Free feasibility by registered planner!Dual Occupancy,Townhouses,Property Subdivisions Medical centre,Childcare,Commercial.
AuARCHITECTURE is Melbourne's property subdivision specialist with the real competitive edge.
250+ Property Subdivision Permits managed*. Free Advice!
Beyond Architecture:Excellence in Comprehensive Town Planning Strategies.
Crafting Success in Property Subdivision, Residential and Commercial projects across Victoria, Australia.
At AuArchitecture, we go beyond architecture – we excel in formulating effective town planning strategies. Our approach integrates creative design with strategic planning for successful property subdivision, whether residential or commercial, in Melbourne and Regional Victoria.
Our Expertise:
Understanding how Property Subdivision works is our forte. We are well-versed in what Melbourne and Regional Victorian Councils support on your land.
Swarup, our Founder, managed 250+ property subdivision permits.
Beyond residential projects, we specialize in designing childcare and medical centers and securing permits for various commercial and industrial ventures throughout Victoria.
Complimentary Development Assessment:
Contact us for a complimentary high-level development assessment tailored to your project's needs. We're here to guide you through the complexities and opportunities that your property presents.
Founder's Commitment:
Swarup, our Founder, doesn't just lead; he personally responds to your inquiries. With a track record of developing his own real estate properties, he brings hands-on experience to every project.
Ready to Transform Your Vision:
Discover the AuArchitecture advantage – where expertise meets a personal touch.
Contact us for Your Complimentary Assessment: Get in Touch
Architecture and Town Planning
Projects
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Our Journey with Mr Swarup Dutta began upon receiving a letter from the planning minister stating that the environs overlay prohibiting development over our property was going to be lifted. Our excitement could not be contained at this news. This meant our late father's wish of having my brother and myself develop and live on the land adjoining my mother's house , could now be fulfilled. After extensive research about firms which offer subdivision and planning services, I found that Au architecture stood out amongst the crowd. The firm's track record is impressive. I made the call to Mr Dutta and in retrospect what a great decision that was. Mr Dutta was extremely accommodating and was excited to take on the job despite the substantial obstacles which had to be overcome on the road to gaining council approval. He got to work right away and worked tirelessly to gain council approval. His dedication is unprecedented . One particular example which stands out is a time in which he forwarded an important planning response,which he had waited up for until the early hours of the morning, as soon as he received it. He was able to optimise the cramped site to accommodate semi basement living in a very contemporary design. This was an amazing achievement in a neighbourhood consisting predominantly of 70's style single story dwellings. On a personal level Swarup cares, he understands the stress on the developer in this process and takes the time to check up on the client and offer support. He is extremely accommodating and always responds to queries in a timely manner. Swarup, we can't thank you enough.Our common interests have reinforced our friendship and we hope to be life long friends. You were always there through the trials and tribulations and always the consummate professional.- DA
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We will have three houses on our block all with spectacular views of the bay. The service given by Swarup has been faultless with both process and the design of both houses. Swarup after many briefings created a spectacular home to be sited at the front of our existing home. We received objections and a hearing was called by our council City of Greater Geelong. Swarup attended the hearing and not only overcame the objections he was complimented by the panel on creating an iconic design. This project was approved and will be completed in 2016. The second design was even more challenging as the remaining triangular block was 280 sq meters. Swarup created a two storey two bedroom unit with views across the bay to Melbourne. The council approved the design however following a panel meeting withdrew support. Swarup immediately recommended that we go to VCAT and with the assistance from his suggested legal team our submission was upheld by VCAT who complimented the design. We are absolutely delighted with the dealings over three years and are happy for any of his clients to contact us for a reference which will be fantastic.. E and J Rae
Thinking of subdividing your property?
We offer a FREE! high level development advice.
We answer: What will Council allow on your land?
Contact Swarup , our Founder today for a quick response.
AuArchitecture offers a comprehensive range of services in property development, design, construction, and town planning
1. Extensive Experience: With our Founder managing over 250++ permits for both experienced and first-time developers, there's a wealth of experience in navigating the complexities of property development.
