Hands-on developer Founder managed 250 permits.Free site assessment. DualOcc townhouse design expert Affordable Feasibility Registered professionals
AuARCHITECTURE is Melbourne's property subdivision specialist with the real competitive edge.
Free! Site analysis.Hands-on Town Planner developer managed 250+ permits.DualOcc townhouse Architecture.Subdivision 2-30 lots.Feasibility.Vic Registered professionals.
We are led by a hands-on Founder and developer, who personally analysed many hundreds of subdivision sites. He predicted their development outcome by applying town planning intelligence with smart architecture. He has interacted with most councils across Melbourne and regional Victorian cities.
He managed 250+ Victorian planning permits for architects and property developers from Australia and overseas.
Developing or subdividing property requires exceptional design and town planning skills. Talk to us for honest advice on your dual occupancy, townhouse, luxury home, exciting extension or commercial projects.
Our design principle.
We don’t approach architecture from a shape making perspective. We don’t have a preconceived solution of what buildings will look like or what materials we’re going to use on a development site.
Every site-specific design - whether it’s for an exciting home renovation, a multi- lot subdivision, a residential or commercial project - evolves from the research into local council's planning requirements, client brief and the land's unique characteristics.
Our practical designs elevate spatial experience and resident comfort through passive design principles, ample day lighting, ventilation & acoustic privacy to produce wellness architecture.
The Whole Building Design practice provides the strategies to achieve a high-performance building: one that is cost-effective over its entire life cycle, safe, secure, accessible, flexible, aesthetic, productive, and sustainable.
The Town Planning advantage
AuArchitecture provides inhouse Town Planning and architecture services. Our design principles blend in with the town planning strategy thus making it a unique development solution.
We write compelling planning reports, develop town planning strategy to maximise development outcomes and negotiate with all Councils in Victoria.
We understand what Council's want.
Benefit from experience.
Swarup, our Founder, is a Registered Planner with a degree in Architecture. He has interacted with Councils across Victoria- from Dandenong to Ballarat and including those in between like Boroondara , Glen Eira, Stonnington, Geelong, Casey, Moreland and the list goes on.
He belongs to the Planning Institute of Australia, the Australian Institute of Architects and the Victorian Planning and Environmental Law Association, which are the peak Institutes of both professions. This collective synergy makes his planning and design skills quite unique.
He is a successful property developer and designer of hundreds of projects. They include his own profitable dual occupancy, engineering inspired beach house on waterfront land no one wanted, townhouses, multiunit developments, low cost to luxury homes and childcare, medical centre, retail, industrial and office buildings.
He is supported by a team of Registered Building Practitioners, a Platinum HIA builder with 30 years’ experience and Registered Architect who all use the latest Building Information Modelling software.
Our combined team experience equates to decades of learning and sharing of knowledge with experienced and first-time developers.
We deliver end to end property development solutions including:
intelligent design and inhouse architecture
effective town planning strategy
inhouse town planning reports
manage town planning applications at all councils across Victoria
co ordinate other consultants services, including engineering, energy report, soil report, traffic, arborist and others to get your project started. Read about our Specialist Services.
With over 250 planning permits personally managed by our Founder, why trust your project to inexperience?
Benefit from our knowledge.
How can you maximise the value from your land?
Can you subdivide, build a dual occupancy in your backyard or develop townhouses, a medical or childcare centre?
Contact Swarup direct for an obligation free, high level opinion.
The service given by Swarup has been faultless with both process
and the design of both homes ... read on
Build your wealth in Victoria while we both solve Melbourne's housing challenge
Our beliefs and vision drives us to do more for your property :
Maximise your land yield for multi unit residential or industrial projects.
Double the potential of your land through a dual occupancy.
Integrate wellness architecture with town planning strategy and building solutions to unlock more equity in your property.
Provide an affordable fixed fee design and documentation by Registered professionals with decades of property development experience.
Property Subdivision: Key to 250 planning permits.
Our Registered Planner managed 250 permits.Dual occupancy Townhouse specialist maximises site returns.Design Town Planning Build
Our specialist Services:
Development AdviceRegistered Planner,belongs to Australian Institute of Architects developed his own properties and owner built a complex waterfront home.
Backyard subdivisionBuild wealth by developing the hidden asset in your backyard; just like our Founder did.
Dual occupancyShould you retain the existing house and build a new dwelling in the back and enjoy the tax benefits?
Our founder did just that with his first home. He walks the talk.
