Planning Approval for the Residential, Commercial and Corporate Markets

8 steps to lodging your planning application
the four stages to the planning application process
what to do when your planning application is refused

You can benefit from less stress, more free time and a more seamless council planning approval by having your planning application completed by an expert in town planning approval. A number of our team have a professional background in town planning, including within local council planning departments. Our advanced knowledge and established professional relationships within these departments gives you, the client, the benefit of quicker approval for your planning permit applications.

The town planning process can be complex and treacherous, but our experts have the benefit of many years of experience dealing with local council to get planning permits approved under a wide variety of situations. Basically, they have seen it all. Thus, they are in the best position to provide high level advice to our clients to prevent unforeseen problems with applications before they arise, making the process quicker and smoother for our clients.

  • How to deal with objections from neighbours;
  • Getting quicker approval and more prompt feedback from Council;
  • An intimate knowledge of the internal process and working of local council planning departments;

Avoid Delays in the Planning Approval Process

The cumulative value of this expertise means we are able to identify potential application issues that could result in a delay or a refusal of your planning application at the outset and rectify them before an application is lodged. This provides our clients peace of mind in the outcome and as seamless a planning approval as possible. The town planning process is a nine step process and these steps can be read by clicking the link below.

Click below to learn more or enquire with our team of experts today to discuss your planning approval needs.

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46 Carmichael Road, Oakleigh East

Challenge

This site in the suburb of Oakleigh within the city of Monash was developed for three dwellings with each dwelling requiring a car garage. The site width was quite narrow at 16 metres and in pre application discussions with the Monash Council planning department the Councils feedback to the client was the site could only be developed for two houses due to the narrow width.  

Solution

In September 2016 the CS team begun working on a development that would achieve the client’s desired layout and address councils concern about the site width. Our previous working experience with the City of Monash provides us the insight to know council place a strong emphasis on new developments sitting within a landscaped garden setting so we made this goal the core component of our design response. When the designers began a floor plan and driveway configuration for the development, the goal of achieving a landscape setting was at the forefront of the design. Coupled with this we used raised garden beds along the driveways to create landscaping opportunities where there were none. Only one garage was visible within the frontage of our design and with the other garages being hidden towards the rear of the site. Unit 2 had a limited width available but our team development a functional layout including two bathrooms for this unit in a compact width of less than five metres. The application received three objections from the public but the council’s planning department concurred that our design response was carefully considered and did respond appropriately to the concerns they had. Council reversed their original position that the site was a two unit site and in January 2017 a permit was issued for the development. Construction commenced in 2018 and was completed in 2019.    

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Before
46 Carmichael Road, Oakleigh East 46 Carmichael Road, Oakleigh East 46 Carmichael Road, Oakleigh East
AFTER
46 Carmichael Road, Oakleigh East 46 Carmichael Road, Oakleigh East 46 Carmichael Road, Oakleigh East 46 Carmichael Road, Oakleigh East
ANZ Morley Queensland

Challenge

The team at CS have assisted Lendlease in rolling out multiple new branches for major banks throughout regional towns and areas right across Australia. 

Solution

ANZ and Lendlease requested our expert advice and feedback on this project at Morley in Queensland for an internal fit out and installation of advertising signs. Through our careful review we quickly established the internal fit out of the branch was exempt from requiring a planning application.

The installation of the external ANZ digital and illuminated signage took a more extensive review. Our planning experts analysed the proposed ANZ signs against the advertising codes of the Bayswater Planning Scheme to be certain that each sign was acceptable. Once we had established that all the signs complied with the Bayswater Planning Scheme, we were able to give professional confirmation to Lendlease that the work was able to be executed without the need for planning approval. This saved the client three months on the project timeframe and also saved the client the cost associated with obtaining the planning approval.

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Before
ANZ Morley QueenslandANZ Morley Queensland
AFTER
ANZ Morley QueenslandANZ Morley QueenslandANZ Morley QueenslandANZ Morley QueenslandANZ Morley QueenslandANZ Morley Queensland
ANZ Gympie Queensland

Challenge

ANZ Gympie has been established for a long time and was in need for a refurbishment. Lendlease were appointed to manage the project and the CS team were appointed to obtain town planning approval and signage licences to erect digital signage and illuminated signage on site.

 

Solution

In consultation with Council the CS team lodged town planning approval application and signage licencing approval with council. This allowed for an expedited dual approval of both elements of the project but was dependent on comprehensive details to be provided to Council at lodgement stage to ensure both applications proceeded seamlessly through council. CS team collected evidence to support the digital signage prior to lodgement as our experts anticipated council’s concerns around the signage. With no further information requested by council in assessing either application, both were approved within weeks of lodgement and the fitout was completed and the branch opened to customers ahead of schedule in October 2020.  

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Before
ANZ Gympie QueenslandANZ Gympie Queensland
AFTER
ANZ Gympie QueenslandANZ Gympie QueenslandANZ Gympie QueenslandANZ Gympie QueenslandANZ Gympie QueenslandANZ Gympie Queensland
1 Harcourt Street, Hawthorn

Challenge

Booroondara Council applied to Heritage Victoria to list this site on the state heritage register as being of state significance one month after they received a planning application to subdivide the site and construct a modern dwelling in the area occupied by the tennis court and summer house.

