Town Planning – Review overlooking for your project

Town Planning – Review overlooking for your project.

When embarking on a new home, extension or even a deck you need to consider if you might trigger an “overlooking: issue. Hilly sites, incorrect fence coverage or heights, proximity to adjoining homes (windows) and private open space are all factors when a floor level rises above 800mm from ground level.

What rule: Under the planning standard A15 and B22 Overlooking is designed to protect existing windows and private open space from overlooking.

What does it cover: A habitable room window, balcony, terrace, deck or patio should be located and designed to avoid direct views into the secluded private open space and habitable room windows of an existing dwelling within a horizontal distance of 9 metres (measured at ground level) of the window, balcony, terrace, deck or patio. Views should be measured within a 45 degree angle from the plane of the window or perimeter of the balcony, terrace, deck or patio, and from a height of 1.7 metres above floor level.

Reasons for Review: This to provide some protections (up to 9 meters from proposed development to adjoining owners private space and habitual windows. So essentially this and many other regulations are designed to review for adjoining owners any implication from an adjoining development. This is fundamental to your design development and is carried out by The Project for each project brief.

To help you visualise what “overlooking” means the following diagrams from planning authority.

  1. This diagram sets up the basis for review. If an area is affected (is within hatched area ie: a window, major entertainment area etc.) this this triggers the need to provide a solution. Please follow this link for PDF here

The following diagrams provide some idea of how to calculate any impact

 

 

 

Why Us: The Project Centre with over 20 years experience provides our client’s with helpful feedback on impacts & solutions when we are undertaking their new building design. By commissioning a professional design company ensure your design is compliant or applications undertaken to seek council approval when applicable.

Casey Cardinia – Peoples Choice Award

Casey Cardinia – Peoples Choice Awardcasey cardinia business awards

This year The Project Centre – Narre Warren has been nominated for the Peoples Choice award for the Casey Cardinia Business Awards. We’re not sure who nominated us but thanks for who did consider us a worthy participant.

peoples choice awardOne nomination is all it takes to shine a light on an outstanding business!

Well so they say. The Project Centre has been providing both Retail services via our timber and hardware yard in Vesper Drive Narre Warren for 20 years up to 6 years ago, and since the closing of that retail yard, we have maintained and concentrated on Architectural Drafting and Building Service which specialises in Dwellings, Renovations and particularly Verandah, Decks, Carports and Garages for both builders and Do it yourself owners.

Our recent opening in Beaconsfield seeing a second office now establishing itself.

“The People’s Choice award provides you the opportunity to vote from nominated businesses. This Award is a separate voting system and it does not require an application form. Unlike all other category awards, The People’s Choice Award is not judged but decided by popular vote by you the public!”

So I guess those of you who have used The Project Centre over the last 25 years might consider voting for us in these up and coming awards.

To vote for us follow this is the link Peoples Choice Award

Do Louver Roofs require a Building Permit?

Do Louver Roofs require a Building Permit is an often asked question by clients when considering building a project with a louver as the roof or the shade slat. The answer is not straight forward as what might appear and will depend upon exactly what the product is and usage the louver and function is performing.

Louver Options available:shade louver profile

Fixed Shade Louvers – often used to purely provide shade, privacy and ambience to the surrounds of a building. These typically are not directing water to a gutter and can be installed vertically and horizontally relative to the effect and outcome proposed.

Opening and Closing Louvers – often this more refers to roofing type outcomes bit certainly not always. Shutters could be viewed as a louver and often these used in window application for shade and privacy. As a roof it will depend if when closed the roof then directs water to a open and closed louver roof

gutter. Often roofing type louver might close to only 35 degrees and therefore not performing the task of a roof but more a shade slat outcome. If performing a closed roof application, a building permit will be required.

Do Louver Roofs require a Building Permit often more relates, not only to the applications referred to above, but also to fact that your “building a structure” with footings, connections to dwelling etc.

So the facts are:

Typically, most building will require a building permit. Long term benefits to obtaining a permit are significant and many but not least ensuring your money is protected via having an independent building surveyor involved ensuring your project is lawful and compliant.

Summary:

Pergolas (ie: Open, Slats (not closed), mesh) if under 20m2

No but Check – may not a building permit but check first your local council requirements for your home as some councils do require a permit due to location of site and other local considerations. If over 20m2 Yes – will require a building permit.

Fixed (any type) or Closed Louver roofs

Yes – will require building permit every time. Some local councils may also require planning permits as well for any building on your property (these requirements normally site specific).

Awnings – mesh or slatted

Not always but Check – awnings “fixed”, “retractable” or “louvers opening and closing” – if water proof directing water to a gutter or to ground and have structures will require a building permit. So best to check with your council if any restrictions or requirements need to be considered or approved before you build.

