Determining the Potential of a Site

1. Determining the Potential of a Site

2. Determining the Potential of a Site - a guide to the R-Codes, to Local Authorities, and to the Development Approval Process

3. Zones, • Density, Setbacks • and Plot Ratios - how to use the R-codes

4. - what are the R-codes?

5. - what are the R-codes?

6. - what are the R-codes? • The purpose of the R-Codes is to provide a comprehensive basis for the control, through local government, of residential development throughout Western Australia.

7. - what are the R-codes? • The purpose of the R-Codes is to provide a comprehensive basis for the control, through local government, of residential development throughout Western Australia. • or • The R-codes tell you what you can and can’t do on any particular residential site

8. - what are the R-codes? • The purpose of the R-Codes is to provide a comprehensive basis for the control, through local government, of residential development throughout Western Australia. • or • The R-codes tell you what you can and can’t do on any particular residential site • www.planning.wa.gov.au • Click on Residential Design Codes

9. - R-codes • The R-Codes are broken into 7 parts

10. - R-codes • The R-Codes are broken into 7 parts • + Appendices

11. - R-codes • The R-Codes are broken into 7 parts • + Appendices • + Tables

12. - R-codes • The R-Codes are broken into 7 parts • + Appendices • + Tables • + Figures

13. - R-codes • The R-Codes are broken into 7 parts • + Appendices • + Tables • + Figures • The first five parts explain the Approvals process – they do not help you asses the potential of a site

14. - R-codes • The R-Codes are broken into 7 parts • + Appendices • + Tables • + Figures • The first five parts explain the Approvals process – they do not help you asses the potential of a site • The next part deals with design elements – overlooking, overshadowing etc

15. - R-codes • The R-Codes are broken into 7 parts • + Appendices • + Tables • + Figures • The first five parts explain the Approvals process – they do not help you asses the potential of a site • The next part deals with design elements – overlooking, overshadowing etc • The final part deals with special provisions which you will almost never need ( for aged care or multiple dwellings/apartments etc)

16. - R-codes • The R-Codes are broken into 7 parts • + Appendices • + Tables • + Figures • The first five parts explain the Approvals process – they do not help you asses the potential of a site • The next part deals with design elements – overlooking, overshadowing etc • The final part deals with special provisions which you will almost never need ( for aged care or multiple dwellings/apartments etc) • The Appendices are examples of forms, also no help in assessing a site.

17. - R-codes • The R-Codes are broken into 7 parts • + Appendices • + Tables • + Figures • The first five parts explain the Approvals process – they do not help you asses the potential of a site • The next part deals with design elements – overlooking, overshadowing etc • The final part deals with special provisions which you will almost never need ( for aged care or multiple dwellings/apartments etc) • The Appendices are examples of forms, also no help in assessing a site. • Then there are the tables and figures – these form possibly the most important part of the Codes when assessing a site and will quickly help you determine its potential

18. - R-codes Tables • Table 1 • Zoning • All Residential Sites are zoned. • The zoning determines how many dwelling each site can have (minimum site area) • It also determines minimum • Outdoor living • Open Space • Street Setback • Rear and Secondary Street setback

19. - R-codes Tables • Table 1 • Zoning • All Residential Sites are zoned. • The zoning determines how many dwelling each site can have (minimum site area) • It also determines minimum • Outdoor living • Open Space • Street Setback • Rear and Secondary Street setback • Any Estate Agent should be able to inform you the zoning of the site they are selling • If not a quick call to the local council or shire or a visit to the planning section of the website should give the zoning

20. - R-codes Tables • Table 1 • Zoning • All Residential Sites are zoned. • The zoning determines how many dwelling each site can have (minimum site area) • It also determines minimum • Outdoor living • Open Space • Street Setback • Rear and Secondary Street setback • Any Estate Agent should be able to inform you the zoning of the site they are selling • If not a quick call to the local council or shire or a visit to the planning section of the website should give the zoning • Once you have the zoning Table 1 will help you determine ALL of the above

