Dual-density coding is an often misunderstood concept among people in Victoria. This is primarily attributed to the lack of proper information and accessibility to facts and figures that actually count. Sadly, this is a common trend among both experienced and inexperienced people out there.
Needless to say, all of this leads to heaps of uncertainty and chaos. A major part of this confusion is an outcome of the misjudgment that the purchase or even the intention of purchasing a site inherently leads to higher coding. However, a careful assessment ends up revealing the impractical nature of the expectation for higher coding. Unfortunately, it rounds up as an extremely risky error. As such, you should be armed with complete information before you end up making any purchases or commitments.
Thankfully, this write-up is going to give you a comprehensive and lucid understanding of dealing with the particulars associated with dual coding. With a thorough understanding of dual coding, you would be equipped to make wise and calculated decisions instead of making costly mistakes. Additionally, this knowledge can help you bag lucrative bargains courtesy of your newly acquired skill to correctly identify viable sites.
What is zoning? Definition highlighted
Dual-density zoning is essentially an initiative applicable to various scheme maps and subdivision application assessments through numerous councils pertaining to Victoria. This initiative permits local governments to provide more feasibility on the effective land subdivision in Melbourne. In addition, you can also enjoy infill development opportunities that help councils in reaching viable subdivision targets that are included in various state planning policies. Not to mention, this is a golden opportunity for the local councils to have a greater impact over the nature of subdivision and associated development that is taking place.
It is worth noting that the agenda of all these particulars is to make sure that the ever-dynamic requirements of people are successfully met. In the process, higher densities are submitted to developers in order to achieve a clearer perspective on the complete nature of the development concerned with the higher coding.
Zoning codes definition and particulars
To start off, let us show you the details of the various zoning codes concerned. A zoning code definition can be highlighted as a number that shows the highest magnitude of dwellings allowed per hectare under the state planning policy 7.3 vol 1 (the R-codes) for residential development.
With that being said, here are the various important zoning rcodes:
R20 Zoning (20 lots per hectare)
A 1000m2 block has the following subdivision potential: 1000 x (20 /10000) = 2 dwellings
R30 Zoning (30 lots per hectare)
A 1000m2 block has the following subdivision potential: 1000 x (30 /10000) = 3 dwellings
R40 Zoning (40 lots per hectare)
A 1000m2 block has the following subdivision potential: 1000 x (40 /10000) = 4 dwellings
During the course of the assessment of the various particulars of your subdivision project, it is crucial that all local government planning policies, scheme texts and area development/ structure plans are taken into consideration. For instance, the Local Government must defer to the R-codes as a minimum standard. It should be noted that their own policies, schemes and area plans can definitely go in accordance with the R-codes in question.
The councils supplement the R-codes by providing appropriate concessions or additional particulars in their policies and scheme texts. So it is typically applied along with the R-codes in order to make sure that the necessary requirements are in sync with the Local Government requirements for subdivisions and infill development. The particulars can be found on local government websites.
Dual Code Zoned Areas: Inclusion of Higher Density Coding
On a regular basis, the Local Government will apply appropriate scheme maps with dual density coding applied to specific areas, including R20/40, R20/60, R20/50/100 or otherwise.
To put it into perspective, the first zoning density is the benchmark that is applied by default. This is the reference coding and as such, will be applied directly with the need for any standard Subdivision application. The subdivision applications can be made to the West Australian Planning Commission by putting forward the density coding with no special requirements from a local government level. The higher density codes are left as an option and their application is out across by the local government along with the requirements of a typical subdivision application to the WAPC with regards to that zoning density code.
The demonstration of natural compliance with these additional parameters can be shown by the following zoning regulations:
Giving more information with a Subdivision Application to the WAPC, or
Putting forward a Development Application to the relevant local council for assessment and approval, demonstrating the proposal's accordance with those additional factors
Availability of a diverse range of dwelling opportunities to match the ever dynamic growth and needs of the population
Qualification for Higher Zoning Strata Subdivision
In order to qualify for the higher zoning subdivisions and put up a viable application, the Local Government has defined numerous qualifying factors which include but are not limited to the following:
Perfect accessibility to shops, schools, hospitals and public transport
A good number of minimum parent lot sizes
Provision of dual street frontage for the parent lot
Feasibility to construct dwellings to plate height
Availability of mixed dwelling types for progress in infrastructure
Seamless open space or development area cash contributions
Support of ancillary or aged care dwelling types
Systematic demolition of all dwellings on site
Detailed particulars for the minimum numbers of two-storey townhouses
The requirements for the approval for the application of the higher density coding vary from council to council, from area to area, based mostly on the greater planning course of action of the local government in question. In most cases, Local Government objectives put emphasis on the following:
Redevelopment of the land while ensuring that it had good accessibility by public transport around community activity and commercial hubs
The utilisation of public transport and eco-friendly modes of transport
The utilisation of land around commercial and activity hubs more effectively
Boosting local shopping and recreation facilities by creating various hubs of activity
Subdivision of Dual Coded Property
The main requirements for the qualification and propagation of higher dual zoning are typically highlighted in your local council’s scheme text and planning policies. Each council’s requirements will differ to an appreciable extent and it is advised to gain a thorough understanding of the higher code particulars prior to purchasing the property or starting the development, and not later.
If you are looking for the purchase and development of a dual coded property, get in touch with us today to go through your options and the qualification requirements for the higher density coding
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