So You Have a Development Site - Can I Subdivide?
That’s where Home Builder Advantage comes in - having developed literally hundreds of properties, our team are well placed to assist. We will guide you through what can seem like a very complicated process from start to finish. H.B.A - Developing Made Simple.
Can I Subdivide? There are a number of factors that make this a tricky question, but don’t worry, H.B.A will carefully and calmly steer you through the process. Explaining clearly what each step means and what options are available to you.
The block itself will have limitations on it; both in terms of its R Code and Zoning (see relevant section of our site). There may be other restrictions that have been imposed on the lot by the shire such as detailed area plans. The site may even have easements or covenants attached to the title. Our feasibility study assess all of this for you.
There are several types of subdivision and we will need to ascertain which is most suitable and/or your preferred option. The 3 general types of subdivision are Green Title, Built Strata and Survey Strata (see download for more info). We will discuss the best way to subdivide in more length at our offices or we will be happy to answer any questions you may have via phone or email.
There may also be restrictions on this process in terms of finance as some banks will require the lots to be subdivided prior to issuing funds. This can cause lengthy delays in the process as we guide you through the Subdivision process at West Australian Planning Council (WAPC).
This sounds scary we know, but don’t panic! Home Builder Advantage will help simplify the whole thing and you will be an expert by the time we have finished with you. We begin with our Free No Obligation Feasibility Study, this enables us to get a clear picture of what can actually be built on your block and how best to be subdivide. We will investigate all possibilities on your behalf.
We perform a site inspection and follow this up with discussion at your local shire. Once we have all the information at hand and the team has gone through all of the above we will meet with you to discuss all the options. We will go over all the options in terms of how to subdivide and of course the cost of the construction. You will leave the obligation free meeting with complete clarity of the total cost involved for your project.
Why Should I Choose H.B.A To Develop My land ?
Simple we save our clients tens of thousands of dollars on their multi unit development with Perth's lowest upfront costs !
- Huge volume of projects – HBA provides access to more quality builders and all building at reduced margins.
- HBA gets your multi unit development project to site with the lowest possible up-front costs available anywhere in Perth.
- HBA will conduct an initial feasibility research for your site and provide subdivision layout – including quote.
- HBA will produce a detailed concept design for your multi unit development based on budget and wish list before any commitment to proceed.
- Work directly with the owners of the company one-on-one to achieve amazing results and savings.
- You will receive a first class full set of planning drawings at just a fraction of the cost of an architect or our competitors.
- HBA will produce a photo realistic elevation for your marketing purposes.
- Our design team produce homes with flair and have unsurpassed shire/industry knowledge.
- HBA provide support and expert advice throughout the complete multi unit development process from subdivision until completion.
- Hundreds of satisfied and much wealthier customers – Don’t take our word for it just ask them.
HAVE PLANS ALREADY ? – THATS GREAT H.B.A PROVIDE A WITHOUT OBLIGATION TENDERING SERVICE
Why should I Choose H.B.A To Develop My Land
Included in your H.B.A Custom Design Package you will receive all this !
Can I develop my land you ask ? With H.B.A the answer is YES - No obligation initial discussions – Subdivision options to best maximize the potential of your block & guidance as to best approach for WAPC subdivision – Quotes for all subdivision survey costs – Full individual design service with 12 months of unlimited design time – H.B.A unique tendering process carried out on your behalf – Full planning drawings including floor plans & external elevations – Dwellings positioned on the site survey (by owner) – Planning submission to shire by builder– Access to “Trusted Partners” discounts – building inspector to report at each payments stage - PLUS H.B.A guidance throughout the whole process of design, planning approval, tendering & beyond. So the question shouldn't be can I develop my land it should be when can we start. Just $1000 per unit will get you all the way to site with Home Builders Advantage and best of all, the unprecedented volume of homes H.B.A tender means, that no matter what stage of the process you are at, be it subdivision, design, planning or just trying to find the right builder, our service is for you & will save you time and $$$$.
No Obligation Feasibility Study
So you are thinking of developing and don’t know where to start? Let the team at Home Builder Advantage review all aspects of your development form the site itself to the profitability of the project. We will offer guidance as to the suitability of the block and point out any complications or speed bumps that may exist.
Our Free without obligation feasibility study allows H.B.A to provide our clients with the full picture before they risk any funds on designs or approvals. Unlike working with any Architect or direct with a builder, H.B.A is able to tell you accurately the total costs involved.
We are consistently told that by clients they had been advised that their budget was perfect by the builder, only to have a major blowout once all the facts were revealed. Not only will H.B.A accurately calculate the likely total costs of the project down to the last nail, we will help you assess the sale cost of the properties and/or the rental return.
