This is the most common question that developers and investors ask us when considering redevelopment or subdivision. Whilst there is no one correct answer for this as each property is different, there are some generic pointers Aavas Consultants can give you.
We will divide this topic into 2 scenarios:
Scenario 1: Proposal to retain existing dwelling and putting dwelling/s at rear.
Scenario 2: Proposal to knock down existing dwelling and building multiple dwellings.
Following the previous topic covering scenario 1 – lets understand the second scenario and the criteria’s that determine the possibility of knocking down the existing dwelling and constructing new dwellings:
1. Location of the block on the street: First thing is to determine whether the block is located mid street or is it a corner block. Corner blocks are advantageous as one can possibly subdivide the block to have individual driveways.
Other thing to keep in mind is whether the block is facing a street or an arterial road. The rules for both would differ in terms of cars and driveways.
2. Garden Area: As per latest planning regulations, there is a minimum garden area requirement which affects the total buildable area of the land. Depending upon the size of the block, the percentage of garden area varies with the maximum required being 35%. Keeping this in mind a smaller land size may end up being more profitable as the percentage of buildable area is more.
3. Overlooking & Overshadowing Issues With Neighbouring Properties: When building multiple properties on a block, it is crucial to keep in mind the proximity of the neighbouring properties. Council is very particular about maintain the privacy of the neighbours when proposing a development. Also, once the town planning is lodged with council, and the design is not complaint with the overlooking, the neighbours might pose a problem during the advertising phase.
4. Knowing the market: When knocking down existing dwelling & building new dwellings, you should keep in mind the overall area requirements. A local real estate agent and website likes Realestate.com.au are a good place to conduct this research.
As an example, a suburb with a profile of professional couple resident would be a good market to build 2-bedroom, low maintenance dwellings. As opposed to an area occupied by more families with children would be suited for larger townhouses with decent backyard space.
At Aavas we will assist you in determining the best design for the subdivision keeping in mind the end goal of sales and profit for your subdivision project.
5. Encumbrances or Caveats on the title restricting subdivision: Check if there is a Caveat or Encumbrance on the title document restricting any future subdivision. This is will limit you from doing any redevelopment whatsoever. Alternatively, there might be minimum block size after subdivision. The owner/client should look at this item even before purchase of property. However, if the property is already bought, there wouldn’t be many choices.
6. Development Overlays: Apart form the zoning by the council, there might be Special Overlays that the site may be subject to. Overlays such as vegetation Protection, Flood Inundation Overlay, Development Overlay would guide you to determine how and if the site can be redeveloped. Think of these as extra restrictions.
7. Shape of the block: In most cases, a rectangular piece of land is easy to design on as compared to any irregular shaped blocks. However, this doesn’t mean that irregular shapes are not subdivision friendly. But if you are just starting property development, a regular shape block would simplify things for you.
Above are only few of the pointers to be considered when looking to knocking down the existing dwelling and constructing new dwellings
Aavas Consultants can also do a pre-assessment application to the council should you wish to test the waters before lodging a full fledge town planning application. It is cheaper and quicker to take this option. Visit https://www.aavas.com.au/services/preliminary-assessment/ for more information of this service or call us on 1300 523 993 / email info@aavas.com.au to know more.