Building PermitOur experience particularly over the last few years is not getting a permit can be extremely costly and distressing.

We at The Project Centre – Narre Warren will be able to advise you once we know what you want, what else is on site, where precisely you wish project located and where you live. With this information we can assist you.

Given the many project variations, council and building code requirements and refinements we’re finding it increasing difficult to not be suggesting getting a building is required. Better safe than sorry. If it’s not required great. Often you might find that builder you believed in may become strangely very unavailable and generally unregistered and unwilling to assist.

Whilst permits can add a significant cost they may be just worthwhile to ensure your project is not required to be removed or amended (ie: costly further works or approvals) plus the general cost’s to gain compliance that are “not less than double” the normal costs of a permit.

  • Note: A planning permit only provides the information to a building surveyor that if all the building plans reflect the planning permit stamped plans and approval requirements and the associated building information documentation is correct that building surveyor can proceed with issuing a building permit.

Building a Pergola without a Permit

Building a Pergola without a Permit

building permit

No one should be thinking if building a Pergola without a permit. Many clients ring us seeking answers to this is a commonly asked question. Does my Pergola need a Building Permit!.

Facts are clients are generally considering a Verandah or Carport (roofed structures) and sometimes also a deck generally for the external outdoor entertainment area and to provide shelter to rear or side exit from dwelling. Pergolas are strictly non- roofed structures.

Generally by the time client have contacted us we find they have been provided, for some reason, many different responses. Often incorrectly. This information might from a friend, a tradesman or even from council. Reason being often the term “I want to build a pergola” can be met with a “no a permit is not required” response. Often this response is not qualified because Items such as height, location, size, roof etc. etc., needed to be known for the correct response haven’t been requested or provided.

Essentially there is not many times a pergola doesn’t require a building permit. Pergola’s if above 20m2 it will always require a Building permit. Whether your project requires council or developer’s approval will relates specifically to your project and your site.

Do I need a Building Permit

The following links will provide you valuable info on if a permit required or not.

VBA logo

Link to Victorian Building Commission to see if your project needs a permit CLICK HERE. Download PDF info HERE

Local Council – these valuable local council pages providing details concerning building permit’s.

City of Casey logo

City of Casey web site page dealing with Building advice CLICK HERE

 

Cardinia-logo

Shire of Cardinia web site page dealing When are building permits required? CLICK HERE

 

one stop shop

 

What we can offer you! -‘The Project Centre with over 20 years experience can provide proven professional design and building advice covering a wide range of home building projects from ‘start to finish'”.

We can provide

  • Architectural Drafting
  • Town Planning applications including Easement & Report & Consent application
  • Soil Test, Engineering and related reports including Bush Fire reports
  • Building Permit

Louver Projects P1

What you need to provide

  • Copy of Existing House plans.
  • Copy of tiles, sub-divional plans and any covenants or agreement including Design Panel agreements with land developer (if applicable)
  • Measurements and details on your project idea.

Contact us on (03) 9796 6899 during business hours to arrange your FREE consultation at our offices.

Offices & Display Centre – Factory 1, 26 -28 Abbott Road Hallam Victoria Australia.

“Making Projects Come Alive”

Bayside Council Planning Amendment

Bayside Council Planning Amendment.Bayside CC logo

Developers, Home Owners and those considering major or minor developments on there home in Bayside should be aware that Bayside City Council has announced a proposal to amend the Bayside Planning Scheme.

Some of the main points include

  1. Amends Schedule 3 to clause 32.09 – Neighbourhood Residential Zone (NRZ3) to:
  • Introduce a minimum lot size for subdivision of 400 square metres (this means that if your lot is less than 800sqm, you will not be able to subdivide it)
  • Vary Standard A6 and B9 to increase the permeability requirement to 35%
  • Vary Standard A10 and B17 to introduce a 4 metre rear setback requirement
  • Vary Standard B28 to increase the private open space requirements to 75 square metres, with one part secluded private open space with a minimum area of 60 square metres and a minimum dimension of 5 metres
  • Introduce decision guidelines to support amenity considerations in accordance with the Housing Strategy
  1. Update the Municipal Strategic Statement (MSS – Clauses 21.02 – 21.12) to reflect recommendations and policy within the Bayside Housing Strategy 2012
  2. Amend clause 22.06 Neighbourhood Character Policy to update terminology to accord with the Housing Strategy
  3. Amend clause 22.07 Discretionary Uses in Residential Areas Policy to provide further guidance on the preferred built form for these types of applications in accordance with the Housing Strategy

Interested owners and other practitioners are urged to make a submission, as the proposal has the potential to significantly impact development in Bayside. For more information, CLICK HERE.

