Medium Density Development
G.V. HULL & ASSOCIATES undertake a number of different services relating to medium density development. By medium density development we mean development which increases the density of population in existing urban areas, or development on land which is zoned to allow for a higher population density. The type of housing which fits this description are dual occupancy, town houses, villas and cluster homes and high rise apartment buildings.
Government in New South Wales recognises the need to bring population closer to public transport and community facilities. In preparing State, Regional and Local Environment Plans the Government legislates the guidelines for any proposed development. As a rule, developers must comply with these guidelines, however it is possible to make application for re-zoning of land to an alternate use in special circumstances.
G.V.Hull & Associates have a solid understanding of Local Government guidelines relating to building medium density housing in urban areas. The initial consultation process helps the developer decide what type of development most suites his land - one which will maximise his return on investment. After a detailed survey of the land has been completed, we are able to implement the design process and prepare draft plans for approval by the developer. These plans include site plans, architectural plans, landscape design plans and hydraulic design plans.
When our client is satisfied that the final plans represent his 'concept' for the development, we prepare and lodge a Development Application (DA) to the local Council. The DA can take 4-6 weeks or longer for Council to approve or reject the application. Section 90 of the Environment & Planning Act 1979 sets out those matters which the Council must deal with in determining an application. These matters are wide and varied and, in our opinion, test the Council's expertise and stretch their resources to the limit. If the Council is too slow in its appraisal of the application the developer may, after 42 days from lodgement, make an application to the Land & Environment Court to have the matter heard by a judge of the court. In days gone by, strong willed councils have wasted much ratepayers money in defending cases in the L & E Court. Fortunately these days Councils are being held more accountable for their spending of public monies and more than ever DA's are being approved in quick time.
If and when the DA has been approved, the 'determination notice' which issues from Council comprises a long list of special conditions relating to the development of the land. The subsequent Building Application to Council refines the original DA to comply with these conditions and, when Building Approval is granted by Council, the developer can begin construction. At this point the developer must engage a licenced builder before commencing any construction works on the site.
G.V.Hull & Associates continue to be directly involved in the building process with surveys to setout the buildings, provide datum points for floor levels, check construction works for Council and provide final certification that the building sits correctly on the site in accordance with the approved building plans. After completion of building works, G.V.Hull & Associates prepare a Strata Plan of subdivision which must be signed by the Council before being lodged at the Land Titles Office in Sydney. Recently, Community plans of subdivision have become more and more popular as the development community embraces the new legislation enacted in 1989.
As we begin the new millenia, the State Government of New South Wales recognises the need for urban consolidation and has formulated development strategies to support their policies. Medium density development is an essential part of urban consolidation which allows inner city schools, hospitals and other community facilities to remain servicable to the whole community.
18 Blamey St, Revesby,
NSW 2212, Australia
(02) 9792 2888
(02) 9772 2484