ARLI HOMES
The Knock Down Rebuild Guide
There are many things to consider when knocking down your existing home and building a new one or building on vacant land that is an established area (brownfield site). Each site is unique and will have different things to consider, such as:
• Overlays
• Planning Schemes
• Building Code
• Traffic Management
• Contaminated Soil
• Gas Pressure
• Title Boundaries
• Extension of Services
• Easements
• Asset Protection
Overlays
Your site may have specific overlays that dictates what can and cannot be done with the land. You can check if your site has any overlays by entering your address in the VIC LAND site here
https://www.land.vic.gov.au/property - and - parcel- search
ENVIRONMENT AND LANDSCAPE OVERLAYS
Environmental Significance Overlay
This overlay seeks to address areas where the development of land may be affected by environmental constraints such as effects from noise or industrial buffer areas, as well as issues related to the natural environment. The schedule to the zone must clearly set out the environmental significance of the area and the resultant objective of the overlay.
ENVIRONMENT AND LANDSCAPE OVERLAYS
Vegetation Protection Overlay
This overlay focuses on the protection of significant vegetation, including native and introduced vegetation. It can be applied to individual trees, stands of trees or areas of significant vegetation. The significance of identifying the vegetation must be stated, together with the intended outcomes of the imposed requirements. Planning Practice Note 7 – Vegetation Protection in Urban Areas explains the function of this overlay and other relevant vegetation provisions in more detail.
ENVIRONMENT AND LANDSCAPE OVERLAYS
Significant Landscape Overlay
The function of this overlay is to identify, conserve and enhance the character of significant landscapes. The schedule to the zone must explain the significance of the landscape, together with the intended outcomes of imposed requirements. Planning Practice
Note 7 – Vegetation Protection in Urban Areas explains the function of this overlay and other relevant landscape provisions in more detail.
HERITAGE AND BUILT FORM OVERLAYS
Heritage Overlay
Any heritage place with a recognised citation should be included in the schedule to this overlay. In addition, any heritage place identified in local heritage studies can also be included. A heritage place can have a wide definition and may include a single object or an area.
HERITAGE AND BUILT FORM OVERLAYS
Neighbourhood Character Overlay
This overlay identifies areas of existing or preferred neighbourhood character. It requires a planning permit for buildings and works and the demolition or removal of a building or tree if specified in a schedule to the overlay. A schedule to the overlay can be used to modify certain standards of Clause 54 or Clause 55 of the planning scheme.
LAND MANAGEMENT OVERLAYS
Land Subject to Inundation Overlay
This overlay applies to land in either rural or urban areas that is subject to inundation, but is not part of the primary floodway. The identification of these areas should be established in consultation with the relevant floodplain management authority. Planning Practice Note 12 – Applying the flood provisions in planning schemes explains this overlay and other relevant flood provisions in more detail.
LAND MANAGEMENT OVERLAYS
Special Building Overlay
This overlay applies to urban land that is subject to overland flow resulting from stormwater flooding where the capacity of the drainage system is exceeded during heavy rainfall. This land is not part of a primary floodway from a river or stream. Planning Practice Note 12 – Applying the flood provisions in planning schemes explains the operation of this overlay and other relevant flood provisions in more detail.
LAND MANAGEMENT OVERLAYS
Bushfire Zone Overlay
This overlay is applied to areas identified as having high bushfire hazard. Together with the planning requirements for bushfire protection in Clause 52.47, this overlay controls development in order to mitigate risk to life, property and community infrastructure. Planning Practice Note 64 – Local Planning for Bushfire Protection explains the use of this overlay in more detail.
PLANNING SCHEME
If your land is less than 300m2 and in some cases less than 500m2 you may require an additional planning permit for the construction of a new dwelling. You should check this with your local council to see if a planning permit is required. Planning permit applications can lengthy and tedious and they involve advertising the proposed construction to adjoining neighbours .
We will advise you if we are able to assist with a planning permit application. In some cases it may be necessary to have the new home custom designed to cater for complex council requirements.
BUILDING CODE
It is important to consider the relevant building code, in particular RES CODE, when building in an established area. Some of the major concerns include:
Front Setback:
Your front setback is determined by the average setback of the dwellings on each side of you, with a maximum of 9 metres. If you want to bring the house forward you will need to apply for report and consent with the local council. This involves seeking approval from the affected neighbours and submitting an application to council.
North Boundary:
If you are planning to build a double storey home and one of your side or rear neighbours has a north boundary you may have issues with overshadowing and daylight to habitable room windows. An additional setback may be required or you may be required to apply for report and consent with the local council.
Building on Boundary:
If you are building on boundary, for example a garage, and there is a structure already on your neighbours boundary, a protection works notice to the neighbouring property will be required. This is something we arrange for you during the building permit process.
TRAFFIC MANAGEMENT
The site must be accessible by a proper road. It must also be clear of any obstructions to allow delivery trucks to enter the site.
For sites with overhead powerlines, we must ensure everyone’s safety by applying for a ‘No Go Zone Permit’. This is put in place by the power authority for safety around the overhead powerlines. We will discuss this further with you if it applies to your site.
