Phew…….......... What a stressful year but we did it, we got plans and permits approved this year for this project. For those who dream of becoming a developer and taking on challenging projects this thread may be helpful to you. Never give up that is one thing I have learnt. This is a long thread but be patient, it will show you how to corner authority when you have right team on board. Purchased this site - Settlement date September 2015 (Cost - $920,000 including stamp duty) Strategy 1 The original plan was to get approval for 12 apartments and flick the site to a future developer. As apartment development would have been commercial construction loan and matter of risk vs reward vs time frame, etc Each apartment site was sellingat time for $110k per site. 12 x $110k End value - $1.3M We progressed plans and permits to Council, however the apartment proposal was rejected. Well, execute plan B( Stretagy 2) Strategy 2 Place the site at auction without permits, last bid at auction was $1.2M. I decided not to sell at this price, despite the excellent gains within a six month period. I Then decided to lodge an appeal at VCAT and we were given a hearing date for may-2016. (This is where our geniuse team at our HQ pulled some Swifty plan) Strategy 3 While there was an active appeal at VCAT ,we also decided to cover my bases and lodge plans and permits for four high specification townhouses (4 x 3) with Council. The application went through its normal channels of Council, we had two minor objections and we were called into DPC (Development Planning Committee). By doing above, we made it very clear to council that one way or another development is happening on site. Take a pick apartments or Townhouse. As we had concurrent application running at diffrent level in system. We worked out a clever strategy while all this was happening we decided to resubmit plans to VCAT from our original submission of apartments to these four townhouses. (Via substitution of plans) So we ended up with, 1 active application at VCAT and 1 active application at Council for the same outcome for 4 townhouses. My team just attended DPC meeting and we have succeeded in approval for the 4 townhouses permit with few minor conditions. Scenario 1 and estimated end value 12 apartments @ $110,000 would come in at $1.3M Scenario 2 - four townhouses and end value (quick numbers) Land $920K Professional fees $80K $1M construction $200K holding/contingency/contributions,etc Total $2,200,000 Conservative sale price $800,000 each x 4 (comaprables are at $850k plus) $3.2M Profit $1,000,000 (give n take) Big thanks to my amazing team! It pays of to have best of best on your army when you are on path to take on council who is adamant at their own crappy planning policies. Best Birthday present, cant complain, I am currently in US awake, could not sleep too excited.. Once our Thomastown is finished, we may build this or cash out profilt withiut actually developing end product.