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Too close to call? development experts help :)

Discussion in 'Development' started by Arnel, 24th Jun, 2015.

  1. Arnel

    Arnel Well-Known Member

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    Hi everyone, hope is well.

    Just placed a offer in for a property that was accepted...all last second. I allowed 3 days of due diligence.

    The site is located in Perth WA R40 total site area 730sqm.

    Now from my calculations I can retain front , subdivide and build two on rear? find rough drawings below (side access ~4.1m)


    [​IMG]

    is it possible? will use the wapc 5% tolerance through doing a survey strata if need be.

    thanks guys :)
     
  2. Paul@PFI

    Paul@PFI Tax Accounting + SMSF Business Member

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    Never rush into any investment. Better to seek extra time or walk on. Losing money through haste is not a strategy.
     
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  3. Perthguy

    Perthguy Well-Known Member

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    The setback between the boundary between Lot 1 and Lot 2 and the existing house looks very tight. Do you know what clearance is required and what you can achieve?
     
  4. Arnel

    Arnel Well-Known Member

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    @Paul@PFI thanks mate, but I believe you should present an offer asap. Property wasn't listed yet. I also left myself three day to research :)

    @Perthguy
    General rule of thumb 1m? Some go to 0.5m and even wall to wall on a percentage of boundary. I was hoping somone on here would be able to clarify. I will be in touch with local gov tomorrow to discuss.
     
  5. Perthguy

    Perthguy Well-Known Member

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    From memory: standard wall is 1m, wall with a major opening is 1.5m, 0.5m would have to be fire rated?

    Best check it out with the LG. Also check out how supportive they are of approving the 5% variation.
     
  6. HD_ACE

    HD_ACE Game-Changer Premium Member

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    What council? And it is R40 or a dual density?

    Its probaly a planner or drafty you want to talk to to get a good idea of what you can fit there building wise with the setbacks and if your going to go 2 storey etc.
     
  7. Arnel

    Arnel Well-Known Member

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    @Perthguy thanks mate will chat to them tomorrow and keep you posted

    @HD_ACE
    City of wanneroo. Not dual density just r40.
    Was thinking just single 3x2x2's
    I'll call the LG tomorrow and discuss. Thank you
     
  8. Jamie_

    Jamie_ Well-Known Member

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    nice pool :D
     
  9. Be Developer

    Be Developer Property Developer Business Member

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    @OSAN Properties

    Good that you have 3 days to do DD!!

    Does numbers work for the whole project?

    Also, consider the soft market of Perth in your feasibility study!!

    Good luck with purchase!!
     
  10. Arnel

    Arnel Well-Known Member

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    @Jamie_ haha fun right!

    @Be Developer i picked it up for a steal even considering the perth market atm. m.
     
    Last edited: 25th Jun, 2015
  11. Be Developer

    Be Developer Property Developer Business Member

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    @OSAN Properties good on you !

    please keep us updated with progress, would love to hear how it goes..

    I have one in city of wannaroo too..
     
  12. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Hi Osan,

    ok. I couldn't see how large lot 3 intended to be from your picture as you had measured it with the access leg.

    Assuming you can get 180sqm you won't be needing the 5% allowance from WAPC.

    Notes
    - I assume you intend to remove the rear patio. I assume there will be large windows and doors there which are greater than 1sqm therefore they are Major Openings and you will need 1.5m from the walls to the new lot boundary
    - You will need to provide a 4 x 5m (20sqm) courtyard for the front house which you can do in the front garden by fencing it off.
    - you will need to provide new parking for the front lot

    Important things
    - where is the sewer line? Important to know before you sign off on your due diligence
    - what is the profit margin on this?
     
  13. Big Daddy

    Big Daddy Well-Known Member

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    Min lots cannot include any common property. So two 180m2 lots excluding driveway won't need WAPC variation
     
  14. Arnel

    Arnel Well-Known Member

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    @Westminster Hi mate, thank you for the advice
    My mistake in regards to the measurement including the access leg, I have considered and included your recommendations providing a more detailed plan. (find attached)

    [​IMG]

    pipeline diagram, any easements i should know about in relation to there positioning?

    [​IMG]

    In terms of feasibility, the condition of the house is poor!
    purchase price 360k
    stamp duty, settlement fees etc ~13k
    renovation~ 25k
    TOTAL: ~400k
    Rental Income :360pw based on research and no bias agent advice


    let me know what you think :)
     

    Attached Files:

  15. Perthguy

    Perthguy Well-Known Member

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    Hi. Looking at your plan, I note it says: Lot4/common driveway. 125sqm. 4m wide.

    You may not be aware that for a survey strata with common property, the access leg can be reduced to 3m where necessary to retain an existing dwelling. This is documented in the WAPCs Development Control Policy 2.2 - Residential Subdivision (DC 2.2). Hope this helps!

    How did you go with council?

    http://www.planning.wa.gov.au/publications/803.asp
     
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  16. Arnel

    Arnel Well-Known Member

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    @Perthguy
    Oh great, makes the scenario more so possible.

    Council said "should" be okay very close.

    They never give you a definitive answer!

    Appreciate the tip :)
     
  17. HD_ACE

    HD_ACE Game-Changer Premium Member

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    Is that a laneway or footpath down the boundary?
     
  18. Arnel

    Arnel Well-Known Member

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  19. Big Daddy

    Big Daddy Well-Known Member

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    Average can include common property so they are greater than 220 sqm and this is feasible . A 3.5m wide common is fine. You will have to keep away from sewer when building. You need to know how deep and what material it's made from to know how far.
     
  20. Arnel

    Arnel Well-Known Member

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    @Big Daddy
    Thank your for your input, I guess the LG would be best to contact for find out those details?