21. - R-codes Tables • Tables 2 & 3 • Determine: • Side / Boundary Setbacks • Walls with no major Openings • Walls with major Openings • Building Heights (1 storey / 2Storey etc) • Should also note here that there are more onerous requirements for setbacks of windows in: • Upper floor balconies (7.5m – 15m in Subiaco) • Upper floor living Rooms ( 6m) • Upper Floor Bedrooms and Studies (4.5m)

22. - R-codes Figures • These tables explain in Graphic Terms exactly how the items in Tables 1 to 3 are applied to a building on a site • They do not provide any additional information or restriction on what you can doo on site and should only be read in conjunction with the tables

23. - R-codes An Example • Before you get bored looking at tables! • This was an R80 site • From Table 1 we could determine we needed • A minimum site area of 160 m2 • 45 % open space • 16m2 of Outdoor Living • 4m street setback... ...BUT • Because the buildings on either side were built with a zero setback to the road, we could do the same. In fact that is a big lesson – PRECEDENCE • If there are several buildings on the same street that do something that appears against the codes, but would help you develop a site to a higher potential, you can use the rule of precedence . • Whilst that is an excellent indicator – you will still need to discuss this with your local authority.

24. - R-codes An Example • This small extension changed this home from a 3 bed 1 bath home into a four bed 2 bath home, with automatic lock up parking. • We were able to build in the front setback because of precedence and maximise the potential of the site. • It was a low cost extension, as it was on ground and involved very little change to the existing building . In that way we weren’t rebuilding what was already there. • The aim of this extension was not to increase value but it did by well over twice the costs of the work.

25. - Local Authorities • All Local Authorities are bound by the R-Codes, so the R-codes remain the first stop for determining the potential of a site... • however... • ... each local Authority ( Council, Shire, City etc) will have its own Town planning scheme. • In addition they may also have Design Codes, Precinct Plans, Heritage Standards, and a host of other planning policies particular to that council. • Once you have established potential using the R-Codes as your guide, your next step is to consult the local authority and determine any further restrictions on the site. • This can often be done on the web, or alternatively you can call a planning officer.

26. - The Development Application Process • Once you have determined which site you wish to develop – have ascertained the potential according to the R-Codes and either consulted council planners or their website, you can go ahead and prepare plans for your renovation. • You MUST prepare plans • There are two stages you must go through before building, you must get • Development Approval • Building License • These can be lodge concurrently or separately – • If it is fairly straightforward and completely internal – lodging at the same time is probably expedient and wise • If it concerns external works and any items that may be subjective ( overlooking, reduced setbacks) it is best to lodge each stage individually.

27. - Pre Lodgement Meeting ( or Pre DA ) • If you have a more difficult application or simply want some assurance that the process will run smoothly then a Pre Lodgement meeting (before lodging DA) is appropriate. • This is done once you have your plans to a level where the council officers can discuss all the elements of the planning codes. • You will most likely discuss • Building Height • Bulk and Scale • Overlooking and Overshadowing • Setbacks • Vehicle Access • Streetscape • Heritage issues • ++ • Your plans will need to be sufficiently resolved to show all this or at least indicate what the impact of the renovation may be

28. - Pre Lodgement Meeting ( or Pre DA ) • Plans should include • Elevations • Site Plans • Floor plans ( may be combined with site plan) • Possibly a 3D image (if it helps!) • A Final DA set of plans will include • Site Plan • Floor Plans • Overlooking / Overshadowing diagrams • All Elevations • Section • Optional Streetview (required by many councils)

29. - The DA Process • After you have lodged • Described in Parts 1-5 of the R-Codes • May include Neighbour Consultation / Advertising • Should (hopefully) result in Development Approval • After which you can complete working drawings. • Any Structural work will need to be drawn and signed off by a practising structural Engineer • The design must comply with the Building Code of Australia or BCA (this is not part of the DA process)

30. - Questions? • Presenter: Matthew Young • Copraxis Architects • Contact: T: 9328 4754 • F: 9328 4756 • E: matt@co-praxis.com • W: www.co-praxis.com