Determining the Potential of a Site

Determining the Potential of a Site

- a guide to the R-Codes, to Local Authorities,

and to the Development Approval Process

Determining the Potential of a Site

- how to use the R-codes

Zones, Density, Setbacks

and Plot Ratios

- 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



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


http://www.planning.wa.gov.au/

The R-Codes are broken into 7 parts

- R-codes

The R-Codes are broken into 7 parts+ Appendices

- R-codes

The R-Codes are broken into 7 parts+ Appendices+ Tables

- R-codes

The R-Codes are broken into 7 parts+ Appendices+ Tables+ Figures

- R-codes


The first five parts explain the Approvals process – they do not help you asses the potential of a site

- R-codes



The next part deals with design elements – overlooking, overshadowing etc

- R-codes




The final part deals with special provisions which you will almost never need ( for aged care or multiple dwellings/apartments etc)

- R-codes





The Appendices are examples of forms, also no help in assessing a site.

- R-codes





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

- R-codes

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

- R-codes Tables

Table 1

Zoning


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

- R-codes Tables

Table 1

Zoning


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

- 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)

- R-codes Tables

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

- R-codes Figures

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.

- 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.

- R-codes An Example

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.

- Local Authorities

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.

- The Development Application Process

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

- 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)

- Pre Lodgement Meeting ( or Pre DA )

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)

- The DA Process

- Questions?

Presenter: Matthew Young

Copraxis Architects

Contact: T: 9328 4754F: 9328 4756E: matt@co-

praxis.comW: www.co-praxis.com

Documents

Determining the Potential of a Site