Solution

Council’s decision to apply to the state government for a heritage listing of the property within weeks of receiving the subdivision application was a source of great disappointment for our client. Rather than appeal the listing of the property on the state heritage registrar we accepted the listing and then worked with the state government on the design of the new dwelling to respect the significant heritage features of the property. The result was the new development was nestled behind the existing heritage building with no visible vantage points from the public realm. It was a long consultation and negotiation process with the state government but this is common place for our teams projects and we know how to navigate the system successfully for contentious developments.

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Before
1 Harcourt Street, Hawthorn 31231 Harcourt Street, Hawthorn 31231 Harcourt Street, Hawthorn 31231 Harcourt Street, Hawthorn 3123before
AFTER
1 Harcourt Street, Hawthorn 31231 Harcourt Street, Hawthorn 31231 Harcourt Street, Hawthorn 3123
1416 High Street, Malvern

Challenge

An F45 gym required earlier opening times than permitted by Council so they could remain competitive with other gyms in the area. However, the gym had attracted complaints from the tenants of a neighbouring residential apartment building for early operating hours and playing live music loudly. The complaints resulted in enforcement action and monitoring being undertaken by Stonnington City Council and the possibility of council supporting an earlier opening time looked unlikely.

Solution

This case required conflict resolution skills that are common place in planning disputes. The first step in the process was to ensure the gym was operating within the permitted times under the council approved planning permit and the live music was ceased. Once the gym has demonstrated compliance with the approved conditions for a six month timeframe and relations with the residential neighbours improved our client approached each of the neighbours to discuss the reasons why they were seeking to open earlier with each of the neighbours affected. Contact details between the owner of the gym and each of the neighbours were shared and as a result there were no objections lodged to our planning application to increase opening hours and council approved the application.

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Before
F45 1416 High St Malvern VIC 3144 F45 1416 High St Malvern VIC 3144
AFTER
F45 1416 High St Malvern VIC 3144 F45 1416 High St Malvern VIC 3144 F45 1416 High St Malvern VIC 3144 F45 1416 High St Malvern VIC 3144
22 Ireland Street, Ringwood

Challenge

This development application for 9 townhouses required the removal of 35 native trees from a site within a significant landscape overlay and attracted 33 objections from local residents.

Solution

The site was densely vegetated when the project begun in 2015 and the CS team firstly appointed a reputable local arborist to document the location, size and designate a retention value to each tree. This exercise was completed before any drawing concepts were completed by the architect so that as many of the high retention native trees as possible could be incorporated around the development and within the design response. The development still required the removal of native trees that were centrally located on site and could not be feasibly retained as part of the development. However, the team demonstrated an excellent attempt to retain as many trees as possible on the site given the significant landscape overlay designation and the approval of the application by council is demonstrative of the diligent approach to the design response adopted by the team. The result was the client achieved their required dwelling yield on the site and avoided a lengthy VCAT appeal that would have been required if vegetation retention was not the centrepiece of the design response from the outset of the project.        

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Before
22 Ireland Street, Ringwood 313422 Ireland Street, Ringwood 313422 Ireland Street, Ringwood 313422 Ireland Street, Ringwood 3134
AFTER
22 Ireland Street, Ringwood 313422 Ireland Street, Ringwood 313422 Ireland Street, Ringwood 313422 Ireland Street, Ringwood 313422 Ireland Street, Ringwood 313422 Ireland Street, Ringwood 313422 Ireland Street, Ringwood 3134
Ashgrove, Brisbane

Challenge

This former St Georges Bank was taken over by ANZ in mid - 2020 and was required to be refurbished and opened as an ANZ branch in less than six months. The CS team were appointed to obtain town planning approval and approval to erect the hoarding on the footpath so the construction team could commence an expedited fitout.  

Solution

In consultation with Council the CS team lodged a congruent town planning approval application and a footpath occupation permit for the hoarding with council. This allowed for an expedited dual approval of both elements of the project but was dependant on comprehensive details to be provided to Council at lodgement stage to ensure both applications proceeded seamlessly through council. With no further information requested by council in assessing either application, both were approved within weeks of lodgement and the fitout was completed and the branch opened to customers ahead of schedule in October 2020.   

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Before
249 Waterworks Rd, Ashgrove QLD 4060249 Waterworks Rd, Ashgrove QLD 4060249 Waterworks Rd, Ashgrove QLD 4060249 Waterworks Rd, Ashgrove QLD 4060249 Waterworks Rd, Ashgrove QLD 4060249 Waterworks Rd, Ashgrove QLD 4060
AFTER
249 Waterworks Rd, Ashgrove QLD 4060249 Waterworks Rd, Ashgrove QLD 4060249 Waterworks Rd, Ashgrove QLD 4060249 Waterworks Rd, Ashgrove QLD 4060249 Waterworks Rd, Ashgrove QLD 4060
215 Spring street, Doveton

Challenge

The corporate health provider was seeking a change of use from Melbourne City Council for an office building on Spring Street for a medical clinic for 22 GP consultation suites and a dedicated treatment room with no patient car parking provided on site and privacy screening applied to the entire ground floor windows of the building.  