2. Diverse Specialisations: AuArchitecture specialises in a variety of projects, including dual occupancy, land subdivision, townhouse/multi-unit development, bespoke residential homes, medical facilities, childcare centers, and other commercial and industrial projects. This broad expertise allows for a tailored approach to diverse client needs.
3. Custom Design Collaboration: The emphasis on collaborative design ensures that clients have a say in the creative process, leading to personalized and unique solutions for each project.
4. Complete Project Documentation: AuArchitecture takes care of the entire documentation process, including plans, elevations, sections, and all necessary paperwork required by authorities. This streamlines the approval process for clients.
5. Compelling Town Planning Reports: The ability to craft compelling town planning reports can be a crucial factor in securing necessary permits and approvals, and it's a service offered by AuArchitecture.
6.Application Management: The practice manages the entire application process on behalf of clients, dealing with Council for Town Planning Permits, Registered Building Surveyors for Building Permits, and overseeing Subdivision Permit applications.
7.Collaboration with External Consultants: By partnering with a network of external consultants such as engineers, surveyors, energy experts, Sustainable Design Assessment professionals, arborists, and heritage specialists, AuArchitecture ensures a holistic and well-rounded approach to projects.
8.Professional Affiliations: Our Founder's affiliation with reputable organizations like the Australian Institute of Architects, The Planning Institute of Australia, and the Victorian Planning and Environmental Law Association adds to our knowledge and experience.
9. Geographical Reach: Whether the project is located in Melbourne or Regional Victoria, clients can benefit from AuArchitecture's one-stop creative design, town planning, and detailed documentation service.
10. Professionally Qualified Team: The team is led by a Registered Planner with support from a Registered Architect, showcasing a qualified and skilled staff who use the latest BIM software..
Architecture is in our DNA.
Residential and Commercial projects designed and documented for Planning and Building Permits
Swarup, our Founder managed 250++ planning permits in Victoria..
Rely on our experience.
FREE SITE ASSESSMENT
Demo and develop land
Maximise land value - demolish the existing house and build a duplex or multiple townhouses.
Our Founder has assessed many hundreds of sites across Melbourne and regional Victoria and knows which properties work successfully.
We manage the project from start to finish, design intelligently and deploy town planning knowledge.
Free property assessment!
FREE SITE ASSESSMENT
Backyard subdivision
Retain the existing home and build in the under utilised backyard! Enjoy living in your new dual occupancy home.
Rent or sell either home to pay down the mortgage or invest in the next project.The choice is yours.
We are the dual occupancy experts.
Our Founder turned his first home into a profitable dual occ subdivision.
YOUR BACKYARD
FREE SITE ASSESSMENT
Property Subdivision
Build wealth through a subdivision in Victoria. We will design your land subdivision, write the planning report, co-ordinate consultants and negotiate with all councils to obtain town planning and subdivision permits.
2 or 30 lot subdivision - AuArchitecture will deliver planning outcomes fast.
SUBDIVISION EXPERTS
FREE SITE ASSESSMENT
Apartment design
AuArchitecture unleashes creative design options for your site. With Town Planning inputs and construction know how we deliver innovation and build in passive design for occupant comfort.
HIGH DENSITY SOLUTIONS
FREE SITE ASSESSMENT
Bespoke home design
Whether its a three bedroom energy efficient home or a mini mansion with pool and wine cellar or a beach house which can be packed up and relocated; talk to us for really creative solutions to compliment your lifestyle.
DESIGNS AS INDIVIDUAL AS YOU.
FREE SITE ASSESSMENT
Industrial/Commercial
Industrial and commercial developments require skills and experience to maximise yield.
Our Founder worked on commercial industrial HQs for international brands.
CHILDCARE OR MEDICAL
FREE SITE ASSESSMENT
Affordable housing
Affordable housing is a problem we must encounter through cost controlled, modular designs while making occupant comfort a priority.