Townhouse developmentWe specialise in two or more units on a block. Maximising site yield is in our DNA. How many units can you build on your block?
Duplex dual occA duplex side by side dual occupancy generally yields more floor areas. Some councils may have planning requirements or minimum site width.
We are dual occupancy specialists in Victoria.
SubdivisionAn application is made to Council. Council issues a Subdivision permit with conditions.When those conditions are satisfied, Council issues a Compliance Certificate which accompanies the subdivision plan drawn by a Registered surveyor and lodged with the Titles Office who issues the registered lots.
Site AnalysisFree Preliminary Development Assessment (PDA)
Whether you are thinking of purchasing a site or already own one and are thinking of developing, we can conduct a Preliminary Development Assessment.
What do we cover in the PDA?
At a minimum we will examine the following:
Examination of title and search for any restrictions which could hamper development
Site info including easements, services
Zoning and Schedule to the zoning
Land use- what can you build- childcare, townhouses, apartments etc
Planning reportWe write the Town Planning reports for our clients as well as well as for other developers, building designers and Architects.
Planning ApplicationWe design and document each town planning application. Our Land surveyor provides the site information while we prepare all plans, elevations, section, shadow diagrams and manage the Application at Council.
Commercial developmentSwarup has design,documented and project managed complex commercial and industrial developments.
In this 6000sqm. development the "heritage" facade had to be retained and the commercial/industrial development was built around it making it a huge success for he first time developer.
Building PermitOur Registered practitioners document the Building Permit Application. They can be simple or comprehensive depending on the amount of detail required.
PermitsOur Registered Town Planner has managed over 250 planning permits. We can manage the complete town planning process and provide both design and town planning services.
ConstructionContracts provide a baseline in case a dispute arises between you and your builder. If the correct information isn't recorded in the contract, either as part of the original agreement or in a variation, it is not binding. Here are some handy tips to help you with the contractual process:
Ensure your contract includes a start and finish date, detailed plans and a clear statement about your cooling-off period
Check your contract with a specialist consultant or solicitor before signing
FeasibilityA carefully crafted feasibility report will ascertain where you should trim costs to deliver better profits.We can prepare the report from simple to comprehensive stages.
Home renovationThis project was a joy working with great clients who bought the heritage cottage. We turned the "ugly ducking" back into a luxurious 6 bedroom home with swimming pool. Construction is complete.
Cost planThe construction Cost plan is prepared by our highly experienced consultant who uses current building costings.
AuArchitecture's Founder is a property developer, Registered Melbourne Planner and affiliated with the Australian Institute of Architects, Planning Institute of Australia and Victorian Planning and Environmental Law Association.
This collective synergy gives us the competitive edge over competitors, who may only be a drafts person, designers or town planner. The synergy will deliver significant efficiencies and advantages for your project as we manage both architecture and town planning in house.
He is a residential development specialist. While consulting to real estate developers and architects he personally managed over 250 planning permits for property subdivision, residential and commercial developments.
Victorian Councils expect a better understanding of their planning policies. Swarup writes compelling town planning reports to garner Council support and personally oversees each application- from site potential assessment to permit winning designs and documentation and effective council negotiations.
AuArchitecture is supported by a team of Registered Architects and Building Practitioners who use the latest Building Information Modelling technology.
Why Choose Us?
* While consulting to Melbourne based architects and developers our developer Founder managed design teams and worked on planning applications for over 700 residential units and the 250 Victorian planning permits which followed. They ranged from two unit property subdivisions to strata titled apartments.
His grit, tenacity and all round knowledge was the other key which helped him manage property subdivision Planning Permits across Melbourne and some in regional Victoria. The Council approvals were for traditional and contemporary designed dual occupancy, townhouses, unit developments, property subdivisions and commercial developments.
Swarup, our Founder, walks the talk and developed his own properties including designing a very profitable dual occupancy subdivision, had his prestige home rezoned to higher density to accommodate a four storey apartment and had land zoned from ecologically sensitive, in other words, can't ever be developed to residential; then he owner-built on the challenging and absolute water front clifftop using his engineering knowledge. The applications faced stiff opposition from the local Councils- however, persistence and knowledge prevailed. He has obtained permits for many mum and dad and first time developers.
He has a strong interest in residential development, affordable housing, wellness architecture,biophilic design and lectures at University, sharing his own knowledge and education in architecture and construction with eager students.
"We will have three homes on our block all with spectacular views across the bay. The service given by Swarup has been faultless with both process and the design of both homes ".... Read more.