Solution

The team successfully negotiated a full dispensation of the car parking requirements for a medical use on the basis that the site is well served by public transport and the majority of patients would likely visit the centre during their working day in the city and not be relying on a car to make the visit. Melbourne city council have a explicit signage policy that discourages any ground floor windows from being obstructed however, based on the sensitive use, the CS team was able to convince council that privacy was necessary and successfully negotiated with council for approval of a translucent privacy screen to be applied to the ground floor windows to protect the privacy of the patients inside the clinic.

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AFTER
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Doveton, Victoria

Challenge

Demolition of a residential dwelling and replacement with a commercial medical practice raised traffic concerns for council and local residents concerned about floodlights and the practice opening during unsociable hours.

Solution

The site is a corner location in a residential area that is opposite a busy church along a main road. Council’s traffic engineers had concerns about patients and visitors to the practice turning cars into and out of the site from a main road. The team worked diligently with a consultant traffic engineer to ensure the car park was designed to be wide enough to allow cars to turn internally within the site and exit safely to the main road via an extra wide driveway to ensure driver’s views were unobstructed in both directions as they entered and exited the site. A successful negotiation with objecting neighbours to the clinic by our team resulted in council approving the development with conditions attached governing the hours of operation and times that external lighting could be turned on.    

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Before
Doveton, Victoria Doveton, Victoria
AFTER
Doveton, Victoria Doveton, Victoria
Alfred Grove
Monash City Council

This side by side This side by side development in the City of Monash was approved in 2019. Monash City Council have always discouraged double crossover arrangements to  single lots but in this instance the experts at CS pointed out to Council that on lots that are wide but shallow a side by side development with single width crossovers to each house is appropriate. Council originally also took issue with the mirror image design of the houses and to address this concern the CS design team incorporated a number of subtle design techniques such as varying setbacks across the frontage, different window shapes and forms and an alternate front porch arrangement to each dwelling to address the issues raised. All these features combined convinced the City of Monash planning department that the development was worthy of support.

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Before
Monash Council
AFTER
Monash Council
George Street, Brisbane

Challenge

The client sought to undertake a full fit-out of an existing building and commence using the tenancy as a bank. CS were consulted to assist the client to determine whether the work required a planning application.

Solution

The team at CS assist Lendlease and ANZ in opening new branches in established cities such as this one in George Street in Brisbane. We were brought in as consultants on the project to establish whether the work required a planning application. The application was for ANZ to conduct a fit-out of the building and commence using the tenancy as a bank. Through our expert planning knowledge and research, we determined that the proposal qualified for a development approval exemption as there was no increase to gross floor area, and the nature of the business was to remain as retail, the same as the existing use of the building. Therefore, the works were able to commence without the need for a planning application which substantially decreased the time and cost of this project for ANZ and Lend lease.

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Before
George Street, Brisbane George Street, Brisbane George Street, Brisbane
AFTER
George Street, Brisbane George Street, Brisbane George Street, Brisbane
Pialba, QLD

Challenge

Provide expert advice and guidance for an internal fit-out for a new branch as well as the installation of advertising signs.

Solution

The team at CS have assisted Lendlease in rolling out multiple new branches for major banks throughout regional towns and areas right across Australia. ANZ and Lendlease requested our expert advice and feedback on this project at 15 Central Avenue, Pialba in Queensland for an internal fit out and installation of advertising signs. Through our careful review we quickly established the internal fit out of the branch was exempt from requiring a planning application. The installation of the external ANZ signage took a more extensive review. Our planning experts analysed the proposed ANZ signs against the advertising codes of the Fraser Coast Planning Scheme to be certain that each sign was acceptable. Once we had established that all the signs complied with the Fraser Coast Planning Scheme, we were able to give professional confirmation to Lendlease that the work was able to be executed without the need for planning approval. This saved the client three months on the project timeframe and also saved the client the cost associated with obtaining the planning approval.

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AFTER
ANZ Central Plaza, Pialba anz_2_0anz_3_1
Toowoomba, QLD

Challenge

Assist ANZ & Lendlease gain planning and development approval for an extensive internal fit-out and installation of new advertising signs. 

Solution

ANZ Clifford Gardens is one of the hundreds of ANZ branch updates and fit-outs we do all over Victoria for ANZ in collaboration with multi-national construction company Lendlease. This project was an extensive internal fit-out and installation of new advertising signs. Our team first reviewed the proposed works and through our expert knowledge identified that the internal fit-out was exempt from requiring a planning permit but all new ANZ signs would require development approval. Our work allowed ANZ to commence the internal fit-out of the building 3 months ahead of schedule while we organised the planning approval for the signage only. We successfully obtained approval for the new signs which included the electronic sign, illuminated logo and a new awning sign. When ANZ were ready to install the external signage the CS team had received their planning approval and the fit-out of the building was concluded three months ahead of schedule. With our expert help ANZ have been updating their banks nationwide with new electronic LCD signs like the one featured in this project.

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Caloundra, QLD

Challenge

Assist ANZ gain approval to permit key signage to remain illuminated on a 24-hour basis. Council preference was for the signage to be switched off in the evenings, possibly impacting delivery of key marketing messages. 