I can see many disappointments coming, even on simple renovations and extensions as simple as Verandah’s and Patio’s, where rear boundary restrictions and increases in minimum private open space to 75 square metres and permeability requirement to 35% may impact single home developments if this proposal allowed to be pushed through. No refection on restrictions due to land affordability due to planning requirements is considered. Certainly any multi-town house or simple land splitting will now increase in difficulty significantly no matter what brightly painted outcome council paints to support this proposal. Already considered over governed and unresponsive in terms of planning and under performing in terms of real services this continues the Bayside story.

Be warned If you live here be interested or be sorry. Problem is however no matter what objection will be noted they will propel this proposal forward then say “well you had your chance to object” even if we didn’t listen. I see another sad outcome on the way.

Submissions to these proposals close on 17 September 2015.

New Home – Classic Weatherboard

New Home – Classic WeatherboardNew Home - Olive Road

The recently finished new home in Hampton Park, a suburb in Melbourne’s south east, is a dwelling who’s brief was to provide “a classic weatherboard in the Anne of green gables approach (without the green)” After now a few short months of occupying the home we find the outdoors is now starting to take shape with much credit to the owners.

This brief was to provide a compact home for owners that provide good access to dwelling (due to restrictions of one owner), provide a classic but modern style that appealed to them, ensure internals accounted for mobility restrictions whilst “not in your face”, had fittings that reflected their persona’s, age and interest’s and that the outdoors was efficient but classic in design and outcome.New Home - Olive Road - front

A large prominent tree was retained onsite with a view to provide a kick start to outdoors plus provide balance between a highly new dwelling and what can be a bland featureless outside.

Often we see that what can be a wonderful new dwelling can appear very tactile and lonely on a newly cleared bare landscape. We all wanted that the new dwelling that might appear to have had just a new coat of paint. Whilst realising that this might be a tall order to ensure that the paths, gardens, shed and other external features were planned to ensure come 12 months we might be somewhere along our goal path.

These pictures of the new home – classic weatherboard show a dwelling only 3 months after completion.

Olive Road - rear yard

Olive Road - west ear yard

 

 

 

 

 

We believe that owners have done a fantastic job of creating an outdoors that reflects them plus kick starts the goal of have the new dwelling become a home.

We’ll let you be the judge if we achieved some of the aims and brief we were administrating.

Olive Road - View to east rear

Olive road - entry to garage

Your Home – Guide to Building

Your Home – Guide to BuildingYourHome

Your Home is your guide to building, buying or renovating a home. It shows how to create a comfortable home with low impact on the environment – economical to run, healthier to live in and adaptable to your changing needs.

This Australian Government Web site is an excellent starting point for your home project. The web site deals with 4 main segments of sustainable housing.

Your Home – guide to building is a web site very worthwhile to research before you begin. Reviewing items of location, orientation, heating and cooling to enable home owners to understand more about the real cost’s of owning and maintaining your home.

It allows couples to try and decide some important principals for when they are briefing their designer or in fact when considering a building block to ensure the location and options for siting a dwelling are provided to a specific block of land.

We trust you will find this web site worthwhile.

Abu Dhabi Designs

Abu Dhabi Designs

On a recent trip I decided to stop over in Abu Dhabi in the hope to see what buildings new and old could be labelled truelly Abu Dhabi Designs. Upon arrival I noticed that the new Abu Dhabi was a modern oasis with little architecture of bygone days. Open highways modern glass filled building and orderly sparse population and struggling parks and gardens dealing with a climate unsuited.

The new Abu Dhabi is not unlike the original new Dubai just in a much smaller “newer” phase. I guess I had a disappointment at what was on offer for the tourist like me but again I wasn’t sure what I should see.

The options for the government seem to be to create reasons for tourism via F1  car raceway, Louvre (currently being completed) and of course a serious selection of first rate hotels. What I struggled with is why they seek this. Certainly not real sure the incredible cost will really deliver anything to the ordinary citizen. I’m also unsure what will bring someone back in a world filled with many natural wonders including the ability to interact with the citizens and their customs when you travel. For me half the reason I travel. The other a break from working.

These matters aside the buildings are very well finished and a credit to the designer’s, organisation and skill employed to achieve ‘progress” on a new Abu Dhabi. The newer area of the city of Abu Dhabi is dotted with 50’s and 60’s buildings with new mainly 5 star hotels rising from the sands.

We visited the Emirates Place Hotel which, I’m was assured, is a 6 or 8 star establishment. Certainly a high level of gold coloured features and remarkable workmanship displayed through the public areas and gardens. The entrance (see featured picture) make for a picture perfect opportunity with forever changing lights and textures of this very Roman styled entrance. This hotel with all the glitter seemed cold and removed whilst be spectacular and stunning in finishings and design. I liked it but felt it didn’t quite hit the never of wow for the money spent.