LOW COST MODULAR BUILD
FREE SITE ASSESSMENT
Childcare/Medical Centre
100 children childcare centre or multiple practitioner medical centres is a discipline we specialise in.We will obtain Council approval and prepare construction documentation.
COMMERCIAL PROJECT
FREE SITE ASSESSMENT
Complex town planning
Our Founder owner-built a complex engineered home. After 2 years of battles and presentations to Council from GM down paid dividends on this "can't ever build on sensitive land".
CHALLENGING COUNCIL ISSUES
"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 "
"We greatly appreciate your help and hard work. Without your help, we won't reach our goals - to get occupancy permit. Finally, we are here now."
Dr HG on completion of their Medical Centre at Doncaster.
"Hi Swarup,
The day has finally arrived, thank you so much for all your hard work on this. Ben & I really appreciate you pushing so hard to get this over the line.
It has been great working with you.
Courtney "
Complimentary Property Development Assessment.
Considering Land Development? Get a Free Property Development Assessment!
Are you planning to develop land, whether it's one you own or are thinking of purchasing? Discover what possibilities await by finding out what the local Victorian Council allows on the land.
Complete the form below, and our Registered Planner will provide a high-level Property Development Assessment at no cost to you. It's 100% obligation-free!
📝 How It Works:
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Fill out the form.
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Our expert will assess the land's development potential.
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Receive valuable insights within 48 hours
💬 Confidential Discussion: Questions or want to discuss your project in detail? Feel free to call Swarup, our Founder, available 7 days a week from 11 am to 6 pm, at 0448 170 132.
👉 Take the First Step! Fill Out the Form Now for Your Free Assessment!
IS YOUR PROPERTY SUITABLE FOR A PROPERTY SUBDIVISION?
Dual Occupancy backyard subdivision
Duplex- side by side Dual Occupancy
Hamptons style compact dual occupancy
We offer a complimentary high level opinion of what type of subdivision Council could support on your land.
Be it, a simple dual occupancy strata subdivision or a townhouse with multi lot property subdivision or subdividing a large parcel of land for torrens type property subdivision.
Swarup, our Founder, was a property developer, owner builder and is a Registered Planner; he is affiliated to the Australian Institute of Architects, Planning Institute of Australia and Victorian Planning and Environmental Law Association. He also authors Town Planning articles for a major publication and taught and assessed Architecture work at a Victorian University.
While consulting to architects and developers he managed 250+ Property Subdivision approvals across Melbourne and regional Victoria. He worked on projects ranging from residential, retail, health, hospitality, student accomodation to commercial and industrial developments in Melbourne, Sydney, Singapore and India. He is an author and taught Architecture at a Victorian University.
The collective synergy of design and town planning knowledge gives us the competitive edge over competitors, who may only be draftspersons, designers or town planners. The synergy will deliver significant efficiencies and advantages for your project as we manage both architecture and town planning in house.
Learn more about us here.
Contemporary designed 1000sqm. luxury home
Nine townhouses approved. Starting construction.
Early learning centre in parkland setting
ARE YOU THINKING OF A BESPOKE LUXURY HOUSE, TOWNHOUSE, MEDICAL OR CHILDCARE CENTRE OR INDUSTRIAL DEVELOPMENT ON YOUR LAND?
We offer a complimentary high level opinion of what type of development Council could support on your land.
We offer full design service as well as documenting the Town Planning and Building Permits. Our team of external consultants will provide engineering services as well as energy, land surveying and others as required by Council or the Building surveyor who certifies the Building Permit.
We work as a team of Registered Professionals, including Building Practitioners, land surveyor, engineers and an Architect, producing all the documents for Town Planning and Building Permits and Construction drawings.
Are you thinking of subdividing your land or building a dual occupancy, townhouse, medical centre or childcare development?
You can also contact us and benefit from Swarup's knowledge of 250++ planning permits.
Invest in the valuable experience he gained from very complex designs and planning applications.
