Setback distances... council approvals

vpande · May 16, 2007 9:36 pm

The council in which we plan to build has the minimum front setback to be 7.6 metres. We have been looking around a lot and figure out that 6.6 meters would be good enough as that would provide us with a bigger backyard (approx 8 meters) with more sunshine for gardening (north facing block). Also, longer garage in the front will eliminate the need for a separate garden shed.
We have requested the council for this as we plan to utilise the larger backyard (and sides) for rain water tanks and composting etc which will not be possible if we have a large front yard.

I would like to know if anybody has faced the same issues as us and whether council approvals were achieved. I feel that in the present times councils need to be more open to environmental issues associated with new homes rather than sticking to the rules set 40 yrs ago. I would like to know how others have gone about this issue.
cheers,
VP

mattwalker · May 16, 2007 9:43 pm

vpande..

probably need a bit more info

local council?
other houses already built?
etc...

Matt

Casa2 · May 16, 2007 9:56 pm

vpande,

Are there houses either side of you and what are their setbacks? Most councils will want you to take the average setback of your neighbours (or either one if the difference between neighbour's setbacks are less than 2 metres).

Like everyyone else I wonder what benefit there is to the resident or the community to have a 7.5 m front yard that is never used and a 8 m backyard which is where everything outside has to happen.

Cheers,
Casa

vpande · May 16, 2007 10:26 pm

Thanks Matt and Casa,
The street has all old houses built in the 50s-60s . we plan to demolish and build our dream home. The first demolished and built house was completed 2 yrs ago with a setback of 8.9 meters!!!! this is our future neighbour who has a pathetic backyard of barely 4 meters and NO sunshine. he appears to have a priority to park his handyman's large van in his long driveway. The house on the other side of our site is being constructed.... currently undergoing siteworks but i am assuming it would be 7.6 m. the house further up is about 7-7.6 m... ours would be the third new house on the street. I wonder what our chances would be in this sitn. Is it worthwhile to discuss with any councillers who may realise that the street is undergoing a metamorphosis.
cheers,
VP

mattwalker · May 17, 2007 10:34 am

I would definatley ask the question... It cant hurt!

Good Luck!

Casa2 · May 17, 2007 12:50 pm

Who in their right mind would have a 8.9 m front yard and a 3 m backyard? Great for having BBQ's if you want every passer by to have a sticky and you don't mind the kids being run over by cars!

I feel sorry for anyone who has a front yard bigger than the backyard.

If I had my way, my front setback would be 4 m (and a bit more in front of the garage).

vpande, looks like you're going to have a fight to have a setback of less than 7.6 m. Try visting the council and ask the question at the front desk. My council has always been very helpful and friendly whenever I've visited.

Vlad76 · May 17, 2007 3:34 pm

Our council has a minimum setback of 9m. But there is a house on a street with 5m, build about 10 years ago. The builder suggested the best we could hope for is 7m, so we applied for dispensation and after 2 months wait got that approved.

Yak_Chat · May 17, 2007 4:34 pm

Yep, you can ask for dispensation, but the reason needs to be something that sways the planners mood, and gets the counillors on-side.
If you've never been to a council meeting, go now, You'll learn heaps (1st one being - why you don't ever want to run for council)

And try to meet the planner personally - it helps heaps.

The norm is the halfway split of other houses, but if you can drive the northern sun issue, and make sure your house design includes this as a KEY feature as to why you want to build further towards the front, most councils would be hard pressed to not give you 1 or 2 metres, versus the bad press you could built up about them for an enviromentally friendly house being cramped to less efficiency.

The only thing...
This sort of stuff takes time, and time is money, or finding another place to rent while you wait, which is something most councils couldn't give a rats (that's not rates) :lol:

about.

Perseverance works, but it takes time

Steve

Hennig · May 17, 2007 7:39 pm

Dispensation, I think its called a Report and Consent where we are.

I thnk that it also helps if you submit a letter from your neighbours saying they agree to it when you apply.

Like Matt says, it can't hurt to try.

First_Timer_Ray · May 18, 2007 1:50 pm

Yep, the council we are building in calls it Report and Consent too. We applied (supposed to be 4m, we wanted less due to the shape of the block) and was approved. There is a topic in here that explains our circumstances if you're interested.

Ray.

Yak_Chat · May 18, 2007 4:38 pm

Called dispensation down here.
From a council meeting report
Public Consultation
This neighbour currently has sweeping views toward Rapid Head, partly over the subject land.
That neighbour has provided written comment and advised that they do not support a 3.0 metre dispensation from the front setback requirement of 8.0 metres. They have suggested a compromise front setback of 6.5 metres (thereby requiring a dispensation of 1.5 metres instead of 3.0 metres)

Same thing different words.
Steve

vpande · May 18, 2007 7:27 pm

Thank you all.
Ray- I do remember your post explaining your situation which I think was valid reason. It is also clearly mentioned in the council's criteria. I am only concerned because ours is not a very solid reason (people do not take my gardening requirements seriously.. ) Above all, I do not want to duplicate the neighbour's frontyard !!**%$#@ and the pathetic backyard too!
We lodged our application last tuesday and I am thinking of personally sending email to some of the councillors to follow up.
Hope it works!!
VP