What To Look Out For When Choosing A Development Block
sITE fEATURES
Site Features That Will Impact The Outcome Of Your Development
We go through the major features you should take note of during your early research searching for a block.
1. Block Size & Shape
A block’s potential can quickly be determined by its area and shape.
Block Size
The area of your site is one of the key determining factors of the possibilities of your development. Please keep in mind that sometimes factors such as council zoning may affect the use of the land and restrict the number of units on a site regardless of the size
Block Shape
Your block shape can prove either beneficial or detrimental to your development plans. Irregular blocks are generally less ideal as it is difficult to efficiently use all the space available
2. Authority Regulations
Some features are not physical. Your site is subject to local council and other authority regulations if you are looking to develop. Some of these items which will affect the outcome of your project are listed here.
Council Zoning
Local councils enact zoning controls to each block of land in order to regulate land use and control development. Zoning defines the legally permitted uses of a parcel of land aswell as any overlays which stipulate what can or cannot be removed and what can be built.
Neighbourhood Character
This is the look and feel of the area local council is trying to adhere to. It stipulates the way in which buildings, vegetation and topography relate to each other. Any new developments will have to take into account the specific local neighborhood character
Single Dwelling Covenants
Sometimes found on a title of land, a single dwelling covenant restricts the development of the land to have a single dwelling only. This restrictive covenant may be removed, however can be a difficult process. Legal advice should be sought before proceeding.
Flood Prone Areas
Flood mapping determines if your site is identified as having a high flood risk. This will affect the design as it will need to adhere to local planning schemes and regulations relating to flood prone sites
3. Easements
Easements are defined as “the right to cross or otherwise use a portion of someone else’s land.” Usually easements through your property will contain council or essential services assets such as electricity or water/waste pipes. Easements require a permit to build over and are shown on a property’s title.
4. Existing Trees
You should always check with council if a permit is required to remove any existing trees on your site. This will depend on if your site has any restrictive overlays, the height and species of the tree and any other specific council regulations.
5. Slope of Land
The slope of your site from front to back or side to side will affect the design and structural system of proposed units. The cost of excavation and site works will increase in proportion to the slope of the land.
6. Neighboring Trees
Trees on neighboring properties close to the boundary may impact on the placement of units. An arborist report can be made in order to determine Tree Protection Zones and Structural Root Zones. There are restrictions to construction works/excavations within these zones as it will impact the health of the tree.
7. Existing Driveways
Existing driveway widths and locations are important if you are proposing to keep the driveway. This can remove the costs of creating new crossovers and driveways. Always check the width of existing driveways to ensure they comply with current regulations.
8. Crossovers
Location of crossovers will effect the vehicle access & ultimately size and configuration of the units on the site. Additional crossovers can be proposed to service separate units, however will be subject to council approval.
9. Neighboring Habitable Windows
Every council has requirements for the amount of light, offsets and minimizing overlooking to neighboring windows. Locations of neighboring windows will impact on your development’s external wall and window placement among other things.
Habitable VS Non Habitable Windows
A habitable window is attached to a habitable room. This is defined as a room used for domestic activities such as a living area. Each council will have regulations regarding overshadowing, min offsets and overlooking into existing neighboring habitable windows. These do not apply to non habitable windows.
North Facing Habitable Windows
There will be additional offset requirements for proposed walls facing a neighboring north facing habitable window. This is to minimize overshadowing to your neighbors dwelling and to allow enough natural light to these rooms throughout the day.
10. Neighboring Structures on Boundary
Neighboring structures which are built on boundary will affect the structural design of any proposed works within the vicinity. Usually footing design will need to take into account underpinning of the neighboring structure to ensure the structural integrity of your neighbor’s building.
11. Site Orientation
Good orientation of your units can increase the energy efficiency of the dwelling making it more comfortable to live in and cheaper to run for the end users. This also adds to the value of your development as people are inclined to pay a premium for these benefits.
12. Street Trees
Existing street tree locations should be noted as these will affect any proposed new crossover locations. Any works will need to steer clear of the Tree Protection Zone so as not to harm any roots. Removal of street trees are subject to council approval.
13. Site Infrastructure
Noting locations of infrastructure to the site will help to determine where service lines need to be connected up. Some street infrastructure will also affect proposed layouts/access.
Side Entry Pits
A side entry pit is a stormwater pit located adjacent to kerb & channel designed to collect stormwater from a road surface. You should be aware of the location of these in relation to your site as it will affect locations of proposed crossover/site access.
Service Pits
These include items such as Telco pits and electricity pits. New connections for units will be made to these pits, therefore the closer a pit is to the property the less excavations involved.
Power Poles
Locations of power poles will also affect proposed access ways to the site such as crossovers and driveways. These in turn will affect the configuration of the units on the site.
Cable Stays
Some power poles require stays to anchor them down in a particular direction. Thgese stays often take up significant width on your site’s frontage and therefore will affect proposed locations of crossovers and accessways.
Road Zones
The Road Zone Category determines the maximum no. of crossovers allowed to properties abutting the zone and other special requirements such as the exit directions of vehicles from driveways.
Site Discovery
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