Newbie qn on min garden area and subdivision into lots (in GRZ3)

Hi all,

First post here from a complete noob and we need your help! We are first timers wanting to attempt a dual occ 2 or 3 townhouse development on approx 850sqm of land (hopefully 3 depending on size feasibility, 19.5m frontage and rectangular shaped). The land is under Monash council, Mt Waverley and is zoned GRZ3.

For the min garden area outline it states that if lot size is <400sqm then it should be 25%, but is that "after" you have subdivided it into 3 smaller lots?
I.e. 850sqm lot subdivided into 3 lots of 300x300x250 sqm, which means you are required to have 75x75x62.5sqm of garden in each lot?

We have been told that it would be 35% as they take the size of the original lot which is 850sqm which would be the case if you draft up plans "before" applying for subdivision permits (before going council)? In effect I would lose more land to the garden than if it was based on 25% per lot.

Can anybody shed some light? Or am I getting the basic steps wrong in subdividing only after building plans are drafted?

Also last qn, for 850sqm under GRZ3 would it be too tight of a squeeze to have 3x 4bed/2baths/2cars in there?

Thanks so much, Merry Xmas and Happy New Year!

 

Garden area is calculated before the "creation" of the lots. So yes, you will "loose" more area. It is meant to be reflective of the surrounding character (in theory), larger lots in the location equates to more garden area
If the outcome creates lots of less that 400sqm you will need development plans (ie development plan and subdivision plan concurrently)
You can usually subdivide only, but will need development plans anyway. A planning permit condition often applied allows subdivision of the land in accordance with approved plans to create vacant blocks that are (effectively) developed later in accordance with the approved plans (or as amended)
Setback requirements and open space requirements are very high n the GRZ3 zone - side setbacks of 5m unless "on" the boundary! So yes your expectation is VERY high, and most likely unworkable. Why not have planner/architect look at the options for you? Planning controls area minefield

 

Suggest you speak to a town planner or architect who has worked in the area and understands the zoning. We did a three pack on 800m2 in Whitehorse and used Archie from https://www.abetterdesign.com.au/

 

1. land area alone is not the determinant of development yield
2. "local" is not always the "best", "good" or "appropriate". Skills and experience are more important

 

thanks alot for your responses, might have a drafty or planner to look at it! Tufan what does "on the boundary" mean? Does it mean you can build right on the boundary?

 

also sorry to add, for plans/permits do u recommend getting both a town planner and building designer/architect? or will a BD/Architect suffice?
Council rules can be a nightmare

On that note any good town planners to recco? or building designers?

 

I hear that to build three houses you could do this via strata . Just a thought

 

Yes - on or within 150mm of a side or rear boundary (not the frontage of course)

 

No, not really. subdivision is an independent process. The development solution needs to be "right" and if it is, subdivision is straightforward. Subdivision in its own right without development plans won't work

 

You are looking for a very tight design solution, I'd suggest planner and architect.