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WA City of Swan Rezoning - Ballajura, Beechboro...

Discussion in 'Where to Buy' started by PerthNoob, 27th Oct, 2015.

  1. PerthNoob

    PerthNoob Member

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  2. HD_ACE

    HD_ACE Game-Changer Premium Member

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    I think it is great. Took some time but they got there.

    Might create some more oportunities.
     
  3. D.T.

    D.T. Adelaide Property Manager Business Member

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    Hmm my parents are on 2.5 acres in Ballajura, be interesting to see if they can do anything with this.
     
  4. mrdobalina

    mrdobalina Well-Known Member

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    Are the conditions onerous to get the higher zoning?
     
  5. UrbanPlanner

    UrbanPlanner New Member

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    Depends how big the lot is and how many you're trying to squeeze out of it. If you're just subdividing into 2 lots, then it appears to be fairly straight forward. However if you're doing more than 2 lots/apartments then the parent lot needs to be greater than 1,300m2, and where you're proposing more than 4 grouped/multiple dwellings you need to nominate at least one as a single bedroom dwelling or an aged persons dwelling.

    These are the provisions inserted into Swan's Scheme so the WAPC only needs to have 'due regard' to them, which leaves them open to variation by the WAPC so it will be interesting to see how the first few applications under the new zoning play out.
     
  6. PerthNoob

    PerthNoob Member

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    I think you can do more than two lots on less than 1300sqm if the frontage exceeds 25m.

    This just popped up:

    http://www.realestate.com.au/property-house-wa-ballajura-121145670

    Its actually approved R35 not pending R30 as per the ad. Side access allowing build and retain.

    Those with more experience than I can comment on whether the numbers work but its the cheapest I've seen for this type of property.
     
  7. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    I think the City of Swan has approved the changes but not WAPC. Therefore it's still pending rezoning. It may take up to 12mths for WAPC to ratify the change.

    I didn't see the thread and have been waffling about Ballajura in the Perth Market thread,
     
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  8. Michael Conte

    Michael Conte New Member

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    Hey PN,
    Loving the free advertising!
    I've made the changes to the realestate.com.au link.
    You are correct, the denser zoning is in fact R35, as I only found out today (from a buyer) that the latest amendment had been approved by WAPC.
    http://www.swan.wa.gov.au/files/cc995429-99ee-485b-becc-a53e00e4f736/LPS17_Amendment_92.pdf
    If you go to page 2 on the above link and read point 4, basically explains that WAPC has approved the dual zoning.
    http://www.swan.wa.gov.au/files/ac877db0-45a3-4214-b6da-a53e00e593d4/LPS17_Amendment_92_Maps.pdf
    Above is the maps supporting the approval.

    You'll still need to make a development application with the City of Swan before they will give DA.

    This advice is purely based on my experience with my current clients projects throughout the City of Stirling suburbs, you'll need to do your own due diligence and consult City of Swan, builders, surveyors etc.
     
  9. maeve

    maeve New Member

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    Totally clueless here, so bare with me if this is a stupid question.... can someone explain the zoning to me? My house falls in the 17.5/35 or 40 (can't see which my block will come under as it is in between the 2).. My block is 727sq m. R17.5 says min 500sq m and R40 says min 200 sq m (of R35 min 230 sq m)... So what do you go by if it is dual code??
     
  10. Big Daddy

    Big Daddy Well-Known Member

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    I think you use the higher code if your building 2 dwellings. So its a R40 727sqm site which is normally a triplex but you can only have a duplex. If you want the full R40 you need >1300sqm
     
  11. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    One of the guys on here got an interesting theory from a Swan town planner. By no means is it officially allowed or tested but the theory goes - divide into a duplex with one block 200 and the other 587. Then divide the 587 into 2 blocks. Voila a triplex. I haven't read the fine print and it might not work with some blocks due to frontages etc but it was nonetheless an interesting idea.
     
  12. Big Daddy

    Big Daddy Well-Known Member

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    It might work with built strata. I ran it past wapc and they said they were on to it and wouldnt approve the 2nd subdivision unless a few years had passed
     
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  13. Justinbht

    Justinbht New Member

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    Just checked the City of Swan's Urban Housing Strategy to confirm that you can have more than two lots if the contiguous frontage exceeds 25m (see below)

    "To enable a subdivision (or development) where more than 2 lots (or dwellings) are created, a development site is required to have a contiguous street frontage of at least 25m or a total site area greater than 1300m2 .

    Application of this criterion will include the following considerations:

    a) Street frontage is defined as the length of the street boundary as shown on the Land Survey documents.

    b) A site’s frontage to a park can be included in the calculation of street frontage.

    c) A site’s frontage to a Pedestrian Access Way (PAW), excluding frontage to 0.1m spite strips, can be counted towards street frontage on condition that a City study is conducted in relation to that PAW as referred to in Section 9.8

    Note: 1. Although a Right of Way (ROW) permits the movement of vehicles, where it is not dedicated as a road, it will not be permitted to be included within the calculation of street frontage."

    Thats taken from Section 13.2.3 of the Urban Housing Strategy
     
  14. Mike Valetta

    Mike Valetta Member

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    It would have be staged and the first subdivision would have to be a freehold subdivision. Furthermore, it will still be at the discretion of the WAPC. Tread very carefully.
     
  15. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Agreed. As I said it was a theory from a town planner and not tried, tested or policy. Just an interesting idea
     
  16. R377

    R377 Well-Known Member

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  17. Big Daddy

    Big Daddy Well-Known Member

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    Is there any clay in Woodbridge?
     
  18. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    HEAPS :) That spot is between 2 rivers so I wouldn't be surprised if it does.
     
  19. property world

    property world Well-Known Member

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    When did they bring this 1300 sqm or more to build 3 or more dwellings legislation for City of Swan?