We tell you what you need to know and not just what you want to hear. That's our difference.
Three Keilor townhouses at Construction stage
Industrial development design stage
Eye Surgeons Surgery at Building Permit stage
Congratulation to you and this is great news. I will call you sometime on the weekend to talk about the next steps for the building permit plan.
Once again, thank you very much for your time to get it done.
USA based client.
Thanks mate, great block but you saved us! We could have blindly put an unconditional offer.
You are the best.
Melbourne Property developer
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.
Council approved Vastu principled duplex at Blackburn
Waterfront home- construction starting 2022
Our services.
We deliver end to end property development solutions including:
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site feasibility
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intelligent design and inhouse architecture
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effective town planning strategy
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inhouse town planning reports
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project feasibility
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land subdivisions- planning, survey, permits and documentation
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manage town planning applications at all councils across Victoria
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building permit
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construction documentation
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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?
The Town Planning advantage for Subdivision
AuArchitecture provides inhouse Town Planning and architecture services. Our design principles blend in with the appropriate town planning strategy to deliver an optimised development solution.
We write compelling planning reports inhouse, develop town planning strategies to maximise development outcomes and negotiate with all Councils in Victoria throughout the planning application.
We provide all the relevant services you require to subdivide your land- be it a simple backyard subdivision like a dual occupancy or townhouse project or a larger parcel of land for multi lot property development.
We understand what Council's want and work collaboratively with all stakeholders.
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 :
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Maximise your land yield for multi unit residential or industrial projects.
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Double the potential of your land through a dual occupancy.
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Integrate wellness architecture with town planning strategy and building solutions to unlock more equity in your property.
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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
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?
Our specialist Services:
* 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.
AuARCHITECTURE : PROPERTY SUBDIVISION SPECIALIST ADVICE
We understand these council policies : banyule,bayside,
boroondara,
brimbank,
cardinya,casey,
darebin,frankston,
glen eira, dandenong,
hobsons bay, hume,kingston,knox,manningham,
maribyrnong,
maroondah,melton,monash,
moonee valley, moreland, mornington,
nillumbik,
stonnington,
whitehorse,
whittlesea,geelong,
macedon ranges,
surf coast,ballarat,
wyndham
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.
DUAL OCCUPANCY SUBDIVISION
A tandem style dual occupancy - one behind other- is the most common form of backyard subdivision.
Demolish the existing home to build two new homes or retain it and build one additional dual occupancy home in the backyard.
Can you dual occupancy your property & double your rental income?
Find out now.
DUPLEX
PROPERTY SUBDIVISION
Double your property's potential with a side by side duplex style dual occupancy subdivision which often generates more floor area. Each dual occupancy subdivision has its own street address and less common property to share. Some Councils prefer minimum frontage width.
Can you duplex your property and reduce mortgage?
Live in one and sell the other!
Find out now!
TOWNHOUSE
PROPERTY
SUBDIVISION
Subdivide and develop property with the appropriate zoning into 3 or more dwellings to maximise subdivision yield.
Town house developments require additional design and town planning skills to maximise yield.
Can you build 3 or more townhouses on your land and benefit from multiple rentals?
Find out now.
Start the journey.
Start now.
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
Our Services
Planning a dual occupancy, multi unit or commercial project?
We deliver start to end Architecture, Town Planning and Building solutions.
Design brief, Documentation. Managing Application...
Our Process
Our four pillar process starts from analysing your site's development potential through to detailed design, Town Planning Architecture and Reports and Building Permit documentation.
Construction costs,project management.....
About us
Swarup, our Founder managed 250+ successful Town Planning Permits for dual occupancy and multi unit developments. He developed his own properties and is supported by Registered Building Practioners and Architects who use the latest technology and software..
Knowledge
Property development costs, the subdivision process, the how to's and which consultants will be involved in your development- so much to know. We explain them simply and dot point for your benefit.