Solution

This is one of our many collaborations with ANZ and construction company Lendlease as part of a major rollout of regional bank updates to ANZ banks across Queensland and nationwide. Previously a disused shop, the scope of works at 47 Bulcock Street, Caloundra in Queensland included three new ANZ signs. An illuminated under awning sign, an illuminated ANZ logo and an electronic sign which had alternating ANZ marketing content displayed at timed intervals. Sunshine Coast Council were initially hesitant to allow the signage to be illuminated for 24 hours. Instead requesting the signs to be switched off between the hours of 11pm and 5am the following day. We understood the necessity of the 24-hour illumination for our client. We negotiated with and lobbied Sunshine Coast Council to permit the signs to be illuminated for 24 hours arguing that the signage was acceptable due to the commercial location of the site. We were successful and all the signs were approved and allowed to remain illuminated for the full 24 hours as part of the planning permit.

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Before
47 Bulcock Street, Caloundra47 Bulcock Street, Caloundra47 Bulcock Street, Caloundra
AFTER
47 Bulcock Street, Caloundra
Bundall, QLD

Challenge

Assist CBA to gain council approval to install corporate signage on top of a high-rise building - controversial due its visually prominent location.

Solution

CS work on hundreds of projects for several of Australia’s leading banks including this project we did for Commonwealth Bank of Australia in Queensland. The signage application for CBA atop an existing high-rise building was particularly controversial given its visibility. Initially the local council was insistent that the signage could only be displayed on a lower section of glazing on the building. CS were appointed to negotiate an outcome with the Gold Coast City Council and successfully lobbied them to approve the sign as originally designed based on the regulations governing the site.

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Before
Bundall, Queensland
AFTER
Bundall, Queensland Bundall, Queensland
Melbourne

Challenge

Restoration works to the iconic Mission to Seafarers building in Docklands, Melbourne. The client was unaware whether planning approval was required for their restoration work to the building.

Solution

The team at CS provided expert planning advice for restoration work to the histrionic Mission to Seafarers building at 717 Flinders Street, Docklands. The project was undertaken by the Victorian Government and CS was appointed as planning consultants to assist international property firm JLL and local heritage experts Lovell Chen to confirm what buildings and works required planning approval prior to commencement. JLL identified the restoration work required and this was documented in plans by Lovell Chen for construction. The team at CS were then engaged determine whether a planning application would be required. Our advice gave the project team professional confirmation of what was required to take advantage of the planning permit exemptions for building restorations. By identifying the appropriate exemptions and confirming the works were exempt in collaboration with the City of Melbourne planning department, we reduced the project timeline by 3 months and removed the planning permit expenses from the project budget for the client.

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Before
seafares building,717 Flinders street melbourne seafares building, 717 Flinders street, melbourneseafares building, 717 Flinders street, melbourne
AFTER
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South Road

This project involved the demolition of the existing home and construction of two homes. Each home contains three bedrooms plus upstairs retreat. The development was approved by Bayside Council in January 2019. South Road is a main road and such roads attract a classification as Category One Roads by Vicroads. For Category One Roads Vicroads do not permit cars to reverse straight onto the road from the property and they also do not approve of additional crossovers to sites located along Category One Roads. The development had to be designed to provide a hard stand turning area in the frontage for cars to turn upon exiting the garage and exit the site in a forward direction via the existing single crossover serving the site. The team at CS successfully negotiated approval of the large hard stand area in front of the houses despite Councils concerns.   

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AFTER
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Dennis Avenue

A modern two townhouse development on a corner site which required demolition of the existing home. Each home consisted of a double garage, four bedrooms and an open planned living/meals and kitchen area.

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AFTER
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Capital Avenue

This large French provincial design in Glen Waverley consisting of a basement cellar and four bedrooms per dwelling. Each dwelling has three bathrooms and an upstairs retreat and rumpus area. 

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Before
Capital Ave, Glen Waverley Capital Ave, Glen Waverley
AFTER
Capital Ave, Glen WaverleyCapital Ave, Glen Waverley
Queens Court

This development consists of three houses on one lot, each with double garage and two bathrooms. The master of each home home includes a WIR and an ensuite. It is a contemporary design response in an older section of Berwick within the city of Casey. The development was approved for construction in April 2018 and is expected to commence in the first quarter of 2019. 

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Before
Quenns Crt, Berwick
AFTER
Queens Crt, Berwick
Wolai Avenue

The design for this project was commenced in March 2016 and initial consultation begun with Glen Eira Council at the same time. The planning application was lodged to council in July 2016 and ultimately approved by Council on the 15th December 2016. However as part of Glen Eira’s ‘minimal change’ area policy that affects this subdivisions in this part of Bentleigh east the council listed a number of unreasonable changes to the development as a condition on the approval. These included a reduction in the upper floors and deletion of all first floor balconies. CS lodged an appeal against these conditions at VCAT and on the 16th May 2017 the tribunal deleted all conditions requiring deletion of balconies and reduction of the upper floor. The key reasons that VCAT agreed to delete the conditions were because the balconies faced the street and not the neighbouring properties and also this was an area of east Bentleigh where the neighbourhood character was one of large modern style dwellings. Following the successful appeal, demolition of the existing home on the site was completed in January 2018 with construction beginning the following month. The project was completed in October 2018.

