Development Application Approvals - worth their weight in gold?

Posted by Aaron Sice on 9 November 2009

Tags: Design and Drafting, Strata Site Plan Development, Development Applications, Town Planning, Council Liaison

Development Applications - or DA's - are a process by which a request is made of your Local Authority to assess a parcel of land for an increase in density, change in approved use or both. The approvals process must give due regard to the current Structure Plan, Detailed Area Plan (DAP), Town Planning Scheme (TPS), Residential Design Codes (R-Codes) and relevant Australian Standards for vehicle manoeuvering.

Basically - the consulting procedure, as listed above, is in order from macro to micro - however each is just as important as the next as you can't secure an approval without meeting all five criteria. The Structure Plan outlines what's acceptable in your neighbourhood and is available from the WAPC at no charge - this is a very macro view.

Next in line is the DAP - which is sometimes availabel from the WAPC but more often than not is sourced directly from your Local Authority's "Planning Publications" - or similar - section on their website. The DAP will outline what can and can't be done on a street by street, or block by block, basis. For example, you may find you have a 129BA (restriction of movement) covenant registered on your title, across one boundary of your lot from this document. This would have a big impact on a proposed subdivision layout or yield plan.

The Town Planning Scheme is next in line. The TPS outlines what policies your Local Authority can .... sorry - will have that are "extra-over" requirements of the R Codes. Every Local Authority has a TPS - again, available from their website.

For example, the City of Belmont have a policy where an R40 coded lot may only be developed to R40 if - a) the existing house is demolished and - b) the new houses are two storey. Then - and only then - can you take advantage of the R40 coding in the City of Belmont.

For example, the City of Canning require a 6.2m reversing area where Australia Standards require 6.0m

For example, all new residentail development in the City of Armadale must utilise a 25º roof pitch or greater, with no white or reflective materials to be used on any art of the dwelling.

Now we've established development guidelines for your local area, we now look at the R-Codes. The Residential Design Codes provide setback information, open space requirements, (the opposite of "plot ratio"), parking requirements, orientation requirements, built-form requirements, allowable fill and excavation information, courtyard sizes....etc. The R Codes should be a staple part of every drawing office in Western Australia. Mine is torn and ragged and dog-eared, covered in highlighter, red pen and reference notes across to WAPC Development Controls - and I wouldn't swap it for a new one.

Australian Standards for vehicle manoeuvering are to do with reversing areas and car parking spaces. The accepted sizes in the R Codes is 5.4m deep by 2.4m wide per bay, plus 0.3m for any obstruction. That would make a garage's minimum internal size 5.4m x 5.4m between piers. Some Local Authorities ask for 5.5m deep and 5.7m wide internally - they count the width of the door behind the front pier line and each car as an obstruction themselves - so it is always best to check. Reversing areas are generally 6.0m plus 0.5m landscaping for vehicle overhangs - total 6.5m. However, as stated previously, some Authorities require more; again, best to check before designing.

We could also move into Development Control Policy with the WAPC - but I think i'll save that for another time. With all this information to add up and get right, you can see why getting the right architect, designer, town planner or draftsman is essential for a smooth, streamlined planning process.

Come to think of it, with an average DA approval's weight in paper coming in at around 150 grams - and gold at AUD$1000oz, you can see why a DA approval, in place at the time of sale, is very literally worth it's weight in gold !!!!