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:
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Design Brief to Concept design
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Town Planning Design and Documentation
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Town Planning ( Planning Scheme- Rescode) & other Reports
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Management of Application at your local Victorian Council
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Building Permit documentation and Working drawings
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Construction Cost Estimate
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Feasibility Report
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Marketing Collateral
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Building Tender evaluation
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Project Management
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Subdivision- dual occupancy to 50 lot subdivision
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New House, Medical Centre, Commercial or Industrial projects
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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?
What types of permits apply to your development. Which Councils are active at the Victorian Civil and Administrative Tribunal (VCAT).........Read on...
View more animation here.
Duplex : Dual Occupancy : Apartment : Multi unit : Pre fab Farmhouse
"...Swarup after many briefings created a spectacular home to be sited at the front of our existing home.
We received objections and a hearing was called by our council City of Greater Geelong. Swarup attended the hearing and not only overcame the objections he was complimented by the panel on creating an iconic design. This project was approved and will be completed in 2016.
The second design was even more challenging.... "
"I am glad we now have you with us - your name will be known to lots of my friends who are also planning developments!"
"Just a quick note to say thank you for your support, advice and efforts.
It has been a pleasure working with and learning from you."
"...and am grateful you have a good relationship with our planning officers".
Councillor
More kind words said about us! Read them later.
With land prices soaring and demand for compact homes growing it makes sense to build more than one home on your land. You build equity, enjoy more than one rental income and grow your property portfolio. Read on
Can I subdivide my land? Learn The Property Subdivision Steps.
COMMERCIAL + INDUSTRIAL PROJECT
We have considerable experience in industrial, commercial, health, education and projects of other disciplines. If you are thinking of upgrading your facilities or building a new project talk to us.
Design I Feasibilty I Documentation
We design to maximise yield; whether it be a Wow home extension, a realistic dual occupancy or townhouse project, a factory, office interior or landscape project. The Subdivision Permit is a step by step process.
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.
Can you subdivide your backyard? Backyard subdivision is a great way for first home owners build equity and start their property subdivision journey.
Project Feasibility
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
Stamp Duty
Finance Application Fee
Conveyancing cost
Pre-Purchase Reports
Survey
Soil Test
Architect/Designer/Drafts person
Structural Engineer
Civil Storm water Engineer
Traffic
Arborist
Landscape Designer
Construction documentation
Other Reports
Project Management fee
Subdivision cost.........
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:
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Lodge Town Planning Application
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Council may issue one or more Request for Further Information (RFI)
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AuArchitecture responds to the RFI
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Council issues Advertising notice
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Objectors submit concerns within 28 days but can also do so before a decision is made
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Council makes its decision
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AuArchitecture attends to Permit Condition 1.
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Endorsed drawings issued by Council
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Working Drawings/Building Permit documentation starts based on endorsed plans
AuArchitecture Services
Property Subdivision for Retirees
Town Planning services
Construction Cost Plan
Feasibility
Dual occupancy and Town house design and Town Planning Applications
Commercial design |Health |Retail
Property Subdivision costs items
Our partners
Land Subdivision
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.
Purchase Price
Stamp duty
Holding costs
Selling costs
Demolition costs
Land Survey (FL and RE Survey)
Planning Report and Management at Council fee
Architects or Designers fees
Advertising 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
Legals involved
Surveyor fees for subdivision
Sewer, stormwater, telecoms, power connections
Soil test
Driveways and crossovers
Fencing
Compliance Certificates
Building costs.
Read more on the Subdivision steps.
Read more on the subdivision costs
We are associated with and ably supported by experienced professionals.
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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.
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Structural Engineers
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Civil (drainage) engineers
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Town Planners
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Architects
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Registered drafts persons
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Landscape Designers
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Land Surveyors
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Building Surveyors
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Heritage Consultants
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Energy consultants
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Builders
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:
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A planning permit for subdivision is granted under the provisions of the local government's Planning Scheme
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Council certifies the plan of subdivision, which approves the subdivision under the Subdivision Act 1988
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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.
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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.
Case Studies
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.