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Before
Wolai Ave, Bentleigh East Wolai Ave, Bentleigh East
AFTER
Wolai Ave, Bentleigh East Wolai Ave, Bentleigh East Wolai Ave, Bentleigh East
Bourke Street Mall

In May 2015 CS were appointed by Geyer interior designers to obtain a planning permit from Melbourne City Council for the remodelling of Telstra’s flagship store on the Bourke Street Mall in Melbourne. The upgrading of the store was substantial including many facets that the team had to turn their attention to. The most prominent aspect of the new development was the large LED screen that spanned the entire height of the building. At over 30 metres in height the screen dominates views from the pedestrian mall and is visible from a number of vantage points. Melbourne City Council were supportive of the large LED sign but did have a concern with the original proposal including touch screen televisions at the ground level. This created a concern due to the potential for people to congregate around the TV’s and create a pedestrian bottle neck at the busy Swanston Street and Bourke Street intersection. Although the council were not supportive of this aspect of the application they supported the overall scheme and approved the planning permit on the 17th September 2015.   

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Telstra, Bourke Street Telstra, Bourke Street Telstra, Bourke Street Telstra, Bourke Street Telstra, Bourke Street
Lewis Road

Indoor trampoline parks have become increasingly popular with children and adults alike in the last decade. This facility in the city of Knox opened in 2014 and has been a runaway success. The building is approximately 3000 square metres in size and within an industrial estate. In December 2013 CS completed the town planning application to the City of Knox for the use of the building as a trampoline park, dispensation of the car parking requirements and installation of the business signage. Knox Council were very supportive of the proposal as they saw the benefit of it to the community. Council paid particular attention to the car parking available for visitors to the site as part of their assessment of the application. The CS team worked diligently with a consultant traffic engineer and councils own traffic engineers to demonstrate how the car parking demand would effectively be managed during peak times. There were a number of surrounding business’ that had concerns with the proposal and objected. Despite this, due to the completeness of the application and the presentation of the proposal to Council the application was approved in April 2014. However, one the objectors decided to lodge an appeal against councils approval of the application to VCAT. Our client could not afford the lengthy weight for a VCAT appeal so in May 2014 CS applied to VCAT to have the appeal struck out as lacking in substance. There was a hearing set down in early May by VCAT to decide if the objector had adequately demonstrated there was grounds for an appeal. The objector consequently withdrew their appeal and this allowed our client to open the facility with the full support of the local council.

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AFTER
Lewis Road, KnoxfieldLewis Road, KnoxfieldLewis Road, KnoxfieldLewis Road, KnoxfieldLewis Road, KnoxfieldLewis Road, Knoxfield
Weir Street

This was the first ‘Bounce’ to open in Australia and CS were appointed to ensure a successful application to the City of Stonnington for the facility. Bounce is an indoor adventure facility of approximately 5000 square metres across two floors aimed at kids and young adults. The centre consists of trampolines in an array of configurations for playful use or exercise. The building sits within an industrial section of Stonnington and the planning application was lodged to council for approval in February 2012. The application attracted 17 objections from nearby residences. One of the most contentions aspects of the application was the fact that it included a liquor licence application and was proposed to open until mid night on Friday and Saturday nights. The surrounding residences were concerned this would result in anti social behaviour by minors in the surrounding streets after the facility closed. To address these concerns we decided to remove the liquor licence application. On removal of this the application was supported by Stonnington Council in 2012 and this was not appealed to VCAT by the residences. Once the facility was operational for three mounts the client then lodged an application to Council for their liquor licence. As the facility had been operating without issue in this period this application attracted no objections from the public and was swiftly approved by Council after lodgement.

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AFTER
Weir Street, Glen IrisWeir Street, Glen IrisWeir Street, Glen IrisWeir Street, Glen IrisWeir Street, Glen Iris
Cecil Street

‘Schnitz’ restaurants will be well known to all Victorians as one of the fastest growing franchises in Australia. The CS team is Schnitzs preferred consultant to run town planning applications for their stores through council. This corner site in South Melbourne is opposite south Melbourne markets and is also heritage listed. Heritage listed buildings in the City of Port Phillip are treated very conservatively by Councils planning department so any large signage or external fixtures such as awnings or even painted logos on the building will not be allowed by Council. The rationale behind this is that they do not want anything that could detract from the heritage significance of the building as experienced by the average passer-by on the street. The CS planning team had to work diligently with the Schnitz branding team to broker an outcome that meant the restaurant was easily recognisable to its customers from the outside and did not erode the heritage significance of the building. The application was lodged to Council in November 2014 and approved in March 2015. 