"The Mount Waverley clinic is going very well and we could not have done it without you. "
"Swarup has quickly responded to our request and in a very short brief really understood exactly what we wanted and delivered mock up sketch drawings in a matter of days. He is very professional and so far has been great to deal with."
"They are really good. Very professional. They are really professional "
AuARCHITECTURE : PROPERTY SUBDIVISION SPECIALIST ADVICE
We understand these council policies : banyule,bayside,
glen eira, dandenong,
hobsons bay, hume,kingston,knox,manningham,
moonee valley, moreland, mornington,
While studying for his University degree in Architecture, he was trained by a Master Architect and associate of Le Corbusier. His thesis was a live home project.
Later while studying for his Masters in Building Science (UNSW) he did extensions to a harbour front and luxurious Mediterranean home in Point Piper, combined two flats, one above the other, to form a contemporary maisonette with private lift in a water front building in Vaucluse, and later extended a Wahroonga home, designed a low cost modular home which could grow with the family and worked on a variety of projects.
We encourage you contact him and benefit from his knowledge of property subdivisions, building, design and town planning.
We can manage the entire process for you - from Council application to Building Permit for your residential or commercial projects.
Shape clay into a vessel; It is the space within that makes it useful.
Cut doors and windows for a room; It is the holes which make it useful.
Therefore profit comes from what is there; Usefulness from what is not there.-Lao Tzu
250 PROPERTY SUBDIVISION PERMITS MANAGED
If you are planning to subdivide or develop land for a dual occupancy, town house, apartment, multi-lot subdivision, commercial or industrial development, we can deliver start to end design, town planning and construction solutions.
AuArchitecture has a significant market advantage in providing all of the town planning, architecture, building and subdivision services required to deliver your project.
This collective synergy is the key to managing hundreds of planning permits; it also delivers significant time efficiencies and enables seamless interaction between the four disciplines commencing with the concept design and development approval phases.
We will work with you to successfully guide your project through the council planning maze and create a unique vision of your future development.
Town Planning Manager and Founder , Swarup and his team have a wealth of skills and experience to smoothly navigate the planning requirements of local government statutory frameworks.
His track record in managing hundreds of planning permits across Victoria has been underpinned on successful collaboration with Councils and all stakeholders to maximise yield.
Whether you are a first time developer (and we understand how complex the process can be) or if you have developed before, you will benefit from our broad experience and the professional services we offer:
Design Brief to Concept design
Town Planning Design and Documentation
Town Planning ( Planning Scheme- Rescode) & other Reports
Management of Application at your local Victorian Council
Building Permit documentation and Working drawings
Construction Cost Estimate
Building Tender evaluation
Subdivision- dual occupancy to 50 lot subdivision
New House, Medical Centre, Commercial or Industrial projects
Fixed Price Construction offer from builders we work with.
Contact us today to discuss your residential, subdivision or commercial project.
Learn about Town Planning, Building and Subdivision permits here.
Property Development Process.
Property Subdivision e Learning
Free Property Development Master Class.
Learn the essentials of dual occupancy and townhouse development.
What type of property should you buy? What are the planning constraints?
Duplex : Dual Occupancy : Apartment : Multi unit : Pre fab Farmhouse
Complimentary Property Development Assessment.
Are you planning to develop land- one you own or are considering purchasing? Find out what the local Victorian Council will allow to be built on the land.
Please complete the form below and our Registered Planner will provide a high level Property Development Assessment of the land at no cost to you.
And it is 100% obligation free.
Or do you need a cost estimate or feasibility report prepared by experts or advice on a specific type of residential or commercial development?
Please complete the form below and we will respond within 48 hours.
Feel free to call our Founder on 0448 170 132 ( 7 days - 9am to 6 pm) for a confidential discussion.
More kind words said about us! Read them later.
Can you subdivide your backyard? Backyard subdivision is a great way for first home owners build equity and start their property subdivision journey.
Dual occupancy design, town planning knowledge
multi unit subdivision- we do it better!
Permit winning Project Documentation
Design and town planning drawings which win planning permits in Victoria
Town planning reports which convince Council to support the planning application.
Building Permit/Working drawings for Building Surveyor to certify. A detailed specification can be provided for the builder to price.
A carefully crafted Feasibility report will reveal what profit you should make.
You should take into account the relevant costs you will incur.
The costs associated with a residential project include but are no limited to:
Land Purchase Price
Finance Application Fee
Civil Storm water Engineer
Project Management fee
We have shown a feasibility report for a dual occupancy below .