Our team will liaise with the shire, visit the site and advise as to the best type of subdivision. They will assess what type of design is appropriate for the area, the block and of course your budget and wish list. We will provide quotes for any subdivision costs such as headworks and any surveying fees required.
A comprehensive design brief and budget planner will be prepared to allow us to produce your detailed concept plans and to guarantee that they will be on target. Our design team will carefully prepare an accurate and detailed concept design based on Great Design – Budget – Site – Shire – Codes - Wish list - Solar Passiveness – Sound Construction Principles.
All this before we ask you to part with a single dollar. Choosing Home Builder Advantage as your Building Broker means you will know exactly how much you are going to make, before you even begin. Our system allows developers to get to site with the lowest possible upfront fees. We will get our clients to site for just $1000 per unit including 3D photo realistic elevations to use for your advertising purposes.
What have you got to lose Call us today on 1800 284 539
At Home Builders Advantage we specialize in all subdivision types and have the expertise to help regardless of the size and scope of the project.
There are many subdivision types but to help the usual suspects are listed below along with a brief description of each. We will be happy to explain in more depth or answer any question you may have about your project just call us on 1800 284 539
Duplex Generally one of the most common subdivision types. This development is built on R Code R20 or above lots. Consists of two homes either side by side or can be one behind the other - IE House Behind House. Can also be a corner lot situation which has favourable outcomes for the developer. It is not a requirement but it is quite common for the homes to be adjoining and may even have a party wall in very narrow sites to allow for extra room inside the dwelling. Two storey/loft and single storey homes are possible some height restrictions may apply.
Retain and Build The most searched for of the subdivision types. Development is generally built on R20 or above lots. Consists of two homes either side by side or can be one behind the other. Can also be a corner lot situation which has favourable outcomes for the developer. The existing home is to be kept and a new property will be built on a newly formed lot. Two storey/loft and single storey homes are possible some height restrictions may apply.
Battleaxe Named because of its shape when looking on plan view, with driveway to left or right acting as the axe handle. A very similar subdivision types to retain and build Generally this type of development is built on R Code R20 or above lots. Consists of two homes one behind the other – The existing home may be kept and a new property will be built on a newly formed lot. Or the lot may be subdivided and two new properties built. Two storey/loft and single storey homes are possible some height restrictions may apply.
Triplex This type of development is more commonly achieved with R30 or above lots and consists of three homes. Most common layout is one street front property and one battleaxe style home to rear, with the central property adjacent to driveway. The configuration can obviously vary dependent on your block and can also be a corner lot situation, this has favourable outcomes for the developer. It is not a requirement but it is quite common for the homes to be adjoining and may even have a party wall in very narrow sites to allow for extra room inside the dwelling. Two storey/loft and single storey homes are possible some height restrictions may apply.
Quad This type of development is more commonly achieved with R30 or above lots and consists of four homes. Most common layout is one street front property and one battleaxe style home to rear, with two central properties adjacent to driveway. The configuration can obviously vary dependent on your block and can also be a corner lot situation, this has favourable outcomes for the developer. It is not a requirement but it is quite common for the homes to be adjoining and may even have a party wall in very narrow sites to allow for extra room inside the dwelling. Two storey/loft and single storey homes are possible some height restrictions may apply.
Multi Unit Generally this type of development is used on sites with R Code R40 or above zoning and usually consists of four or homes. There is no general layout for this type of development and your designer will be required to produce plans suitable for the codes and of course for your budget. It is not a requirement but it is quite common for the homes to be adjoining and may even have a party wall in very narrow sites to allow for extra room inside the dwelling. 3 or more levels may be permitted should the density of your lot allow it. The planning approvals for this type of development are notoriously hard to achieve and need to be handled by an expert like Home Builders advantage. Call us today for assistance
Townhouse Apartments One of the less common subdivision types generally used on sites with R60 or above zoning but can be achievable on large sites with lower zoning. Usually consisting of four or more apartments. There is no general layout for this type of development and your designer will be required to produce plans suitable for the codes and of course for your budget. The townhouses are built as separate dwellings, with independent units set one above the other, to achieve a greater amount of apartments. 3 or more levels may be permitted should the density of your lot allow it. The planning approvals for this type of development are notoriously hard to achieve and need to be handled by an expert like Home Builders advantage - Call us today for assistance
Apartments Currently one of the most asked about development or subdivision types is used on sites with R Code R60 or above zoning but can be achievable on large sites with lower zoning. A very popular choice with developers currently as new R Codes have allowed for smaller sites allowing for this type of development and usually consists of 6 or more homes. There is no general layout for these properties; however location of site and even the size of apartments will restrict items such as number of parking bays, so it is crucial that an experienced designer or architect produces your plans. The apartments are generally set one above the other to achieve a greater amount of dwellings and 3 or more levels may be permitted should the density of your lot allow it. There are numerous additional building codes in place for apartment construction because of the commercial aspect of the property which will require additional expert guidance. H.B.A strongly advises our clients that the design work on multi storey apartments is best carried out by one of our recommend highly awarded apartment designers. Call us today for assistance
R-Codes and zoning what does it all mean
As your Building Broker, Home Builders Advantage will take you through all aspects of this confusing process and explain in depth the differences and exactly what the R- Codes and Zoning mean to you and your development. The team at H.B.A are dealing with each and every shire on a daily basis and our designer will take into account all shire policies, zoning and the current R-Codes, during the initial No obligation concept design and feasibility study phase. Before we ask our clients for any commitment, HBA will have calculated the ideal subdivision layout, received quotes for all survey work required and produced concept designs of proposed dwellings, all based on your brief and budget. Our unique system allows developers get to site faster and with the lowest possible upfront costs in WA. What have you got to lose call H.B.A today on 1800 284 539 or download our Free Feasibility Study
Essentially zoning describes the specific purpose parcels of land can be used for. This use is set by local government and typical types of zoning are Commercial or Industrial only, Mixed us commercial and residential or most commonly residential only. Zoning is determined by the location for example close to transport such as a train station will encourage higher density housing.
