Opportunities For Wealth Creation With Sub Divisions
The sub-division of existing land can often be the greatest opportunity for existing home owners to significantly increase their wealth by carrying out a sub-division of their land. Once the sub-division has been done then the common options are to either sell the land, construct a new dwelling on the land and then sell it, or to construct a new dwelling and rent it out for additional cash flow as well as potential capital growth.
Challenges When Subdividing
Sub-division of their land can be one of the more challenging projects that any home owner can face due to the complexity of the N.S.W. government planning law as well as the strict conditions often imposed by local councils.
Points to Consider When Subdividing
- Site area– On your land, you may not realise that in order to have a battle axe lot, the area that constitutes the axe handle cannot be included in the new lot area. Will council allow you to subdivide that land to achieve the same number of lots that you first envisaged.
- Zoning– The land which you have, or have just purchased, and want to subdivide is zoned one of the Environmental Protection Zones under councils’ Local Environmental Plan, and this zone limits the amount of developmental space for a new dwelling within each new lot. These limitations will impact on the development potential of the site and your economic returns. What would be the best subdivision design so that the maximum possible developable land area can be realized?
- Access– Your land may be particularly steep and only sections of the site will be capable of supporting a new dwelling house. You may have included your proposed driveway in the DA plans to council, however council says that the land will be too steep to provide for suitable and safe access. Are there alternate locations where you could place the access? This is something you will need elaborate upon in the application and show that the new allotments can be safely accessed by a vehicle.
- Site coverage and landscaped area– You have purchased your land on the understanding that you have enough land area to create 5 new allotments. However, council refuses your DA because there is not enough land area for each new lot to achieve maximum site coverage and minimum landscaped area requirements. Can you get around these planning laws, and if so, how will you approach this?
- Bushfire – Land classified as bushfire prone land has specific controls that must be met before a sub-division can be approved. Specific specialist reports must be prepared by experts and often the Rural Fire Service must also approve the development.
Where To From Here?
These examples are just some of the many challenges that you may face when wishing to sub-divide your land and facing them yourself is often time consuming and costly if the wrong path is taken at an early stage. Although council does offer some advice, their officers are limited to how much time and advice they can give to customers. Additionally, they may not be able to explore all the opportunities available to you and will be conservative in their suggestions for the best way of make the most money from your sub-division. For these reasons, it has been proven highly beneficial to seek expert advice at the earliest stage for any sub-division project.
The easy way to subdivision approval
If right now you are wishing sub-division were easier, I have great news. There’s an easier way! To sub-divide the easy way, all you need to do is pick up the phone and call us. We take a look at the land you want to sub-divide and assess its potential. We talk to you about your plans and dreams for the property to make sure that we are taking all of your needs and desires into consideration. As experts in the field of planning with many years of experience working with councils, we can present you with options that your property can support, meet your needs, and are consistent with all of the complex planning laws. Once you’ve decided on your course of action, we will guide you through the process and help you understand the status of your project as it moves through the proposal and approval processes.
How Council Approval Experts Can Fast-Track Your Council Approval
Founded in 1996, Fragar Planning and Development are at the forefront of our industry and our expertise is based on more than 1,300 successfully completed projects. Our clients achieve council approval weeks even months quicker than just using a draftsman, doing it alone or with the help of your friend because:
- We have professional relationships with staff within council,
- Professionally prepared documentation is proven to go quicker through council, and
- We used to work within council – we speak the same language.
We are a team of experienced town planners and professionals in related ﬁelds ready to assist each client focusing on those aspects of development and the application process that they know best. We give you the personal service of a small ﬁrm dedicated to making your dreams a reality, but we also have a tested step-by-step process in place to ensure that your development proposal is prepared accurately and efﬁciently.
Development approval continues to become more difﬁcult year after year for the ordinary property owners and small businesses. The planning rules and guidelines vary from one council to the
next and documentation required has become more complex as the desire to protect natural resources and neighbourhood character has grown.
Our founder, Max Fragar, and many of our experts used to work within council, so we speak their language! We’ll fast-track council approval for your subdivision, saving you the time, hassle, and stress of doing it yourself. As expert consultant town planners, we navigate the council approval process for you.
We had a client in the Helensburgh area who had a 1020 square metre block of land with an existing house that they wanted to subdivide into two lots. With our expert advice and support we were able to successfully formulate, and have approved, an application for 2 Torrens title dwellings for this lot. This type of subdivision is fairly common.
A less common subdivision was done in in Winmalee, where a strata subdivision was approved for an existing dual occupancy. Our clients had little hope of being able to do a traditional Torrens title subdivision due to the zoning and the existence of a dual occupancy. However, we were able to obtain approval for a strata subdivision because no new lots were created.
CAN’T I ORGANISE THE APPROVAL MYSELF?
Yes, it is possible to try and organise this yourself but rarely do people fully consider what is necessary to satisfy council. As such, council will often “stop the clock” on your application while they ask you to supply more documents or specialist reports that can take considerable time to organise. By understanding what council needs in the first place we can fast-track your council approval process, saving you the time, hassle and stress of doing it yourself.
NSW has the most complicated planning system in Australia and it is not for the faint of heart to tackle it without professional support.
Your Next Steps
Please call our office on 1 300 008 138 for a no-obligation discussion about the desired outcome you would like to achieve for your subdivision, so that we can help you determine the best path forward with your property. Based on what you tell us about your proposal, we would be happy to provide a cost-effective quote for what we feel your next step should be.