Design
Planning
Construction
Subdivision
Case Studies
New Home Design Melbourne
MAPLEHURST JOB
FROM CONCEPTION TO COMPLETION:
REAR SINGLE-STORY DWELLING/SUBDIVISION. EXISITING PROPERTY TO REMAIN
STEPS TO CONSIDER: DESIGN, PLANNING, CONSTRUCTION, SUBDIVSION
Property owned or potentially purchasing
· Determine capacity for project:
Measure block size
Establish current dwelling characteristics and location
Establish features of proposed dwelling and location
Determine capacity for project succession
Liaison with client to determine a general design guideline for proposed dwelling
Engage draftsman/architect for a preliminary design for consideration
Establish workability and feasibility within RESCODE and general design and construction parameters; ie, private open space, SDA and BESS guidelines etc (all of which will impact size, location, design, functionality, feasibility, cost etc of proposed dwelling)
NB: AT THIS POINT FOCUS AND HIGHLIGHT THE IMPORTANCE OF THE DESIGN ON OVERALL CONSCTRUCTION COSTS, RESALE VALUE, END VALUE, FUNCTIONALITY, PURPOSE ETC
Liaisons between client and draftsman to establish a desirable design.
NB: AT THIS POINT CLIENT COMMITS TO BUILDPATH. FOR PROJECT AND MAKES FINANCIAL COMMITMENT TO JOB. SO OTHER ADVISERS CAN BE ENGAGED TO CARRY OUT NEXT STAGES OF THE PROJECT PROCESS
Engage services of land surveyor for purpose of re-establishment survey, feature survey, land heights, etc for purpose of planning permits (both construction and subdivision permits)
Finalise preliminary plans for application to council town planning along with all relevant surveys and property information, reports etc
NB: DEPENDANT ON DRAFSTMAN USED, EXTERNAL PARTIES FOR REPORTS AND DOCUMENTS FOR TOWN PLANNING PERMIT CONSIDERATION SUCH AS BESS REPORTS, SDA REPORTS, CLAUSE 55 AND LANDSCAPING DESIGN MAY NEED TO BE ENGAGED OR DREAFTSMAN/ARCHITECT CAN COMPLETE ALL REPORTS IN-HOUSE
Application to council for planning permits (NB: both planning permits will be applied for simultaneously; planning for dwelling construction and planning for subdivision) to expedite time and streamline the process of getting the SOC (Statement Of Compliance)
NB: AT THIS STAGE COUNCILS DECISION (WHICH IS INVARIABLY DEPENDANT ON FACTORS SUCH AS TOWN PLANNING REGULATIONS, COUNCIL MEMBERS RECOMMENDATIONS, ADJOINING/NEIGHBOURING PROPERTY OBJECTIONS ETC) WILL EFFECT THE SUBDIVISON PROCESS. USUALLY COUNCILS WILL REQUEST PROPOSED DWELLING TO BE ESTABLISHED PRIOR TO STATEMENT OF COMPLIANCE AND SUBDIVSION ARE GRANTED. IN THIS CASE COUNCIL GRANTED SUBDIVISION WITH CONSCTRUCTION PERMIT; ISSUING BOTH PERMITS SIMULTANEOUSLY; ESTABLIHSING A SECTION 173 AGREEMENT TO BE ATTACHED TO BOTH PARENT AND CHILD TITLES OF PROPERTIES
Request land surveyor to commence applications via online platform SPEAR for relevant authorities consent for subdivision work.
NB: AT THIS STAGE CERTAIN AUTHORITIES SUCH AS POWERCOR FOR ELECTRICITY, WATER AUTHOURITY IE; GREATER WESTERN WATER FOR SEWER WATER AND PIC ISSUING, NBN FOR COMMUICATIONS, MELBOURNE WATER (OR RELEVENT WATER BOARD) FOR STORM WATER, DOWNER OR AUSNET FOR GAS CONSENT, WILL REQUIRE APPLICATION AND CIVIL WORKS FEES AND WORKS TO BE COMPLETED PRIOR TO CONSENT.
Upon councils acceptance and approval of planning permit, next stage of the process commences
Engage draftsman/architect to commence architectural drawings and relevant reports for purposes of building surveyor
Engage building surveyor; application, fee proposal, RBS appointment form
Engage geotechnical engineer for soil report purposes
Dependent on councils decision for retention system, civil engineer may need to be engaged for councils approval for onsite retention
NB: AT THIS STAGE CERTAIN WORKS MAY NEED TO BE COMPLETED AS A PART OF COUNCILS 173 AGREEMENT ESTABLISHED AS A PROVISION FOR SUBDIVISION STATEMENT OF COMPLIANCE AND APPROVAL GRANTED. EXAMPLES OF WORKS ON EXISITING PROPERTY/DWELLING AND ANY COMMON PROPERTIES MAY INCLUDE: DRIVEWAYS, FENCING, STORM WATER RETENTION SYSTEMS OR WATER STORAGE UNITS, SHEDS, LANDSCAPING ETC. THIS WORK WILL IMPACT THE ABILITY FOR COUNCIL TO MAKE APPROVALS FOR SUBDIVISION. THIS WILL NOT IMPACT THE CONSTRUCTION AND IF PLANNING PERMIT FOR CONSTRUCTION HAS BEEN APPROVED, IT CAN COMMENCE BUT SUBDIVISIONS CANNOT BE GRANTED UNTIL ALL WORKS STIPULATED IN THE SECTION 173 AGREEMENT ESTABLISHED BY COUNCIL HAVE BEEN COMPLETED AND SITED BY TOWN PLANNING
Engage structural engineer for structural engineering and computations etc
Submit Form 1 (Building Permit Application) and all relevant paperwork, drawings, reports, supporting documents to relevant RBS (Registered Building Surveyor) for consideration
Liaisons with RBS upon reviewing and submitting RFI (Request for Further Information)
Gather all relevant docs and amendments to be made to satisfy RBS decision to approve and issue Form 2 (Building Permit)
NB: IN THIS CASE A FORM 6,7, WAS ISSUED AND TO BE HANDED TO ADJOINING NEIGHBOURS DIRECTLY WITHIN A 1 METER DISTANCE OF CONSTRUCTION WORKS EFFECTED BY SAID WORKS AND A FORM 8 WITH NEIGHBOURS CONSENT SUBMITTED BACK TO RBS FORMING SUPPORTING DOCUMENTATION FOR FORM 2 BUILDING PERMIT ISSUE
Upon issuing of Form 2 building permit a registered building practitioner (DB-U Domestic Building Unlimited builder) can be appointed for construction
Submission of all paperwork for costing and contractual consideration to DB-U
At this stage client enters into building contract with registered building practitioner (knowns as DB-U for reference)
Liaisons throughout the construction process with client, builder and consultant ibuilthis. to ensure the relevant works and systems for subdivision on clients behalf are closely monitored so as SOC (Statement Of Compliance) can be issued relatively close to COO (Certificate Of Occupancy by RBS) to align the construction and subdivision final stages of the planning and project