CONTAMINATED SOIL
Some sites in Victoria have soil that is contaminated with chemicals that are dangerous such as asbestos. Contaminated soil must be completely removed before construction can commence. In the case of asbestos, a certificate is required to check that all asbestos has been removed from the site. Removal of contaminated soil can be costly as it must be disposed of correctly.
GAS PRESSURE
Some older streets have low gas pressure which doesn’t comply with the new plumbing regulations. You can check your gas pressure by contacting your gas distributor. The ideal gas pressure is 2.5Kpa, which is considered ‘High’. Anything lower than that may require an upgrade.
TITLE BOUNDARIES
It is important to know the exact title boundaries before commencing any new construction. It is common for title boundaries to change over the years, so a re-establishment survey is always required to check if there are any obstructions within the title boundaries. We will arrange this at an early stage to ensure we are working within the correct boundaries.
EXTENSION OF SERVICES
Some older areas may require an extension of services such as stormwater or sewerage. In some cases, connection to a barrel drain is required which may be across the road, requiring a road opening permit. Such information is obtained by applying to the relevant authorities. We will advise you if an extension is required.
EASEMENTS
An easement is a section of land registered on your property title, which gives someone the right to use the land for a specific purpose even though they are not the land owner. An example is a drainage easement. If you wish to build near a statutory easement, you will need to get consent from the authority involved.
ASSET PROTECTION
Asset protection permits are required to protect council assets such as footpaths, crossovers and roads. You will need to obtain an asset protection permit for the demolition and construction. You will also need to provide us with a copy of the asset protection permit.
IMPORTANT NOTE
Demolition and abolishment of services should ONLY BE UNDERTAKEN
AFTER Arli Homes has received a preliminary building permit assessment stating that a building permit will be issued subject some minor conditions. This eliminates the risk of your existing home being demolished and discovering that the relevant building surveyor has refused a building permit for your new home.
Some factors are unknown until we commence works onsite. Whilst every effort will be made with the information on hand to determine costs there is always a risk that something will be discovered once onsite. In some cases this may require additional cost however we will advise you of this as soon as possible.
DEMOLITION GUIDE
• Obtain quotes from demolition companies.
• Check with council if there are any heritage overlays you need to be mindful of
• If demolition works are close to the street frontage, report and consent will be required from council for protection of the public.
• A protection works notice will be required if the building being demolished is on a shared boundary
• Ensure the land title is in required names prior to applying for any demolition permits
• Obtain an asset protection permit from council prior to demolition for the demolition only, we will obtain an asset protection permit for the construction
• Arrange the demolition permit
• Ensure there is temporary fencing erected during demolition
• Ensure all asbestos is removed if applicable - we will require a certificate that all asbestos has been removed before we can commence construction
• Ensure removal of structures from the proposed construction area (above and below ground) this includes fences on boundaries we will be building on
• Ensure full removal of the front fence and any front fence footings
• Ensure removal of any excess soil and debris following demolition
• After the demolition is complete you will need to maintain the block so that it is clear and ready for construction. If there is any importation of fill required after demolition there may be a requirement for concrete piers or screw piles to be installed as part of your foundations
• MAINS WATER: Water must stay connected. Ensure demolition company is instructed to protect the water meter
• SEWER: Arrange cutting and sealing of sewer by licensed plumber. Removal of sewer lines back to the tie location and provide a sewer cap
• STORMWATER: Removal of storm water drains back to the legal point of discharge if located on the property or to the title boundary if located outside of the property and capped
POLE TO PIT GUIDE
Contact your electrical distribution company to get a quote for a pole to pit installation. The quote can take up to 12 weeks so get started with this early. An underground pit must be provided for Arli Homes to commence construction. Ensure you request power supply at 40amps per phase.
Ausnet
https://www.ausnetservices.com.au/Electricity/Connections/Apply -for-ElectricitySupply/Residential/Step-0/#middleContent
Jemena
https://jemena.com.au/about/document-centre/electricity/application -for-undergroundelectricity -supply
Powercor
https://customer.portal.powercor.com.au/mysupply/CIAWQuickCalculator#checklist
United Energy
https://www.unitedenergy.com.au/your-electricity/new-connections/
ABOLISHMENT GUIDE
GAS
Contact your gas distribution company or retailer to arrange disconnection and removal of the existing gas supply including underground gas lines and gas meter.
Jemena
https://mygasservices.jemena.com.au/gdp/login/auth
AGL
https://www.agl.com.au/help-support/energy/moving-and-connections/installations/meter-upgrades
Energy Australia
https://www.energyaustralia.com.au/sites/default/files/201902/Gas%20New%20Connections%20Application%20Form. pdf
COMMUNICATION
Telstra
https://crowdsupport.telstra.com.au/t5/accounts-plans/moving-or-altering-telstra-infrastructure/ta-p/265731
NBN
https://www.nbnco.com.au/develop-or-plan-with-the-nbn/relocation-works
Feedback
Feedback is important to us, and we encourage you provide your feedback on your experience so far. Any suggestions for improvement are welcome and can be provided via our feedback form or emailing feedback@arli.com.au You can use this feedback email at any time during your journey with us to give us feedback or to escalate any issue that you feel is not being resolved in a timely manner.