Study the reports for a 3 unit and high end 14 unit development in Melbourne.
A profitable dual occupancy project
Costs associated with a dual occupancy project
Why engage a Dual Occ Specialist ?
Town Planning Process
Through the many hundreds of Town Planning Applications our founder worked on across Greater Melbourne Councils, he has built up a great relationship with the Council's Planning Officers.
As a consultant to architects and property subdivision developers, he managed many hundreds of Town Planning Permits for dual occupancy and multi- unit developments. It's the old saying- it's not only what you know that matters but whom you know and what they expect that delivers Planning Permit Winners.
This is a summary of how town planning works at your local Victorian Council:
Lodge Town Planning Application
Council may issue one or more Request for Further Information (RFI)
AuArchitecture responds to the RFI
Council issues Advertising notice
Objectors submit concerns within 28 days but can also do so before a decision is made
Council makes its decision
AuArchitecture attends to Permit Condition 1.
Endorsed drawings issued by Council
Working Drawings/Building Permit documentation starts based on endorsed plans
Town Planning services
Construction Cost Plan
Commercial design |Health |Retail
Property Subdivision costs items
Property Subdivision is the art and maths of creating smaller lots of land from a large block. Some large properties are incapable of further subdivision due to the restrictive zoning.
Property Subdivision projects are best left to the specialists. So what will your subdivision expert look for in your property?
He or she will consider the the impact of planning policies, like zoning and overlays which may affect your land.
Our founder did his own dual occ property subdivision long before others in the business of creating backyard subdivisions. He subdivided his first home and built equity to fund other property.
These are some of the cost items which may apply to your development while some may not.
Land Survey (FL and RE Survey)
Planning Report and Management at Council fee
Architects or Designers fees
Council Application fees ( Development and subdivision permits)
Council contributions for 3 lots or more
Metropolitan Planning Levy for development cost higher than $1.07 m approx. (as of Jan 2020)
Other contributions and fees for larger sites
Registering titles with Land Titles office
Surveyor fees for subdivision
Sewer, stormwater, telecoms, power connections
Driveways and crossovers
Read more on the Subdivision steps.
Read more on the subdivision costs
We are associated with and ably supported by experienced professionals.
VCAT While we can present submissions and can appear for you at VCAT, we often refer applications to others due to time constraints. These professionals are town planners and planning lawyers who are equally or more experienced than us.
Civil (drainage) engineers
Registered drafts persons
A typical Town Planning subdivision requires AuArchitecture for design and Town Planning services, Land surveyor for Feature and Level Survey, Re Estab Survey (to identify correct boundaries) and Site description data.
Council Application and advertising fees of about $1800 apply. Building cost above the current threshold (around $1.06m) requires a MPL certificate and fees.
Sites affected by CHMP require Heritage/Archaeologist report, sites heavily vegetated requires an Arborist report and sites facing main roads may require a Traffic engineer report.
For Building Permit read on
There are four stages involved with the Subdivision. They are summarised as follows:
A planning permit for subdivision is granted under the provisions of the local government's Planning Scheme
Council certifies the plan of subdivision, which approves the subdivision under the Subdivision Act 1988
Thereafter the Applicant must meet the Permit conditions (eg installing the required services like sewer, power etc or building crossover if required under the Permit). A Statement of Compliance is then issued.
Your conveyancer or representative can then lodge the documents with Land Victoria, which allows new titles to be issued for each lot created under the subdivision.
We can design your subdivision, apply and manage the application at council. In some instances, Council may ask for the building layout for each lot. We can design the plans if required.
Please complete the form below and we will provide a complimentary opinion within 48 hours on how to subdivide your property. Or call Swarup in confidence on 0448 170 132 9am-6pm -7 days Melbourne time. Your privacy is respected.
AuArchitecture secured multiple planning approvals.
Our Founder acted for developers at VCAT. In one instance the hearing went for 3 days with the full council and 82 objectors taking him on!
One of our clients sold their "lemon of a property" with plans and permits for a hefty profit after we secured them a valuable planning approval for two very large homes on a block burdened by a main storm water pipe which ran almost diagonally across the land. The neighbour next door engaged a well known architect and tried to get a similar approval- but got refused and ended up with two small townhouses!
Councils expect architects to have a better understanding of their planning rules as design by itself won't get you a permit. We excel in both disciplines- design and planning- and that is our secret weapon.
Read more about other Case studies.
Feel Free to call us any day for a confidential chat.