Zoning can change as population changes affect certain areas and urban infill is encouraged by all government departments. It is vitally important that you are aware of the zoning of your block and or any that you may wish to purchase as this will determine suitability for development. Our expert advice is only a phone call away to answer all your queries.
Shire Planning Department Site Links
Where do we start with this minefield? Fully understanding The R-Codes is something that requires years of experience and as the codes get regularly changed it needs constant vigilance to keep up to date. The team at H.B.A are conversant with all aspects of the R-Codes and consistently achieve planning approvals in record times.
It is also vital that your Building Broker or New Home Designer is up to speed with the variants that can be imposed by shires and developers’ alike, in the form of Detailed Area plans and Design Guidelines. These can completely alter your ability to subdivide on your block and unless investigated thoroughly, can often be missed by the inexperienced designer. The last thing a developer needs is to find his triplex site is only a duplex!
Simply put the R-Code will determine how many homes can be built on that block. The higher the density coding the smaller the average size lot is required and therefore more homes can generally be built. Inner city or areas with transport or near shopping centres will often receive high density R-codes such as R40 or R60 to encourage multi- unit or even apartment construction.
Commonly most Perth suburbs will be designated R20. To give a couple of examples - On a site designated R20 (R-Codes) the lot size required for subdivision is an average of 450m2. Currently meaning that only blocks 900m2 and above can be subdivided in this density code. With an R40 block the average lot size required is 220m2 and therefore the same size 900m2 block would be a 4 unit site. The higher the R code the smaller the area required as an average lot (see link to tables below).
The team at HBA will be more than happy to assist you with this calculation, but feel free to download the full copy of the R-Codes or the R-Code tables and FAQ below. Should you require further assistance and advice or if you wish to take advantage of our FREE FEASIBILITY STUDY please feel free to contact us and we will provide unbiased advice and set you on your way to profitability.
For the Inexperienced developer the twists and turns of the planning approval process can be a minefield of confusion and ultimately often leads to expensive delays and additional cost. Home Builders Advantage’s unique, tried and trusted process along with the buying power of using Perth’s Biggest Building Broker takes away the pain of developing. Together we will simplify the process and maximize your profit.
Much of the confusion exists as each local shire has a different interpretation of the R Codes. They often have unique Town Planning Schemes or a Detailed Area Plan (DAP) in place for a particular part of a suburb. Lots on the same street can often by under different guidelines. These added restrictions create a completely different set of rules and regulations. In some cases this could adversely affect the planning approval of your design or even restrict the ability to Sub divide your block.
As your Building Broker, Home Builders Advantage will take you through all aspects of the planning approval process. You are more than welcome to do your own research (links to shires below) but the team at H.B.A are dealing with each and every shire on a daily basis. Our designer will take into account all shire policies, zoning and the current R Codes. Your Individual design package includes H.B.A preparing full planning drawings as well as your submission to shire and all for planning approval*
[lightbx_download_form download_link="http://www.homebuildersadvantage.com.au/wp-content/uploads/2017/06/HBA-FREE-Feasibility-Study.pdf"]Please feel free to download and fill in our FREE Feasibility Study[/lightbx_download_form]and we will happily provide no obligation, friendly and accurate advice. We will show you what options your block provides and exactly how to maximise the profit from your development. Our team will complete an assessment of the developments potential and produce an accurate sub division layout, supply quotes for the subdivision and produce a detailed concept design for your proposed development. All this before any commitment to H.B.A.