Would I say Abu Dhabi is a location for design and tourism. Not quite now but certainly they spending plenty of money working there way to a new Abu Dhabi. Like the Place hotel not sure they really making a jewel they seem to crave.

The people we had contact with were friendly and helpful from hotel staff (we stayed Jumeirah at Etihad Towers) to taxi drivers. As is known in these area’s very little contact is possible with actual locals as they represent a small number of the many overseas workers brought in to manage, built and provide services to locals ad tourists. Locals simply seem somewhat removed and possibly uncomfortable with direct contact. Difficult to know due to almost no contact over 3 days.

In terms of design I believe Dubai provide a more vast and established example of both Arabic design and feel that I felt the planners were missing in their developments in Abu Dhabu. I feel a more Arabic design, texture and landscape would create a jewel within the sand that Dubai is heading toward. The new extensive place being built might hit the target but regrettably for very few to enjoy from the resources that provided it.

I would return because I felt safe and welcomed but not for design difference.

My next blog will deal with our visit to the Sheikh Zayed Grand Mosque certainly one of the  architectural wonders of this area

 

 

 

Deck Verandah and Spa Project

Deck Verandah and Spa Project

Its always great to receive some pictures from a client on the successful conclusion of their own Do t yourself Deck Verandah and Spa Project.

Owner wanted to provide his house with an outside inside room concept that would provide a range of uses within the one project

Areas being

  • Living – lounge type of area
  • Dining
  • BBQ area
  • Spa enclosure

Owners wanted both roofed and unroofed outcomes from proposal. The existing alfresco to dwelling would be used as main dining area with Spa area enclosed with full and half walls and a full roof.

Decking covering was merbau. Selection of this timber was due to its colour and durability fitting the varied uses of both covered and uncovered areas.

Walls were of blue board painted and rendered to provide both colour and privacy. Nice use of window areas also we added to provide light and contact with the remainder of the property.

Lighting – client used a range of lighting options aim at specific needs plus ambient outcomes to highlight specific areas and walls.

To add value to your home is a simple a ensuring your budget is relative to the outcome you desire. So remember provide the right budget or wait a liitlle longer you won’t be dissappointed.

“Do it yourself” Deck verandah and Spa Project may not be your thing, but knowing what you want and having your outcome professionally designed may just be what you need to ensure the outcome for your outdoor living is what you want. Having your design professionally prepared ensure your quotes are addressing the outcome you want.

We at The Project Centre, have over 20 years experience at over 3500 home improvement projects. So when your ready give use a call you might be surprised at how we can help.

 

Planning Red Tape under fire from Government.

As associated with a number of planning application every year I was please to read recent advice from BDAV which advised ” Victoria’s Planning minister, Mathew Guy, has declared war on planning red tape in a media release which the minister has announced cuts to planning red tape. In a move to reform the planning system the media release has not yet been posted to Governments website, you can access the details CLICKING HERE.”

As The Project Centre is directly involved with the Extension side of the building segment the need to obtain a planning permit is triggered constantly due to reduced lot sizes, questionable parameters such as Verandah having maximum height of 3m and decks above 800mm. The facts that almost 99% of applications are approved and for good reason indicates the some trigger parameters must be changed to reflect usual outcomes and reduce planning application numbers. its gotta help the community deal with the real planning issues.

My hope is that the planning review committee is able to understand residents constant frustration to the added cost and delays that a 99% approved outcome provides. Simply there are many planning triggers outside planning real community service domain. To have building and planning at odds due to poor base regulation is producing substantial non productive cost to community at a time when all budgets are under stain. The system should not be based on the community should just pay for ineffective regulation. I note I’m referring mainly to one segment I’m generally involved in the planning area not all planning controls.

As Drafting  Company providing building services we are constantly embroiled in the time delay and extra costs whereby our professionally is questioned by clients for delays beyond our control.. Clearly the Planning community cannot accept ResCode as a reasonable outcome. This should be reviewed. The costs to councils in processing these applications also must be factor that is hurting the community services for no real gain. Yes there is good reason to have planning overlays but they should be reasonable in structure, impact and deliver communities with real gains.

So lets hope changes made will be productive to the planning departments massive workloads and therefore the community.

Congratulations to the Planning Minister Mathew Guy for starting the process let’s hope he keeps his nerve amongst the vested parties.

To see more ….

The Victorian Planning System Ministerial Advisory Committee’s report and the government’s response are available online at www.dpcd.vic.gov.au/planning

Oh by the way “Remember have you say”

This is another community service new release from The Project Centre  – Narre Warren

“Making projects come alive”