Browse Forums General Discussion 1 Sep 02, 2010 8:00 pm Hi there, Im looking for some advice on where to now in regards to my battle axe subdivision. Ive had it surveyed and submitted and approved for a year or two now and want to proceed forward with it all. Its green title so i guess i need to run the services to the rear block? - water, gas, power and sewer - am i best to engage my own trades to do this or deal with a company that does it all for you? I want to do the subdivision, create the 2 separate titles - sell the front home and use cash to build the rear house. Any advice would be greatly appreciated - ive built and renovated a few times but never subdivied. Thanks Re: Battle axe subdivision approved by the WAPC - where to n 2Sep 02, 2010 8:53 pm Hi Hails and welcome. I've just finished my subdivision and am doing exactly what you are planning to do. When you got the approval from WAPC you would have got a list of conditions from all the relevant authorities. All you need to do is work through those. Typically it is underground power for the 2 lots, separate plumbing for both houses (may need to run a new sewer line for existing property) and making sure your local councils conditions are met (demolition of existing sheds or garages removal of any septic tanks etc). You could get someone to do it all for you but all you need to do is make some calls to the different trades and that is about it. Your surveyor should be able to assist you with any clarification needed. Which area are you in? Accessible Carpentry & Cabinets accessiblecarpentry@gmail.com accessiblecarpentry.com.au https://www.facebook.com/pages/Accessible-Carpentry-Cabinets/583314911709039 Re: Battle axe subdivision approved by the WAPC - where to n 3Sep 02, 2010 9:30 pm Great - thanks for that. The property in question is in High Wycombe - Shire of Kalamunda Ive just gone back to my approval paperwork as i put the subdivision on hold for a bit and now realised the approval expired on 26 June 2010 Grrrrr - i dont know if the WAPC will extend it or not - approvals of 5 lots or more have a 4yr expiry instead of 3yrs. I dont like my chances for them to come to the party but cant harm to ask. There was 7 local government conditions, 3 water corp and 1 western power - would you advise just liasing directly with them and they will help out? Thanks again for your reply Re: Battle axe subdivision approved by the WAPC - where to n 4Sep 02, 2010 11:06 pm That's no good. They'll love charging you another lot of fees The conditions are very straight forward. Western Power: Just apply on line for an underground power supply. I think it is around $680. They will then install a green power dome if there isn't one or let you know to connect to one on an adjacent property if available. You then arrange your own contractor to run the power from the dome to the existing house. Watercorp: Pay lots of money for head works, from memory around $6-7000. Then you need to sort out the existing sewerage runs. I only did a strata title so the plumbing is a bit cheaper. I still had to do a new run from the front house through the new property lot and join it into the existing riser shaft, plus put in a new connection to the same existing riser for the second house. With Green title I think both properties need to run on completely separate lines. So you will need to get Watercorp to put a new cut in into the main sewer line for the second property. Local government: These might vary from council to council but many of them you will meet without doing anything. We just had to demolish the old rear garage, sign a stat dec to confirm that the old septics had been removed and install hardstand parking for 2 cars. All the other conditions related to general planning codes that we already met. Once you have met all the conditions you then need to apply for clearance from all the authorities. Once you have these you can then apply for titles. Our surveyor applied for clearances and got all the details ready and submitted then to WAPC and Landgate. A good surveyor will definitely guide you through the process but you will still need to arrange the works yourself. It took about 6 moths in total for us and we didn't rush things. Accessible Carpentry & Cabinets accessiblecarpentry@gmail.com accessiblecarpentry.com.au https://www.facebook.com/pages/Accessible-Carpentry-Cabinets/583314911709039 Re: Battle axe subdivision approved by the WAPC - where to n 5Sep 03, 2010 11:36 am Great thanks so much Chippy. Just called WAPC this morning and yep just as i thought, the application fee is now down the drain and even better, the application fee has now more than doubled in 3yrs !!!! I paid $780 and was told its now $1600 !!!!!! As they say though - short term pain for long term gain Thanks again for steering me in the right direction and a bit of real life experience. Hope your development brings you lots of rewards Re: Battle axe subdivision approved by the WAPC - where to n 6Sep 04, 2010 1:51 pm Don't forget to take into account that by sub dividing and then selling one of the blocks, you will be subject to capital gains tax on that block. I know because I've also just done this and when you've owned the original block for many many years, the CGT can be considerable. Re: Battle axe subdivision approved by the WAPC - where to n 7Sep 04, 2010 10:48 pm If you have lived in the existing house and then sub-divide and sell it to build on the rear lot and then live in that you pay NO capital gains tax on either sale. In fact from a tax implication this is one of the best ways to develop land as it is always your principal residence therefore free of capital gains tax. Accessible Carpentry & Cabinets accessiblecarpentry@gmail.com accessiblecarpentry.com.au https://www.facebook.com/pages/Accessible-Carpentry-Cabinets/583314911709039 Re: Battle axe subdivision approved by the WAPC - where to n 8Sep 05, 2010 9:28 am I beg to differ, chippy. We owned the original land and house for 20 years. The new house on one of those blocks is my principal place of residence and therefore free from CGT but the sale of any of the other blocks generates a CGT event. I have a private ruling from ATO about this. A lot of people get caught out on things like things and end up with huge tax bills. Don't listen to the backyard accountants; get advice from the ATO and/or use a good accountant. I always plan for the worst scenario just in case lol Re: Battle axe subdivision approved by the WAPC - where to n 9Sep 05, 2010 11:19 pm Arkanah, I'm not sure that you follow what I'm saying. You live in a house on a complete block, then subdivide the block so you now have one block with house and one vacant block. If you were to sell the vacant land or build on it and sell it without living in it, then yes you would pay a capital gain. However if you sell the existing house and land that had been your principal place of residence then it will be CGT free. If you then develop the vacant land to be your principal residence and retain it as such for a couple of years you will also be able to sell it CGT free. I had this conversation with my CPA the other day and he assured me that there will be no CGT as long as the properties that you sell have been your principal place of residence and have not been leased at any stage. Accessible Carpentry & Cabinets accessiblecarpentry@gmail.com accessiblecarpentry.com.au https://www.facebook.com/pages/Accessible-Carpentry-Cabinets/583314911709039 Re: Battle axe subdivision approved by the WAPC - where to n 10Sep 06, 2010 12:59 pm ah! understood. I thought you meant selling the vacant block only. Still, a lot of people are unaware of these traps so I hope both of our information helps someone. If your patio is going to be 35 sqm then that's going to need Council Approval. The fact that they previously approved your 25sqm patio will be irelevant 1 5516 9 24829 This is one of the reasons I decided to go overseas for my double glazed windows. As the builder indicated, he's worked on many upmarket builds, these were the most well… 13 19277 |