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Cecil Street, South MelbourneCecil Street, South MelbourneCecil Street, South MelbourneCecil Street, South MelbourneCecil Street, South Melbourne
Baldwin Ave

This application was for a ‘materials recycling’ facility that spanned across more than 13,000 square metres and 12 sites in an industrial estate in Sunshine North. This was a particularly contentious planning application for the team as the application was lodged retrospectively after enforcement proceedings were taken against the landowner by Brimbank City Council. The business was very successful and this lead to heavy volumes of deliveries to the site by trucks which created a number of car parking issues in the surrounding streets and complaints to Council by the surrounding businesses. The scrap heap of metal within one of the yards was so large it was visible by motorists travelling over the West Gate Bridge. The Cs team appointed leading environmental consultants Senversa to work with us on establishing an environmental audit and clean-up plan for the site. The Cs team then worked with the business owner and reputable traffic engineers One Mile Grid to establish a functional layout for the deliveries and truck movements to and from the site. The CS design team sourced suitable large scale warehouses to enclose the sorting of materials on the site and clarified business operating times and delivery times that were suitable. As the result of the tireless work of the CS team an approved planning permit was issued for the business by Brimbank Council in September 2017.

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Baldwin Ave, Sunshine northBaldwin Ave, Sunshine northBaldwin Ave, Sunshine north
Station Street

This four storey mixed use development consists of a ground floor retail tenancy and seven apartments. The development includes the installation of a car stacker system into the basement of the development which accommodates car parking for nine cars which are stacked on top of one another in three rows. The site is directly opposite Sandringham train station and did not attract any objections from the public. The design incorporates a large light well through the central column that spills a lot of natural light to each unit within the development. The development exceeded the Councils preferred maximum building height for this section of Station Street however the CS team were able to develop an exceptional urban design response with the architect that Council approved of strongly and this resulted varying the specified maximum building height for the area to approve the development.  

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Before
Station Street, Sandringham
AFTER
Station Street, SandringhamStation Street, SandringhamStation Street, Sandringham3_11
Cannes Ave

This beachside duplex development was designed fully by the CS team and the planning team ran the planning application through Council. It was lodged to Kingston City Council for approval in August 2016 and the permit was issued by Council in November 2016. This was an investment project for our client but despite not being for his own use a strong emphasis was placed on designing a development fit for modern families. The CS design team are very experienced in designing family homes for modern use so the team incorporated a huge 165 square metre living/kitchen area for each home which flowed to a 20 square metre large alfresco at the rear of the house. Through careful design and engineering the team were able to achieve a consistent finish floor height between the alfresco and living area. This was critical to ensure the ‘flow’ between the two areas was not interrupted.  Each home also has a large 3.5 square metre walk in butler’s pantry, with a separate retreat at ground floor or first floor that allows adults to relax in a separate section of the house to where the kids might be. Construction commenced on the development in mid 2017 and concluded in February 2018.

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AFTER
Cannes Ave, Bonbeach
Hotham Road

This three unit development is a contemporary design with strong architectural features. Each house is three bedroom with three bathrooms. The contemporary design features from outside are echoed throughout the interior of the building. The roof form was inspired by a church design with a large open window surrounded by a concrete framing. The garages for two of the houses were cleverly designed to sit at the rear of the site allowing the designers to provide a large opening and window at the ground floor for one of the houses that echoes the presentation of the first floor window of its neighbour. The colours and materials are sharp in contrast making this development a proud building in the neighbourhood. The site sits on a quiet suburban street with most of its neighbours being of older housing stock. This development was a bold design statement for the street and this was welcomed by Council.

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AFTER
Hotham Road, NiddrieHotham Road, NiddrieHotham Road, NiddrieHotham Road, Niddrie
Glen Park Road

This was an architecturally designed second dwelling on a large property that was heavily treed with a steep slope in the City of Nillumbik. Our client was an owner occupier with a strong emphasis on design and a functional layout that took full advantage of the fantastic vista of views that surrounded the site. The development essentially ‘floats’ over the existing home on the property and was constructed over an existing building that sat in this section of the site. The existing building was retro fitted into the design to become an under croft garage for the client that spans the entire width and length of the house. This large storage area has space for up to four cars and was essential for the client. In the living area the large balcony flows through to the main living area. The glazing has been maximised in the home to take advantage of the views on offer and timber slats have been used as the finished material on the outside of the building to ensure this contemporary design sits in harmony with its treed settings.

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AFTER
Glen Park Road, Eltham NorthGlen Park Road, Eltham NorthGlen Park Road, Eltham North
Maroondah Highway

This was a challenging building design brief of achieving two additional houses and retaining the existing home on this large block in the outer eastern suburbs. Although the property was large the block was irregularly shaped with a curved frontage and tapered towards the rear. The development was for a single storey home with three bedrooms, an open plan kitchen/meals area with a separate rumpus room, a separate study room and a formal lounge room at the front of the home. The double storey home consisted of three bedrooms, the master having a walk in robe and en suite. There is an upstairs and downstairs bathroom and a separate lounge room from the open plan meals and family area at ground floor. The curved frontage meant the designers had to be creative with the internal spaces to achieve two bathrooms and three bedrooms with a WIR and en suite for the master. The irregular shape of the block also threw up some challenges for the builder on site but the development was finished within budget in early 2018.

