Understanding the approvals process
One of the areas of developing that often trips up novice
developers is that of the approvals process. Dealing with the requirements of
the local council and ensuring your proposed development is up to par doesn’t
have to be difficult. But for many, it is at this stage that everything starts
to unravel as delays in getting the necessary approvals start to cost serious
money and impact the success of the project. Ensuring your project doesn’t
suffer this fate simply involves getting an understanding of the road ahead.
Type of approvals
Firstly, you must find out what sort of approvals you need.
Usually, it will be either a development or building approval, or both. A
development (or Planning) approval is based on whether your proposal is
appropriate for the area, conforms to any codes and regulations, and does not
negatively impact surrounding properties. Building approval, on the other hand,
is about the safety and construction of the structure. Most developers who are
demolishing, subdividing, or building will find they will likely need both. As
the development side is often the trickiest, let’s focus on it for the remainder
of this article.
Preparation
Sometimes the process can be lengthy so it’s important to get
started as early as possible. Consider setting up an initial meeting with the
council before you lodge your applications, as getting all the facts early on
may speed up the process and ensure it continues smoothly. Depending on the
nature of your development, you will need to enlist the help of various people
such as an architect, builder, land/town planner, land surveyor, and a
structural or civil engineer. It may also be worth talking to surrounding
neighbours about your plans and establish good relationships with them early on,
to avoid any objections arising down the track.
The application
The application itself may require various documentation depending
on your development and the council’s needs. This may include architectural
plans, a survey plan, drainage and waste management plan, environmental impact
report, shadow diagrams, and an engineer’s certificate. Depending on the size
and type of development you are undertaking, the council’s application fees can
potentially cost thousands, particularly if you need to revise your application
at any stage.
After the application is lodged, there may be an advertising and
notification period which gives neighbours and other residents the opportunity
to peruse your application and voice any objections. This is a common reason as
to why applications fail or are delayed, hence the recommendation to open
communication with neighbours and sort out potential issues they may have at the
start.
Assessment
To give your development the best chance of a quick approval, you
must understand what the council will be assessing so you can make sure your
application adequately addresses their potential concerns. Ultimately, they will
assess your application based on its impact on neighbours, the local community
and the environment. They may consider the look of your development and its
impact on the streetscape and area overall, privacy and overshadowing of
neigbouring properties, traffic and congestion, noise levels, pollution and
waste, and even how it may affect local amenities such as trees and parks,
community facilities, historic precincts and wildlife habitats.
At the end of the day, proper research and early consultation with
neigbours and the local authority is likely to get your development across the
line.
As every state and council has different requirements and even
different terminology, please take this information as a general guide only and
check with the relevant council in your area.
For more information on how Momentum Wealth can assist you
with your property development, contact Emma Everett on
1-800-000-159.
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