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Developement Considerations in the City of Joondalup

07 July 2017
With the City of Joondalup, along with some other local authorities, issuing possible housing strategy implementations and changes in zoning over the past 12 months, we are finding a lot of interest from home owners on suitably sized blocks who are looking to take advantage of this situation. However in most circumstances, it is causing quite a bit of confusion, and raising quite a number of questions, that need to be answered prior to any applications being submitted, in order to see if the project is indeed doable and or viable.
Whilst working closely with a number of clients and local residents in the areas that have been re-zoned, it is very apparent is that that each and every potential development property is different, and of course every home owner’s needs and financial situation is also unique to their particular set of circumstances.
Below you will find just some of the many definitions and considerations that need to be taken into account before commencing a project such as this;
  • Zoning: Zoning is what defines the potential development size possible for each block. Each Zoning is identified with a unique R-Code, and each R-Code number will have a different set of rules and values associated to it, such as stipulating the minimum amount of square metres that is required per lot, along with different building requirements.
  • Planning Schemes: Each council may have policies above and beyond the residential design codes (R-Codes), that developers will need to adhere to in order to gain a development approval.
  • Services Location: Location of services to each block has a big effect on the final development that can be undertaken along with the overall cost of the proposed development. Generally developers can build up to 600mm from a sewer line, but will need to add piling to the building, which will add significant costs to the build. The depths of the sewer and service will also affect the extent of setbacks and piling.
  • Front Verge Requirements: Each council has a different set of rules relating to the location of street trees, along with other fixed items to front verges, so this also needs to be checked before removing anything on the front verge. Failing to comply with council requirements will result in fines or refusal of development applications.
  • Feasibility: A full feasibility report associated to all the possible costs relating to every stage of the development, along with potential returns from the end result is critical. This is not only to work out whether it will be worthwhile investing money into the development to begin with, but it may also determine what product you have to sell at the end of the day.
  • Ownership Structure: When a development is successfully completed, there is ideally an amount of profit achieved. You may need to seek advice and direction from your accountant prior to this situation arising, as there may be capital gains, income tax and deduction issues associated with the viability from your development project.
  • Location: The location of your future developed properties needs also to be carefully considered, as that may also determine your overall profit n terms of future saleability.
  • Speak to Your Neighbours: Joining with your neighbours can create even larger blocks that may yield even greater future potential, whilst also allowing you the ability to split the costs.
  • Use a Professional: By engaging an experienced Real Estate Agent at an early stage, as this will save you time and also help you avoid any possible future headaches or heartaches.
Above all, by speaking with us here at Northside Residential first, we will be able to discuss your personal requirements and goals in more detail, and then be able to work out what is best for you and your family moving forward. We can also liaise with builders, designers, surveyors, accountants and anyone else that may be required in order to help manage the project for you.
So in summary, please feel free to call us at any time if you have any questions or would like to know more about the possibilities your property possesses. We are more than happy to help, because as you can see above, it is not always as  straight forward as you may first think.
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