FEASIBILITY & PLANNING & WHAT TO LOOK OUT FOR:
FEASIBILITY
Planning restrictions
Site potential / limitations
Design possibilities
Budget / Fee
[P] – PLANNING
- Do you need planning?
– Check overlays (e.g heritage), schedules, lot size, council. For instance:
– Are you in a heritage overlay?
– Is there a special Building overlay (e.g flooding)?
– Is there a Neighbourhood character overlay? - Download planning reports, schedules & maps (with contours)
- Review
- Are there any other council specific requirements? https://www.melbourne.vic.gov.au/building-and-development/planning-and-building-services/forms-fees-checklists/Pages/planning-forms-checklists.aspx
– Check local council planning websites, they usually have their own checklists / guidance online. If unsure, call council to check (allow 48 hours to hear back). - If planning isn’t required, what happens?
– A Report & Consent application may be required via a Building Surveyor once design is finalised and all drawings have been prepared.
– This assesses against Rescode compliance – it’s a lot easier if you comply or mostly comply.
[T] – TITLE
- Is there already a survey? If so (and it’s accurate), great. If not:
– Check survey for any red flags, missing information, issue date (how out of date is it), is it a title re-establishment? - Download Property info / title from Land.gov.au:
–https://www.land.vic.gov.au/maps-and-spatial/first-time-here/property-and-parcel-search - If time / fee permits, obtain official Titles from Land Data (often done once job is confirmed, and becomes a paying job within the office). 3-month expiry.
– https://www.landata.vic.gov.au/ - Review & read through
- Are there any obscurities or concerns you need to raise to client?
– Check for any potential easements, covenants or obscurities on the title / site boundary such as multiple lots, or size discrepancies between lot and sales info.
[S] – SITE
- If no survey:
- Download Nearmap / Planning maps for the site boundaries & context. Use dimensioned title from planning reports if official title not obtained. Scale nearmaps to assist with drawing context.
– Do a few spot checks using nearmaps live for checking approx. site dimensions etc - Download floorplans from sales info (or Client if they have them) – typically for resi jobs.
– https://www.realestate.com.au/sold/property-house-vic-glen+iris-126133494 - Establish Orientation (approx. true north)
– Nearmaps is typically approx. True north – or use the planning map north point – this will need to be verified later down the track once you have a survey. - Draw up existing site & layouts (if needed)
- Draw in trees on site & close to boundary to estimate any TPZs / SRZs you may have to consider.
– TPZ is calculated based on trunk (stem) diameter (DBH), measured 1.4 meters up from ground level. The radius of the TPZ is calculated by multiplying the tree’s DBH by 12. EG. a tree with 40cm DBH requires a TPZ of 4.8 meters. 10% encroachment is allowable. - Consider any neighbouring context that may affect your site / proposal.
– e.g. windows overlooking boundaries, private open space, any overshadowing risk areas, services close to site e.g power poles, laneway / vehicle access, walls on boundary.
[D] – DESIGN
- What’s the Budget?
– Unrealistic budget versus Wishlist. Any possible planning / site restrictions that may affect brief? e.g they want a basement but is access possible? - What’s the Brief?
- Work out approx. timeframe – is it a free / paid feaso?
- If possible, particularly smaller jobs, work out approx. costs as you go – don’t overscale before understanding brief / budget – This also determines our fees.
- Understand your client – Developer versus private client / who is the end user? Do some market research if needed.
- Design with Rescode in mind. https://www.planning.vic.gov.au/__data/assets/pdf_file/0030/97158/PPN27-Understanding-the-Residential-Development-Standards-ResCode_June-2015.pdf
– Consider Rescode before & as you design – e.g site coverage, setbacks, overshadowing risks, overlooking etc This is not set for all sites such as dense lots, but consider context and planning info as a guide for development opportunity. - AREA Schedules (boring but necessary.)
– http://AREA Schedules (boring but necessary.) – https://www.rics.org/oceania/upholding-professional-standards/sector-standards/real-estate/international-property-measurement-standards/ - Build up a concept / story to present to client – you want to sell your ideas at the first opportunity.
SCHEMATIC DESIGN & PLANNING
[S] – SURVEY
- First step will be turning Feasibility into accurate drawing set & checking for issues, compliance and survey info.
- Does the Client already have a survey?
- If not, obtain quotes & sign off with client.
- Provide surveyor with our standard CSA Brief to make sure everything’s captured.
- Are there any additional requirements? E.g. Do you need internal layouts, externals, any other specific requirements e.g Revit model etc (typically for larger jobs).
- Allow 3-4 weeks to obtain survey – ideally this is obtained during Feasibility stage.
– Thoroughly review survey for any missing info / site restrictions such as:- Easements
- Title boundary
- Services
- Neighbouring conditions including habitable / non habitable windows & POS
- North point – clarify if true north
- Crossovers / vehicle access
- Trees on / close to site particularly
- Site levels
- If info is missing, contact surveyor.
- Create duplicate file, scale & clean up to suit.
- LOCK Title boundary and north point on all files.
- Dial before you dig https://www.1100.com.au/ & file
[C] – CONSULTANTS
- Are there any other consultants required?
– On small, single resi jobs, often no consultants are involved. We manage the TP Process. Common consultants on smaller jobs:- Arborist
- Cost estimator
- Heritage consultant (if very sensitive site)
- Does the client have their own consultants in mind?
- If not, determine list of consultants required for town planning (if any).
- Put a consultant list together comparing all fee proposals (if larger job) and send to client for confirmation / signing.
– In larger, multi-res or commercial jobs, many other consultants may be involved early on such as:- Planning consultant (who may run / manage the TP process)
- Traffic
- ESD (sustainability)
- Waste
- Landscape
- DDA / Access
- Heritage
- Arborist
- Cost estimator
- File & instruct on client’s behalf.
- Good practice to create a consultant contact sheet, particularly on larger jobs.
[S] – SCHEMATIC DESIGN
- Confirm Brief & Budget from Feasibility stage.
- Lock in general layouts.
- Work up concept design ideas – materiality, form, aesthetic, planning / heritage context.
– Is materiality fit for purpose? - . Work up 3D Design / design drawings.
– Double check build ups / roof allowances with DOC team- Low end apts – 400mm
- High end apts / houses – 600mm
- 800mm for roof (if possible)
- Height restrictions? Check schedule / zone / planning info
- Test 3D massing against any rescode compliance / survey information.
- Refine 3D design & concept to present to client – are there any issues to highlight?
– e.g overshadowing, overlooking, orientation, daylight analysis - Sign off design before progressing to TP.
- FILING – Setup a good system early on to track client decisions, changes etc.
[P] – PLANNING
- Confirm output requirements & produce drawing register.
- Confirm consultant requirements.
- Brief consultants & provide deadlines in advance (unless planner is taking lead on this).
- Set out internal programme / deadlines.
- Set up TP Report.
- Set up TP Drawings.
– Do you need to do a clause 54 or Clause 55 assessment?
– Likely if no planner on board.
– Do you need to write up a heritage statement?
– Do you need a WSUD report? - If no planner, check how to submit (online or email?)
- REVIEW. Send Draft to client for sign off.
- SUBMIT.
- Note RFI date in calendar & chase planners.
- RFI received within 28 days.
- If no objections, Permit will be granted. If objections, NOD will be issued, allowing objectors 28 days to appeal.
– Check conditions carefully. What is required by us / others?
– Endorsement of plans may be required post permit.