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AFTER
Maroondah Highway, Chirnside ParkPrimaryMaroondah Highway, Chirnside ParkPrimaryMaroondah Highway, Chirnside ParkPrimary
467 Springvale Road
Monash CITY Council

This side by side subdivision in the city of Monash was approved by council in November 2014, construction commenced in March 2016 and the development was completed in February 2017. The subdivision includes two four bedroom dwellings plus study. The development includes two car parking spaces on site per house. The site was approximately 19 metres wide and 35 metres deep.

Monash City Council have an explicit local planning policy that discourages more than one crossover per site. This was the largest obstacle to this project however based on other examples of double crossovers in the street and the wide frontage of the site the CS team were able to successfully convince Monash Councils planning department that the double crossover arrangement was the best development outcome for the site in this context. As of July 2017 this local policy of discouraging double crossovers to sites still exists in Monash Council but if your property has a wide frontage and there are a number of examples of double crossovers to sites in your immediate area then Monash Council may accept a proposal for double crossovers.

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Before
Subdivision Plan Glen Waverley
AFTER
Subdivision Plan Glen Waverley

“This firm had warned me about Monash City Councils opposition to double crossovers from the outset, but they diligently and professionally got ahead of this issue in a preapplication meeting with Monash City Council before council had an opportunity to raise it. It was a great coup by the CS team and I am thrilled with the result”

- Som J – Glen Waverley, Melbourne.
1 Debbie Street
Monash City Council

This side by side development in the city of Monash was approved in September 2015, construction commenced in March 2017 and it will be completed in August 2017. The subdivision includes two four bedroom homes with two car parks per house. The design includes a walk in robe and ensuite for the master bedroom, a kitchen pantry and an upstairs retreat. This subdivision proposal was rejected by Monash City Council on account of the size of the houses and the double crossover arrangement. Councils position was that the development would be at odds with the existing character of the street and that the double crossover arrangement was contrary to councils local planning policy. The CS team took the Councils refusal to VCAT because there was an emerging presence of ‘knock down rebuild’ projects in this section of Mount Waverley and the newer houses were of much larger proportions than the homes constructed in the 1950’s and 1960’s in the area. There were also a number of double crossovers in the street and the proposed double crossover to this site did not require the removal of any council street trees. This aspect of the development was viewed favourably by VCAT who overturned councils refusal and order that a permit be issued. The original planning application was lodged to Council in September 2014, it was officially refused and appealed to VCAT in February 2015. The VCAT hearing was held in August 2015 and the permit officially issued in September 2015. If you are planning a subdivision and you feel a VCAT case may be required you should allow a similar timeframe to this to get through the process.

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Before
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AFTER
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“It is with pleasure and gratitude that I share my comments on my experience with CS Town Planning Services in my application to Monash City Council. The experience at each stage of the application was superior including the development of plans and helpful insights on preparation of plans. I would not hesitate to recommend CS Town Planning Services to colleagues and friends."

- M. Perera - Mount Waverley, Melbourne.
16 Fulton Crescent
City of Whitehorse

This proposal of three double storey townhouses was approved by Whitehorse City Council in August 2013 with construction completed in July 2017. Each house was three bedroomed with walk in ensuites and a double garage per dwelling. The application received a number of objections from the neighbours largely relating to car parking, neighbourhood character and increased density issues. The CS team had to meet with the objectors at a meeting organised by council to discuss the issues and attempt to resolve some of the concerns. As with most planning applications we could not agree to all of the requests put forward by the neighbours but we were able to work with the Whitehorse council planning team to provide a development outcome that was acceptable to the neighbours and thus avoid a lengthy VCAT delay.  

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Before
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AFTER
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“CS Town Planning Services provided an excellent architectural design for four townhouses, which maximised the sale price of our block by $300,000 more than our real estate agent was expecting. The result was very pleasing and the experience of working with the staff at CS Town Planning was rewarding. The staff were easy to work with and competently negotiated with Whitehorse City Council on our behalf. I would have no hesitation in recommending CS Town Planning Services."

- A. Case - Burwood, Melbourne.
26 Perth Street
City of Whitehorse

This corner site was approved for a second dwelling to the rear of the existing dwelling in May 2014 by Whitehorse City Council. The construction of the project commenced in May 2015 and was completed in September 2015. To complete the subdivision the owner was required to install an underground electricity supply at the front of the newly created block. The new site was on the left side of Aberdeen Road but unfortunately the existing electricity supply runs on the right hand side of Aberdeen Road. This meant that a one metre wide trench needed to be dug in Aberdeen Road to run electricity to the newly created block. This cost our client $3,457, which was paid directly to SP ausnet (the electricity supplier) who undertook the works. The property sold for in excess of $800,000 in late 2014 so it was a very profitable venture for our client. It is important to remember that as part of subdivision connection of sewer, water and electricity of the newly created block of land remains the responsibility of the owner completing the subdivision. The costs of these connections are fixed but can vary if circumstances such as those that arose on this site also apply to your property.  

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Before
Before - Subdivide Land Blackburn
AFTER
After - Subdivide Land Blackburn

 “What a pleasure and we were really ecstatic with the sale price. A job well done and we will move onto the next one with CS.”

