc
- get house valued
- refinance

Assuming all that goes well & the block is still for sale make an offer!

constructive criticism gratefully received :)
 
z611143 said:
Where would i look for say Mildand in regards to schemes and frontage?
Click to expand...
http://maps.cityofswan.com/intramaps70/

z611143 said:
Ive been looking through city of swan. Scheme 17, however cant find specifics like R20/R35 needs 'x' meters as frontage ect?
Click to expand...
http://www.planning.wa.gov.au/dop_p...Policy_3_1-Residential_Design_Codes_Print.pdf
Table 1 on page 58.

z611143 said:
Edit: Also how do i know if a property im looking at on REA is 'Green title' or 'Strata'?
Click to expand...
No direct way I know of. You can ask the agent or look for clues in intramaps:
i.e. one house on one block may be freehold (Green title)
* more than one house on the block without separate lot boundaries may be survey strata or strata
* shared driveway indicates survey strata or strata with common property

These are general guidlines and not rules, so you can't rely on them.

Maybe searching landgate for that address might tell you if there is a strata plan or survey strata plan? I haven't tried that, so I'm not sure.
https://www.landgate.wa.gov.au/corporate.nsf
 
z611143 said:
What if they have a dash for the higher codes eg: R30 and above?
Click to expand...
From memory, and you will need to check this: is you are doing freehold, survey strata or strata with single houses or grouped dwellings (as applicable), the dash means "not applicable" i.e. there is no minimum frontage for R30.

Oh yeah, it is on Table 1 in the legend.
 
Following up on the sewerage thing.

Once you found a block that you think meets the size requirements then you need to check if there is any infrastructure that is going to get in your way. The main one is sewerage.

Some of the council Intramaps do show sewer lines but the other way is Dial Before you Dig. You can call or you can get your own account on their website, plug in the details and it will give you a schematic for the block.

As you can't build over sewer lines unless you encase them in concrete ($$$$$) you need to find out where they are as they impact what you can build.
 
westminster said:
Following up on the sewerage thing.

Once you found a block that you think meets the size requirements then you need to check if there is any infrastructure that is going to get in your way. The main one is sewerage.

Some of the council Intramaps do show sewer lines but the other way is Dial Before you Dig. You can call or you can get your own account on their website, plug in the details and it will give you a schematic for the block.

As you can't build over sewer lines unless you encase them in concrete ($$$$$) you need to find out where they are as they impact what you can build.
Click to expand...

Dial before you dig?

What do the sewer line markings look like on intramaps?

Z6
 
City of Swan

westminster said:
Not all the Intramaps have them. If they do it's one of the layers on the top left or a toggle box down the bottom left.

Usually it will show up as a blue line when it's displayed

DBYD is http://www.1100.com.au/
Click to expand...

Just been looking at the city of swan intramaps

It says
Drainage plane: None
Pit type: none
pipe type: none

What does that mean?

What questions should i be asking the council?
 
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