Knock Down Rebuilds

Initial site assessment:

Typically this will be your G.J. New Home Consultant and involve a visit to the site to get an overall picture. From this meeting, we are trying to establish your objectives and thoughts around developing the site and potential suitable designs. There is no cost for this service. Local council regulations and overlays vary from block to block which are likely to drive planning and/or design considerations for your project.

Initial planning assessment:

Next, you have a no obligation, no cost meeting with one of our preferred planning or design consultants and your G.J. New Home Consultant to have a preliminary discussion to the feasibility of the development and a preliminary budget would be established.

Fee Proposal

Now the site feasibility has been reviewed and an ideal build budget has been established, a fee proposal will be provided to you free of charge outlining the site and any estimated planning costs associated with your design from either one of the homes in our designer range or a complete custom design. Once the fee proposal is accepted then you can move onto the design and application phase.

During this time there will be a melting pot of information being compiled. This is done in collaboration with all consultants, with G.J.’s coordinating it primarily with the planner or designer. All components affect one another. For example, the site levels will partially dictate how high in relation to the boundary you can go, thus affecting design. How the neighbours have utilised their site will affect how you can develop yours, usually due to the privacy rules.

Soil types, flood zones, bush fire rating, orientation, existing drains, existing trees, cultural heritage land, retaining walls and many other considerations, can all affect the final design.

Final agreed design / planning application:

Now that a suitable design has been developed in conjunction with your G.J. New Home Consultant, your site specifics and the appointed planner or designer, concept drawings can now be ordered and priced up for your consideration. It’s important to only develop a plan that is within your chosen budget prior to submitting to council.

Responding to planning / permit conditions and queries:

As the Shire or Council run through their assessment of the proposal, there are usually a number of requests for information or amendments to the submission that need to be made. Together with the planner or designer, we respond to these with your input as required. Some of these may be outside the original scope so may require the input of some more funds.

Planning approval:

On receipt of a planning approval there are often a number of requirements and a list of fees/infrastructure charges to be paid by you. On your acceptance of these, we proceed to finalise the design of the home/s and investment required then assemble the building contracts.

Some things like soil tests and levels can be cross credited as we will already have these from the planning process.

Final working drawings / building contracts signed:

Your planning permit is now received by the Council including any other minor dispensations that Council requires, then you’re ready for your final working drawings and contact documents.

Once your building contract is signed and your deposit paid, your G.J. team will apply for your building permit.

There are often further requests from the Council for more information or clarification, which we take care of on your behalf, involving you where necessary.

Building permit approved:

On receipt of your building permit, receiving your confirmed finance, suppliers, sub contractors, produce orders and confirm the construction start date.