- Adrian J - Blackburn, Melbourne.
6 Stokes Street
Banyule City Council

This backyard two storey house was approved in October 2013 by Banyule City Council with construction commencing in December 2016 and concluding in July 2017. Retaining an existing house and constructing one house at the back is often the most profitable type of subdivision as owner occupiers can keep living in the existing home or renting it while the subdivision occurs. The most challenge aspect of this type of subdivision is usually providing a car parking garage for the existing house. Most councils, including the city of Banyule will not support car parking structures being constructed in front of the existing house. This is often a pitfall for these types of subdivisions so it is vital to ensure you have space in the rear yard to provide a garage for the existing house as well as a garage for the new house. Our experts can quickly calculate the area available in your yard and whether there is sufficient room for a garage so call us today to confirm before going any further.

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Before
Before - Subdivision RosannaFront - Before - Subdivision Rosanna
AFTER
After - Subdivision Rosannastokes_st_rosanna_-_after_front_1

“My husband and I work full time so we were concerned about the time required to complete this project. There has been a few issues along the way and a few costs have come in more than expected with the connection of sewer to the property but we were delighted with the communication and management skills of the CS team to help us understand these issues when they arose. They provide everything you could hope for in a consulting services organisation.”

- Cassandra M – Rosanna, Melbourne.
17 Avoca Street
Banyule City Council

This development involved demolition of the existing home and construction of two double storey dwellings on the property. It was approved by Banyule City Council in January 2014, construction commenced in September 2015 and the development was finished in September 2016. Banyule city council have very robust planning regulations relating to trees and there were significant trees on this site and the neighbouring properties that needed to be retained as part of the development. The CS team worked diligently with an appointed arborist to design a proposal that would not impact the significant trees during construction. There was a large tree on the neighbouring property that required a large no construction zone around it which meant the design had to include a bigger back yard for the front dwelling than would typically be required. Retention of trees is a significant issue for councils, especially Banyule and Nillumbik Councils. If you are completing a subdivision in where there a number of trees involved we will recommend a reputable arborist to be involved in the application so that we can be sure of Council support. 

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Before
Before - Property Subdivision Heidelberg
AFTER
After - Property Subdivision HeidelbergFront - After - Property Subdivision Heidelberg

“We had a large property and were only seeking two houses so we thought we would have a simple approval! Thank god we had the CS team in our corner to navigate the tree protection issues in the city of Banyule. Without their consul we may still be working on this project.”

- Johannes S – Heidelberg, Melbourne.
1 Cornell Street
City of Boroondara

This side by side subdivision was approved in October 2012, commenced construction in February 2015 and was completed in March 2016. The development included a basement car park, elevator and contemporary design. Boroondara City council supported the application and issued an approval but unfortunately a neighbouring objector took the approval to VCAT to seek a reversal of the approval. This caused a nine month delay in a start to construction but unfortunately any objector to a development has appeal rights at VCAT even if council support the development. Even if the development is also approved by VCAT there is very limited circumstances by which developers can pursue costs associated with the delay from the objectors. This is one of the unknown factors that can delay a project so it is in your interests to maintain open dialogue with your neighbours if you do wish to subdivide.

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Before
Land Subdivision Camberwell_Before
AFTER
Land Subdivision Camberwell

“Our project was supported by Council so the objector had little hope at VCAT. Thanks to CS for ensuring the Boroondara Council sided with us at VCAT and not our neighbour.”

- Grahame J – Camberwell, Melbourne.
13 – 15 Murray Road
Glen Eira City Council

This development was across two sites and involved the removal of two houses, the retention of one house and the construction of three new double storey houses. The development was approved in October 2014 by Glen Eira City Council, construction commenced in September 2015 and concluded in August 2016. This development created four lots in total and because of this a one off financial contribution had to be made to Glen Eira City Council. This contribution was 5% of the total land value before the development commenced. This requirement for a financial contribution applies to all subdivisions in all councils in Victoria where three or more lots are created. Subdivisions that create two lots are exempt from this requirement. The rationale behind the contribution is to ensure council have enough resources to upgrade community infrastructure as demand on that infrastructure increases. As a developer who increases the number of houses in the community through subdivision you must contribute to that cost by way of the contribution.

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Before
Before - Property Subdivision Ormond
AFTER
After - Property Subdivision OrmondFront - After - Property Subdivision Ormond

“I wanted to thank you for all your help and the hard work you have put into getting my development approved by Council. It’s not easy to get council approval for townhouses in the neighbourhood residential zone, if it wasn’t for your knowledge and efficiency I do not believe it would have been approved. I look forward to the next development.”

- R. Krishnaswamy - Ormond, Melbourne.
10 Gowrie Street
Glen Eira City Council

This side by side development in the city of Glen Eira is typically the councils preferred subdivision layout. Glen Eira council have a local policy that discourages the construction of double storey dwellings in the rear of sites so they prefer this arrangement of development. The development was approved in June 2014, construction commenced in December 2014 and the development was completed in September 2015. We recommend applying for a side by side subdivision in the city of Glen Eira unless your block is deep and too narrow to build houses in a side by side arrangement. 

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AFTER
After - Subdivision Permit Bentleigh

“What a simple and easy company to deal with. They tell what the rules are, what their experience is on an issue and follow your instruction. Easy. Will certainly be back to them”

- Ashley O’B. – Bentleigh, Melbourne.